Real Estate Ownership in Vietnam for Foreigners: Legal Regulations and Practical Considerations

Vietnam’s growing economy, strategic location, and rapid urban development have made it an attractive destination for foreign investors and expatriates. Among the many areas of interest is real estate ownership. However, despite an open investment climate, foreigners are subject to certain legal limitations when it comes to buying property in Vietnam. If you need advice and support, you can contact Apolo Lawyers Law Firm via email contact@apolo.com.vn or hotline - 0903.419.479.

1. Who Can Own Property in Vietnam?

Foreigners eligible to own real estate in Vietnam include:

• Foreign individuals who are allowed to enter and reside legally in Vietnam
• Foreign entities such as foreign-invested enterprises, branches, and representative offices operating in Vietnam

Real Estate Ownership in Vietnam for Foreigners: Legal Regulations and Practical Considerations

2. Restrictions on Foreign Ownership

Although allowed, foreign property ownership is subject to the following limitations:

• Foreign ownership is capped at 30% of the total units in an apartment building
• In landed housing projects (e.g., villas or townhouses), foreigners may only own up to 250 houses in a given administrative area (ward/commune)
• Foreigners are not allowed to own land - only the building (structure) on the land. The land use rights remain with the State or Vietnamese entities.

Real Estate Ownership in Vietnam for Foreigners: Legal Regulations and Practical Considerations

3. The Role of Apolo Lawyers in Real Estate Transactions for Foreigners

At Apolo Lawyers, we offer specialized legal services tailored to the needs of foreign individuals and entities looking to purchase or invest in real estate in Vietnam. Our lawyers provide end-to-end legal support, helping clients navigate Vietnam’s complex property laws with clarity and confidence.

a. Contract Review and Negotiation

• Draft, review, and negotiate Sale and Purchase Agreements, Deposit Contracts, and Lease Agreements
• Ensure that terms and conditions are clear, compliant, and protect the client’s interests

b. Documentation and Licensing

• Assist with title registration, ownership certificates, and extension of ownership beyond 50 years if applicable
• Ensure proper notarization, translation, and submission to relevant authorities

c. Transaction Support

• Represent clients in signing, payment, and ownership transfer procedures
• Act on behalf of clients who are abroad through Power of Attorney (POA)

d. Dispute Resolution

• Advise and represent clients in disputes related to property ownership, transfer, or contract breach
• Coordinate with real estate developers, state agencies, and courts when necessary

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