What buyers ask before they begin.

Yes, but with structural limits. Under the Housing Law 2023 and Land Law 2024, foreign individuals who have legally entered Vietnam may purchase apartments and standalone houses in approved commercial housing developments. You own the unit — not the land beneath it. All land in Vietnam belongs to the state. Foreign ownership is a leasehold of up to 50 years, renewable once.

For the full framework, read our Legal Landscape overview.

In any single condominium building, foreign buyers may not collectively own more than 30% of total units. Where a building has multiple blocks sharing a common base, the cap applies per block. For standalone houses, the limit is 250 units per ward-equivalent area (defined as 10,000 population). When these caps are reached, no further foreign purchases are possible in that project or area.

Quota status is not always transparently reported. Independent verification before any deposit is essential.

The Pink Book (Giấy chứng nhận) is the Certificate of Land Use Rights, Ownership of Houses, and Other Land-Attached Assets. It is the only legal proof of property ownership in Vietnam. Without a Pink Book in the buyer's name, you do not legally own the property — regardless of signed contracts or broker assurances.

Issuance involves notarization, registration with the Land Registration Office, and quota verification. Delays are common. Some developments cannot issue Pink Books to foreign buyers at all.

You may apply for one extension of up to 50 additional years, subject to conditions at the time of renewal. Before expiry, you may sell or donate the property to any eligible party. If neither action is taken, the property reverts to state ownership. In practice, 50–100 years is a long horizon — but the reversion clause exists and should be understood.

No. Foreigners cannot own land in Vietnam under any structure. All land is collectively owned by the people and administered by the state. What you hold is a Land Use Right on an approved building — a leasehold on the unit itself. The land underneath never transfers to foreign ownership.

No. Property ownership and visa/residency status are separate legal domains in Vietnam. Long-term stays require appropriate visa arrangements — business visas, investor visas, or temporary residence cards — each with their own criteria. For families considering relocation, property and residency must be planned in parallel.

The seller pays a 2% personal income tax on the transfer price. Buyer registration fees are typically 0.5% of the locally assessed value. There is no annual property tax in Vietnam at present, though non-agricultural land use tax applies to the land component. If you rent out the property, rental income is subject to 5% VAT and 5% personal income tax.

VietnamLanding is a premium advisory and coordination platform for foreign buyers, founders, and relocating families entering Vietnam. We provide independent market intelligence, foreign-buyer eligibility mapping, due diligence coordination, and licensed professional introductions. We are fee-based and buyer-side only — no developer commissions.

No. We do not sell units, represent developers, collect commissions, or handle client funds. Where legal, brokerage, or notarial execution is required, we coordinate introductions to licensed Vietnamese professionals. Our role ends where licensed execution begins.

Our Initial Intelligence Brief is $850 — a written orientation and risk-flag analysis for early-stage buyers. The Project Due Diligence Review is $3,500+ for buyers focused on a specific project. The Navigator Engagement starts at $7,500 for comprehensive property, residency, and setup coordination. The Private Mandate starts at $9,500 for complex, multi-step entries.

All fees are one-time, USD, paid via Stripe. View full service details.

Every engagement starts with a short qualification intake via our intake form. After reviewing your situation, we confirm scope and timeline within one business day. Payment is processed before work begins. We are selective — not every inquiry results in an engagement.

English-first at launch. Korean is planned as the first secondary language. All written deliverables are produced in English. Coordination with Vietnamese professionals is handled through bilingual channels.

VietnamLanding is an independent advisory platform registered in Hong Kong, operating as a premium buyer-side service for the Vietnamese property market.

No. VietnamLanding is an advisory and coordination service, not a law firm. Our deliverables — intelligence briefs, risk memos, due diligence reports — are designed to give your lawyer something to work with. All legal execution must be handled by licensed Vietnamese legal professionals. We coordinate introductions where needed.

We use Làng Vân as a flagship case study because it captures every tension foreign buyers encounter: scale, beauty, developer credibility, quota pressure, leasehold structure, and the gap between marketing and legal reality. It is not a recommendation. It is a lens for understanding the market. Read the full case study.

The project includes product types that fall within the categories eligible for foreign purchase under the Housing Law 2023. However, specific product-level eligibility, quota status, and Pink Book issuance timelines must be independently verified on a unit-by-unit basis. We recommend verifying these details before any deposit.

No. Our services cover any project or location in Vietnam. We work with buyers evaluating Da Nang, Ho Chi Minh City, Hanoi, Phu Quoc, Nha Trang, and other markets. Làng Vân is our case study, not our only focus.