PROPERTY IN VIETNAM · VND
Which property types are permitted?
For reference; does not replace legal advice from a lawyer or notary. Law checked: 30 October 2026.
Compare property types
Choose a group to shorten the table on a phone.
| Group | Residential land | Agricultural land | Apartments | Project houses | Land lease |
|---|---|---|---|---|---|
| Vietnamese citizen, including overseas/dual citizen | Transfer allowed subject to conditions | Subject to conditions and limits | May own | May own | Subject to legal route |
| Overseas Vietnamese origin, no Vietnamese citizenship | With a home or in housing projects under Article 28(1)(h) | No general purchase entitlement under this route | May own if entry conditions met | May own if entry conditions met | Investment route under land law |
| Foreign individual (general rule) | No independent land transfer entitlement | No independent land transfer entitlement | Eligible commercial projects; quota applies | Eligible commercial projects; quota applies | No State land lease route as an individual under Article 4; home rental is separate |
| FDI entity | Project dependent: allocation/other statutory routes | Project dependent; no unrestricted purchase | Developer/organisation rules differ | Developer/organisation rules differ | Lease/sublease subject to project and land law |
Land belongs to the entire people, with the State acting as the representative owner and exercising unified management. The State allocates or leases land and recognises land use rights under Article 12 of the 2024 Land Law. This table describes the applicable land use rights. Marriage has a separate housing rule in Article 20(2)(c).
31/2024/QH15 · 01/08/2024 · VBHN 44/VBHN-VPQH (16/03/2026) · Article 4, 28, 44, 45, 119, 120
27/2023/QH15 · 01/08/2024 · VBHN 79/VBHN-VPQH (26/03/2026) · Article 8, 17–21
Risks of nominee ownership
Paying for property registered in someone else’s name does not establish lawful ownership or land use rights for an ineligible payer. Risks include disputes, loss of control and enforcement against the registered holder’s assets. Sham transactions or transactions violating statutory prohibitions may be invalid. Have a lawyer or notary check eligibility and documents before paying.
31/2024/QH15 · 01/08/2024 · VBHN 44/VBHN-VPQH (16/03/2026) · Article 4, 28
91/2015/QH13 · 01/01/2017 · Article 117, 123, 124