Owning real estate in Vietnam has become an increasingly common trend among foreigners, particularly as the economy continues to open up and the property market expands. However, not everyone fully understands the legal conditions for foreigners to purchase and own houses in Vietnam. By 2025, the legal framework governing foreign ownership of residential property has become clearer, offering more investment opportunities while also establishing important limitations that must be observed.
This article, prepared by DNP Viet Nam Law Firm, provides accurate and up-to-date legal information to help foreigners understand the regulations on property ownership in Vietnam and avoid unnecessary legal risks.
1. Eligible entities for house ownership in Vietnam
Legal basis: Clause 1, Article 17 of the Law on Housing 2023.
- Foreign-invested organizations that develop housing projects in Vietnam.
- Foreign organizations, including enterprises, branches, representative offices, investment funds, and foreign banks operating in Vietnam.
- Foreign individuals legally permitted to enter Vietnam under Article 20 of the Law on Entry, Exit, Transit, and Residence of Foreigners in Vietnam 2014 (amended in 2019).
2. Conditions for foreign ownership of residential property
Legal basis: Article 18 of the Law on Housing 2023; Article 3 of Decree 95/2024/ND-CP.
- For foreign-invested economic organizations: Must be investors in housing construction projects in accordance with the Law on Housing and the Law on Real Estate Business.
- For foreign organizations: Must hold a valid investment registration certificate or equivalent legal document authorizing operation or establishment in Vietnam at the time of signing the housing transaction.
- For foreign individuals: Must not be entitled to diplomatic or consular immunities or privileges.
3. Types of residential property that foreigners may own
Legal basis: Clause 2, Article 17 of the Law on Housing 2023.
Foreign individuals and organizations are permitted to own both condominiums and detached houses in Vietnam through the following means:
- For foreign-invested economic organizations: Through investment in housing construction projects in Vietnam.
- For foreign organizations and individuals: Through purchase, lease-purchase, gift, or inheritance of commercial housing units within housing projects (excluding those located in areas of national defense and security concern).
4. Quantity limits on foreign ownership of residential property
Legal basis: Article 19 of the Law on Housing 2023.
- Foreign organizations and individuals as specified in Points b and c, Clause 1, Article 17 may own no more than 30% of the total apartments in a condominium building.
- For detached houses (including villas and terraced houses), ownership is limited to no more than 250 houses within an area having a population size equivalent to one ward.
- In areas with multiple condominium buildings or residential streets of similar scale, foreign ownership must not exceed these same limits.
5. Duration of property ownership
Legal basis: Points c and d, Clause 2, Article 20 of the Law on Housing 2023.
- For foreign individuals: May own houses for up to 50 years from the date of issuance of the Certificate of Ownership, and may apply for one renewal of up to another 50 years upon expiry.
- For foreign organizations: The ownership term corresponds to the duration stated in their investment registration certificate, including any extensions granted.
6. Procedures for foreigners to purchase and own residential property in Vietnam
Legal basis: Clause 2, Article 20 of the Law on Housing 2023; Article 6 of Decree 95/2024/ND-CP.
Step 1: Verify eligibility and legal conditions
- The foreign organization or individual must fall within the eligible categories under Articles 17 and 18 of the Law on Housing 2023.
- The housing project must be a commercial housing project, not located in areas designated for national defense or security protection (Article 16 of the Law on Housing 2023; Article 4 of Decree 95/2024/ND-CP).
- The number of properties or apartments owned must comply with the quantitative limits under Article 19 of the Law on Housing 2023.
Step 2: Prepare legal documents and complete the housing transaction
| For foreign organizations | For foreign individuals |
| – Organizations investing in housing construction projects in Vietnam must hold a valid Investment Registration Certificate under Vietnamese investment law. – Organizations not engaged in such projects must possess a valid Investment Certificate, Investment Registration Certificate, or other official document issued by a competent Vietnamese authority permitting operation or establishment in Vietnam. (Points b and c, Clause 1, Article 3 of Decree 95/2024/ND-CP) | – A valid passport with an entry stamp or equivalent document authorizing entry into Vietnam at the time of signing the housing transaction. – A written declaration confirming that they are not entitled to diplomatic or consular privileges or immunities. (Clauses 2 and 3, Article 3 of Decree 95/2024/ND-CP) |
“The above content is provided by DNP Viet Nam Law Firm for reference purposes only. For detailed, accurate, and tailored legal advice that meets your specific needs, please contact us using the information provided below.”
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