Foreigners and housing in Vietnam: what's now allowed, what's not, and where the catch lies
The Housing Law 2023 is the main document that determines how foreigners can buy, rent, and own real estate in Vietnam.
Law card
What is this law about?
This law governs who can own property in Vietnam and under what conditions. For foreigners, it's the key document that determines everything: whether they can buy an apartment, for how many years, in what district, how many properties there are, what they can do with the property, and what happens when their ownership expires.
To put it simply: Vietnam allows foreigners to buy property, but with clear boundaries. The 2023 law has expanded these boundaries in several respects compared to the previous 2014 law, and in others, it has been more precise, eliminating gray areas previously exploited by developers and realtors.
What was before
Until January 1, 2025, the 2014 Housing Law was in effect. Under it, foreigners could already purchase housing in commercial projects, but with significant restrictions: the ownership period was 50 years with one extension, and the quota was no more than 30% of apartments in a single building.
In practice, many foreigners circumvented the law through "trusted" Vietnamese partners or by registering their property in the name of their Vietnamese spouse. The law existed, but the market largely operated in a gray area—especially with regard to short-term transactions and resale. The 2023 law was introduced, in part, to reduce this gray area.
What now
Who has the right to buy housing?
The law divides foreigners into three categories, each with its own rights:
Foreign individuals: any foreigner with a valid passport who entered the country legally and does not enjoy diplomatic immunity. Tourists with a visa are also formally included in this category.
Foreign organizations: companies with foreign capital registered in Vietnam, foreign representative offices, investment funds, bank branches with a valid investment certificate.
Vietnamese overseas (Việt kiều): a separate category with expanded rights – effectively equal to Vietnamese citizens in most respects.
What can you buy
Apartments and detached houses in commercial residential projects.
No: land. Land in Vietnam is still not sold to foreigners—only leased from the state.
Prohibited: housing in areas designated by the Ministry of Defense and the Ministry of Internal Affairs as strategically important.
How much can you buy?
How old
The standard ownership period for a foreign individual is 50 years from the date of receipt of the title deed. Upon expiration, a one-time extension for another 50 years is possible.
Exception: if a foreigner is married to a Vietnamese citizen, he receives perpetual property rights , just like a Vietnamese citizen.
What can you do with the property you purchased?
Selling, including to other foreigners, is a new possibility under the 2023 law.
Rent out - but with mandatory written notification to the district housing authority and payment of rental tax.
Gift and inheritance are subject to the conditions regarding the terms of ownership.
Mortgages are only available from banks licensed in Vietnam.
How does it affect
For local residents
The law doesn't directly restrict them, but it does indirectly influence the market. Quotas for foreigners (30% of a building, 250 houses per block) are intended to prevent local residents from being displaced from entire residential areas.
For expats
This law directly answers the main question: "Can I buy an apartment here?" The answer is yes, as long as you entered the country legally and have a valid passport. No special visa or residence permit is required to purchase a home.
However, an important caveat: housing alone does not grant you either a temporary residence permit or the right to permanent residence. These are two completely different legal frameworks. You can buy an apartment, but you still can't stay in it longer than your visa.
For investors
The 2023 law created a more transparent framework for transactions: clear quotas, an official mechanism for resale to other foreigners, and simplified title transfer procedures. However, the key risk remains: the 50-year ownership period and the absence of title deeds make real estate in Vietnam fundamentally different from most other markets in the region.
For tourists
Technically, a tourist with a visa can buy a home. In practice, this is an exotic scenario, but it's useful to know about this option for those who come with the idea of "maybe I'll stay longer and buy something."
Common Misconceptions
"Buy an apartment and get a residence permit" – no. Housing laws and residency laws are completely unrelated. Real estate doesn't provide any immigration benefits.
"50 years—and that's it, they'll evict you" —not quite. After the first 50 years, you can apply for an extension for another 50 years. What happens after that is not yet regulated by law.
"I'll register it in the name of a Vietnamese partner to circumvent quotas" is a legally risky scheme. The 2023 law specifically closes such loopholes, and in the event of a dispute, you'll find yourself without legal protection.
"I can buy a villa with a plot of land" – no. The land remains state-owned. You can buy a house, but not the land underneath it – only rent it.
"A 30% quota is too much" depends on the project. In popular areas of Ho Chi Minh City and Hanoi, quotas in some buildings have long been filled, making it impossible for new foreign buyers to enter.
What to look at carefully now
Project status: The property must be in a commercial residential project, not just any building. Before purchasing, check whether the specific property is on the list of properties permitted for foreigners.
Security zone: the project must not be located in a zone restricted by the Ministry of Defense or the Ministry of Internal Affairs. The list is published on the websites of the provincial committees.
Quota: Before making a deal, check whether the 30% quota has been reached in a specific building. It is the developer's responsibility to publicly disclose this information.
Expiry date on the title deed: The title deed must clearly state the end date of ownership. Failure to do so is a violation and grounds for not signing the contract.
Renting: If you rent out a purchased apartment, you must notify the district housing authority in writing and pay a rental tax. This is not a recommendation—it's a legal obligation.
Sale before expiration: It is possible to sell, including to another foreigner, but the new owner does not receive the “fresh 50 years,” but the remainder of the original certificate’s term.
Mortgages: Available only through banks licensed in Vietnam. Foreign banks will not provide assistance.
What to do right now
If you are an expat and thinking about buying:
Make sure the chosen project is permitted for foreigners, the quota hasn't been exhausted, and the contract clearly specifies the tenure period. Check the status of the land under the project. Hire a local lawyer—this is not an option, but a necessity.
If you already own a home under the old 2014 law:
Your rights remain intact. Your ownership conditions have not deteriorated. However, if you plan to sell or renew your title, please check with the notary to determine the legal requirements for your title.
If you are an investor:
Please review Decree 95/2024, which clarifies the implementation of the Housing Law – it contains details on procedures, quotas, and resale conditions.
If this doesn't concern you yet:
Please refer back to this material when considering a long-term stay or investment in Vietnam.
What will happen next
This is a forecast, not an established fact.
The Vietnamese real estate market continues to grow rapidly. Judging by the reform agenda for 2023–2025, the government is moving toward greater transaction transparency and a gradual expansion of foreign ownership rights. The next logical step could be increasing quotas or introducing a simplified regime for certain categories of investors. However, the basic principle—land remains state-owned—is unlikely to change in the foreseeable future.
Final World
The 2023 Housing Law has made property purchases in Vietnam more transparent and formally accessible for foreigners. But "accessible" doesn't mean "easy": the 50-year term, quotas, zoning restrictions, lack of land titles, and complete disregard for immigration status make this type of purchase fundamentally different from those in most countries. Before signing, it's important to understand not only what the law permits but also what it prohibits.
This overview is for informational purposes only and is based on the official text of Law No. 27/2023/QH15 and Decree No. 95/2024/NĐ-CP. For specific transactions, we recommend consulting a licensed lawyer in Vietnam.
