Can overseas Vietnamese buy land? Citizenship and land-use rights

Start with citizenship

Vietnamese citizens residing abroad fall within the individual land-user category under Article 4(3) of Land Law 31/2024/QH15. Their land-use rights follow the rules for individuals, including restrictions tied to the land and transaction. This is land-use rights, not private ownership of land.

Vietnamese origin without Vietnamese citizenship

Article 4(6) treats people of Vietnamese origin residing abroad separately. Articles 28(1)(h) and 44 provide specific routes, including qualifying housing attached to residential land and residential land in housing development projects, with entry requirements. Do not assume that ancestry or a visa exemption grants unrestricted access to vacant plots.

Before a remote transaction

Ask the land office or notary to confirm citizenship or origin documents, entry evidence where required, transfer conditions under Article 45, co-holders and any mortgage. Obtain independent review of any power of attorney. Do not send identity papers or personal title details to a public discussion group.

Budget in VND

For an illustrative price of 2.9 billion VND, a 10% deposit is 290 million VND. A deposit is part of the price, not an additional purchase price. Tax bases, exemptions and fees require separate verification. Vilac tools and the VI–EN agreement are for reference, not legal or investment advice.

Reviewed 30 October 2026 · Land Law 31/2024/QH15 (original Vietnamese text) · Housing Law, consolidated 132/VBHN-VPQH, 29 August 2025

Deposit calculator · VI–EN agreement · Tax calculator · Land estimate

For reference. Not legal, valuation or investment advice. Confirm the current law and parcel records before acting.