VILAC GIS · FREE ONLINE · 2026

Land sale net proceeds calculator 2026

A land seller in Vietnam keeps the deal price minus 2% personal income tax, brokerage, any agreed share of the notary fee and any loan that must be repaid to release the certificate. Selling for VND 2 billion with no agent or loan leaves about VND 1.96 billion. The 0.5% registration fee is normally the buyer’s; the calculator also shows prices 5% and 10% lower.

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

Not sure of the price? Estimate it

Worked example

A VND 2 billion sale with 1.5% brokerage, a VND 300 million loan payoff and the notary fee split equally: income tax VND 40 million, brokerage VND 30 million, notary share VND 0.8 million; the seller keeps VND 1,629.2 million. At VND 1.9 billion (5% lower): tax VND 38 million, brokerage VND 28.5 million, notary share VND 0.77 million; net VND 1,532.73 million. Illustrative, no exemption assumed.

Asking price, deal price and net proceeds

The asking price opens negotiation; the deal price is written in the transfer contract; net proceeds are what remains after the seller’s costs. Income tax is charged on the transfer price, not on profit, so a loss-making sale still pays 2% unless exempt. If the contract price is below the land-table price (with any adjustment coefficient), the tax office may use the table price; the calculator only uses the price entered. Lam Dong land prices by commune.

Which costs fall on the seller?

The seller pays income tax; the buyer, who registers the land rights, pays the registration fee. The notary fee is paid by the applicant and is often shared by agreement. Brokerage follows the service contract; there is no statutory rate. For mortgaged land, agree the release with the bank, usually by repaying the loan; ask for the balance and any early-repayment charge. State who pays each item in the deposit and transfer contracts.

Not sure what to ask?

For land in Lam Dong, check the commune reference price or estimate the parcel on the Vilac map, then enter that price here. Estimates carry error (cross-validated median error 42.1%) and are not valuation certificates. Free land valuation · Taxes for both parties.

Legal basis · reviewed 29 October 2026

Original text	Application and limits
Luật Thuế TNCN 109/2025/QH15	Article 14: 2% of the transfer price, effective 1 July 2026.
Nghị định 253/2026/NĐ-CP	Tax bases, taxpayer and exemption conditions.
Nghị định 10/2022/NĐ-CP	Registration fee is paid by the registrant; 0.5%.
Thông tư 257/2016/TT-BTC	Value-based notary fee schedule.

How to use

Enter the expected deal price in VND.
Enter brokerage, any loan to repay and the seller’s share of the notary fee.
Read the net amount at the deal price and at 5% and 10% less; record who pays each item in the contract.

Frequently asked questions

How much tax on a VND 2 billion land sale?

Personal income tax is normally 2% × VND 2 billion = VND 40 million on the transfer price. If the registration base is also VND 2 billion, the VND 10 million registration fee is usually paid by the buyer.

Does the seller pay the registration fee?

Normally not. The party registering the land rights, usually the buyer, pays it unless agreed otherwise.

What if the buyer agrees to pay the tax?

The buyer may pay the seller’s income tax on their behalf; choose “Buyer pays it”. It remains the seller’s tax, so record the arrangement in the contract.

What is the usual brokerage fee?

There is no statutory rate; it depends on the service contract. Enter the agreed percentage.