Summary
Vietnam's Land Law No. 31/2024/QH15 took effect on 1 Aug 2024, five months earlier than first planned, after the National Assembly brought its start date forward in Law No. 43/2024/QH15, according to the consolidated text published in the Official Gazette on 1 Apr 2026. The same amending law applies to the Housing Law No. 27/2023/QH15, which sets the rules for foreigners who buy homes.
Under the Housing Law, a foreign individual may own a home for up to 50 years from the date the certificate is issued, extendable once for up to 50 more years. Foreigners may own no more than 30% of the apartments in one building, and no more than 250 houses, including villas and townhouses, in an area with the population of a ward.
What this means for foreign buyers in Vietnam
The limits at a glance
| Rule | Limit | Housing Law 2023 |
|---|---|---|
| Apartments | No more than 30% of the units in one building | Article 19(1) |
| Houses (villas, townhouses) | No more than 250 in an area with a ward's population | Article 19(1) |
| Ownership term for individuals | Up to 50 years from the certificate date, renewable once for up to 50 years | Article 20(2)(c) |
| Areas closed to foreigners | Areas that must be protected for defence and security | Articles 16 and 20 |
Source: Housing Law No. 27/2023/QH15.
The ownership term must be written on the certificate. The government decides how a ward-sized area is measured and how extensions work (Article 19(3)).
Ownership, not a lease
Foreign individuals hold the same owner's rights over the home as Vietnamese citizens, subject to the limits above (Article 20(2)). Before the term ends, the owner can sell or give the home to someone entitled to own housing in Vietnam; if the term expires without a sale or gift, the home becomes public property.
A foreigner married to a Vietnamese citizen living in Vietnam may own housing on the same terms as a citizen. A foreigner who receives a home as a gift or inheritance beyond the limits, or in a restricted area, is entitled only to its value, not to the home itself.
What the certificate shows
The certificate of land use rights and ownership of assets on land, often called the pink book, records the owner and, for a foreign individual, the ownership term. Check the certificate and the building's remaining foreign quota before you pay a deposit.
Illustration: a building that is already 30% foreign-owned
Illustration only. In a 400-unit building, foreigners may own up to 120 units. If 120 are already foreign-owned, a foreign buyer cannot register a 121st unit, even if a Vietnamese owner is willing to sell, until a foreign owner sells to a Vietnamese buyer.
FAQ
When did Vietnam's Land Law 2024 take effect? On 1 Aug 2024. Can foreigners own property in Vietnam permanently? No. Individuals may own for up to 50 years, renewable once. Does the 30% cap apply to houses? No. Houses have a separate cap of 250 in an area the size of a ward.
Education only — not tax, legal or investment advice. Confirm with a licensed professional.
What to do next
- Ask the developer or management board how many units in the building are already foreign-owned.
- Check that the project is not in an area closed to foreign ownership.
- Check the certificate before signing, including the ownership term.
- Ask a verified lawyer to review the contract: proprkey.com/en/pros?segment=legalFinance
- Compare homes for sale: proprkey.com/en/properties?segment=buyer&mode=buy