Can Foreigners Buy Property in Vietnam? What's Changed in 2025 and 2026

Yes, but they can own housing, not land. Under the Law on Housing 2023 (No. 27/2023/QH15), foreign individuals permitted to enter Vietnam and foreign organisations operating there, such as foreign-invested companies, branches and representative offices, can own apartments and houses in commercial housing projects. The Land Law 2024 does not list foreign individuals as land users, and foreigners with diplomatic or consular privileges and immunities cannot own housing.

A foreign individual can own a home for up to 50 years from the date the Certificate is issued, and the term is written on the Certificate. Under Article 20 of the Law on Housing 2023 it can be extended once, for no more than 50 years, and Decree 95/2024/ND-CP requires the application at least three months before expiry. A foreign organisation's term cannot exceed its investment certificate, and a foreigner married to a Vietnamese citizen living in Vietnam owns on the same terms as a citizen.

Foreign buyers combined can own no more than 30% of the apartments in one apartment building (30% of each block where blocks share a podium) and no more than 250 detached houses, such as villas or townhouses, in an area with a population equivalent to one ward. Decree 95/2024/ND-CP sets that area at 10,000 people under the approved plan, regardless of administrative level, so it does not depend on ward boundaries. Purchases beyond these caps have no legal effect and get no Certificate.

Payment must go through a credit institution or foreign bank branch operating in Vietnam, and under Decree 339/2026/ND-CP a foreign individual who pays outside those channels can be fined VND 30 million to 50 million. Under the Law on Real Estate Business 2023, using a real estate trading floor is encouraged but not compulsory. A contract with a real estate business such as a developer is notarised only if the parties ask, while a sale between individuals must be notarised or certified.

Yes. A foreign individual owner may lease the home but must notify the commune-level housing authority in writing before leasing, notify it again when the lease ends, and pay tax on the rental income. Under Decree 339/2026/ND-CP, in force since 26 August 2026, failing to send either notice carries a fine of VND 20 million to 30 million. A foreign organisation may use its housing only for people who work for it.

Yes. Under Article 20 of the Law on Housing 2023, foreign owners have the same rights as Vietnamese citizens, including selling, giving, mortgaging and bequeathing the home, within the foreign ownership rules. A foreign heir or recipient who is not eligible, would exceed the caps, or receives a home in a defence and security area gets only its value and must sell or give it to an eligible person. A home not sold or given away before the ownership term ends becomes public property.

No, not by purchase. Under Article 17 of the Law on Housing 2023, foreign individuals and organisations can buy or lease-purchase commercial housing from the project developer, or buy from another foreigner who already owns a home under those rules. They can also receive commercial housing in a project as a gift or inheritance, within the ownership caps and outside national defence and security areas.

Projects in areas that must be protected for national defence and security. Decree 95/2024/ND-CP covers areas bordering key defence zones, military bases, and provincial-level or higher state and Party offices, as well as border and island communes, security protection corridors, and places where foreigners may not stay temporarily. Each provincial People's Committee publishes the list of housing projects where foreigners may own homes, based on notices from the Ministry of National Defence and the Ministry of Public Security.