VILAC GIS · FREE ONLINE · 2026

Land mortgage loan calculator Vietnam 2026

Vietnamese banks lend against their own appraisal of the land, which is usually below the market price, and then lend only part of that appraisal. Under Vilac’s working assumptions, rural residential land with its own certificate that would sell for VND 2 billion is typically appraised at about VND 1.46–1.66 billion, supporting a loan of roughly VND 876 million–1.16 billion; farmland supports less. No law fixes these ratios; the bank, your income and the file decide.

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Illustrative inputs are editable. Results are indicative; actual bases, exemptions and records may differ.

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Worked example

Rural residential land with its own certificate, market price VND 2 billion; you need VND 1 billion over 15 years at 9% a year. Indicative bank appraisal: 73–83% × 2 billion = VND 1.46–1.66 billion. Indicative loan: 60% × 1.46 billion = VND 876 million up to 70% × 1.66 billion = VND 1.162 billion, so 1 billion may just fit, depending on the bank. Equal principal: about VND 13.06 million in the first month (5.56 million principal + 7.5 million interest), about 5.6 million in the last; total interest about VND 678.75 million if the rate stays the same. Notary fee on a mortgage stating a VND 1 billion loan: VND 1 million. Illustrative.

Market price, bank appraisal and loan

These are three different numbers. The market price is what a buyer would pay. The collateral value is set by the bank or its appraiser and is usually more cautious, because the bank must allow for selling the land to recover the debt. The approved loan is a share of that collateral value and also depends on repayment income, purpose and credit history. A bank appraisal below the purchase price is common and does not by itself mean the price was too high.

Ratios Vilac uses

Land type	Appraisal vs market price	Loan vs appraisal
Urban residential	83–93%	70–80%
Peri-urban residential	77–87%	65–75%
Rural residential	73–83%	60–70%
Residential with garden land	71–81%	55–70%
Farmland (orchard, upland crops)	65–75%	40–60%

These are Vilac’s working assumptions from published bank and appraiser guidance, shared with the “I want to borrow” panel on the map, and will be recalibrated against real appraisal letters. For a shared, unsplit certificate, no certificate, a planning alert or a mineral-planning zone, the calculator shows no figure: the bank must appraise separately or may decline. Eligibility of foreign nationals and overseas Vietnamese to hold or mortgage land rights depends on their status; check with the bank.

Not sure what the land would sell for?

For land in Lam Dong, draw the parcel on the Vilac map for an indicative price, then choose “I want to borrow” to see the collateral value, loan and monthly payment for that parcel. Estimates carry error (cross-validated median error 42.1%) and are for preparation only. Free land valuation · Lam Dong land prices by commune.

Costs of a mortgage

A mortgage of land-use rights must be notarised or certified; the notary fee is based on the asset value, or on the loan if the contract states it, using the same schedule as a transfer. There is also a mortgage registration fee at the land registration office, set by each province, and there may be the bank’s appraisal fee and loan insurance if the bank requires it; ask the bank first.

Home-loan rates published by banks

Bank	Product	Promotional rate
Vietcombank	Nhà Mới An Cư	9% · 12 months
BIDV	Ngôi nhà đầu tiên — phương án 12 tháng	9% · 12 months
Techcombank	Vay mua nhà dành cho cá nhân có thu nhập ổn định từ lương	6% · no effective date
VPBank	Vay mua nhà đất, căn hộ	4.6% · no effective date
OCB	Vay mua căn hộ chung cư có Giấy chứng nhận — Khách hàng Ưu tiên	8.75% · no effective date

Collected 29/10/2026 from bank pages. After the promotional period the rate floats and is usually higher; the calculator prefills the lowest dated promotional rate, 9%.

Legal basis · reviewed 29 October 2026

Original text	Application and limits
Luật Đất đai 31/2024/QH15	Article 27: a land-use right mortgage must be notarised or certified; Article 45: conditions (certificate, no dispute, not seized, within the land-use term).
Thông tư 257/2016/TT-BTC	Mortgage notary fee is based on the asset value, or the loan if stated.
Thông tư 111/2017/TT-BTC	Amendments to the notary fee schedule.
Thông tư 85/2019/TT-BTC	Local secured-transaction registration fees are set by each provincial council.

How to use

Enter what the land could sell for, the land type and the certificate status.
Enter the amount you need, the term and the rate quoted by the bank.
Read the indicative appraisal, loan range, monthly payment and notary fee; take them to the bank.

Frequently asked questions

How much can I borrow on land worth VND 1 billion?

Under Vilac’s assumptions, rural residential land with its own certificate is appraised at about VND 730–830 million and supports a loan of roughly VND 438–581 million; urban land supports more, farmland less. The bank and your income decide.

Why is the bank appraisal lower than the purchase price?

The bank values the land for the case where it must sell it to recover the debt, so it uses a cautious figure, usually below transaction prices.

Can farmland be mortgaged?

Yes, if it has a certificate and meets the mortgage conditions, but the loan ratio is usually lower than for residential land; the calculator uses 40–60% of the appraisal.

Does the mortgage contract need a notary?

Yes. A mortgage of land-use rights must be notarised or certified; the fee follows the value-based schedule.