Buying Residential Property in Vietnam 2026: Key Regulations Foreigners Need to Know

When foreigners purchase residential property in Vietnam, it is essential to understand the eligibility requirements, permitted areas, application dossiers, procedures for property purchase and Certificate issuance, as well as regulations regarding ownership duration and extension procedures.

1. Eligible Entities for Residential Ownership in Vietnam

Pursuant to Clause 1, Article 17 of the Housing Law 2023, foreign organizations and individuals permitted to own residential property in Vietnam include:

• Category 1: Foreign-invested economic organizations investing in housing construction projects in Vietnam in accordance with this Law and other relevant legal regulations.
• Category 2: Foreign-invested economic organizations, branches, representative offices of foreign enterprises, foreign investment funds, and foreign bank branches operating in Vietnam (collectively referred to as foreign organizations).
• Category 3: Foreign individuals permitted to enter Vietnam.

2. Conditions for Residential Property Ownership in Vietnam

Although falling under the eligible categories above, foreign organizations and individuals do not automatically gain property ownership rights but must satisfy the conditions specified in Article 18 of the Housing Law 2023:

• For Category 1 foreign-invested economic organizations: Must be the project developer of a housing construction investment project under the Housing Law and real estate business laws.
• For Category 2 foreign organizations: Must possess a valid Investment Certificate, Investment Registration Certificate, or relevant authorization documents issued by competent Vietnamese state authorities at the time of signing the housing transaction.
• For Category 3 foreign individuals: Must not belong to cases entitled to diplomatic or consular privileges and immunities.

Documentation proving eligibility and conditions for residential property ownership is specified in Article 3 of Decree 95/2024/ND-CP:

• For foreign individuals: Must hold a valid passport stamped with an entry clearance into Vietnam or equivalent legal entry documents at the time of signing the housing transaction as specified in Points b and c, Clause 2, Article 17 of the Housing Law.
• For foreign organizations implementing housing construction projects: Must possess an Investment Registration Certificate under investment law. For foreign organizations not directly developing housing projects, they must hold a valid Investment Certificate, Investment Registration Certificate, or operational permit issued by competent Vietnamese authorities at the time of signing the transaction.

3. Are Foreigners Allowed to Purchase Streetfront Houses or Individual Houses?

Pursuant to Clause 2, Article 17 of the Housing Law 2023, foreign organizations and individuals are permitted to own residential housing in Vietnam, including condominium units and individual houses, through the following channels:

• Category 1 may own housing by implementing housing construction investment projects in Vietnam.
• Categories 2 and 3 may own housing through purchasing or lease-purchasing commercial housing from housing project developers, or receiving commercial housing via donation or inheritance within housing projects not located in defense and security restricted zones under Article 16 of the Housing Law 2023.
• Categories 2 and 3 may own housing through purchasing or lease-purchasing housing from foreign organizations or individuals who already legally own housing under Point b, Clause 2, Article 17 of the Housing Law.

Therefore, foreign organizations and individuals may purchase individual houses only if they are situated within commercial housing investment projects. They are strictly prohibited from buying standalone streetfront houses outside commercial housing projects.

4. Procedures for Property Purchase in Vietnam

Upon satisfying all legal conditions and verifying that the target property is within a permitted area, foreign organizations and individuals may independently perform or authorize representatives to execute property purchase procedures in accordance with Vietnamese law.

5. Ownership Duration for Residential Property in Vietnam

• For Foreign Organizations:

  Foreign organizations may own residential property according to the agreed duration in sale, lease-purchase, donation, or inheritance transactions, but not exceeding the validity period stated in their granted Investment Certificate (including extensions). The ownership duration commences on the date of Certificate issuance and must be explicitly recorded on the Certificate (pursuant to Point d, Clause 2, Article 20 of the Housing Law 2023).

• For Foreign Individuals:

  Foreign individuals may own residential property according to contractual terms, up to a maximum of 50 years from the date of Certificate issuance. This term can be extended once for an additional period not exceeding 50 years upon request. The ownership duration must be explicitly recorded on the Certificate (pursuant to Point c, Clause 2, Article 20 of the Housing Law 2023).