Buying a flat in Vietnam in 2026: prices, rules, taxes
A square metre in Hanoi costs about $4,800, but foreigners can buy only in commercial projects, for 50 years and within a 30% quota per building. Buying gives no residence.
In short
- A flat in Hanoi averages about $4,800 per square metre, about $4,200 in Ho Chi Minh City.
- A foreigner buys only in a commercial housing project; land is not allowed.
- Ownership is for 50 years with one 50-year extension.
- Foreigners together may own no more than 30% of flats in a building; the quota is checked first.
- On purchase: a 0.5% registration fee and 2% to the maintenance fund for a new flat.
In detail
A foreigner can buy a flat in Vietnam, but only in a commercial housing project and for 50 years with one 50-year extension: the land belongs to the state. Foreigners together may own no more than 30% of the flats in one building, and in popular complexes the quota is often used up. According to the Ministry of Construction, a square metre in Hanoi costs about $4,800. How we select and check properties is explained on the page property in Vietnam.
How much a flat in Vietnam costs in 2026
According to Vietnam's Ministry of Construction, in the second quarter of 2026 a flat in Hanoi averaged about 123 million dong per square metre, roughly $4,800, and in Ho Chi Minh City about 108 million dong, roughly $4,200. New projects cost more, while secondary market prices fell in the second quarter.
| City | Average price per m², Q2 2026 |
|---|---|
| Hanoi | ~$4,800 |
| Ho Chi Minh City | ~$4,200 |
Example calculation: a 60 m² flat in Hanoi costs about $290,000. Da Nang and resort towns are cheaper than the largest cities.
What a foreigner can buy
- A flat or house - only in a commercial housing project outside defence and security zones.
- Term - 50 years from the certificate date, extendable once for another 50, with the application filed at least three months before expiry.
- Quotas - no more than 30% of flats in one building and no more than 250 separate houses in an area with a population of about 10,000.
- Land - not allowed.
Taxes and costs
| Payment | Amount |
|---|---|
| Registration fee | 0.5% of the price |
| Value added tax on a new build | 10%, already in the price |
| Building maintenance fund contribution | 2% of the price of a new flat |
| Tax on sale | 2% of the deal price, paid by the seller |
| Rent | 5% VAT and 5% income tax above the exemption threshold |
Example calculation: for a $290,000 new flat the registration fee and maintenance fund contribution come to about $7,300. More on taxes on the page taxes in Vietnam.
The 30% quota and 50-year ownership, checked before the deposit
In Vietnam buyers lose money when the foreigner quota in a building is already used up and no certificate is issued, when a flat is registered to a Vietnamese acquaintance, or when payment goes in cash around a Vietnamese bank. We check the developer's permits, the right to sell to foreigners and the remaining quota, open an account for payments, and support the contract and the ownership certificate.
The cost of support depends on the city and the property; a manager will calculate it in the chat.
How to buy a flat in Vietnam: step by step
- Check the project: the developer's permits, the right to sell to foreigners and the remaining quota in the building.
- Open an account with a Vietnamese bank: a foreign buyer's money must pass through it.
- Sign the contract; with a developer, on a payment schedule.
- Receive the certificate of ownership marked with the ownership term.
Does a flat give residence in Vietnam
No. Residence is obtained through work, business investment or family, and buying a flat gives no status. Russian citizens need no visa for trips of up to 45 days, and an e-visa for up to 90 days is issued online. Life in the country is covered on the page Vietnam.
- Quota used up - no certificate will be issued; you can only buy from another foreigner.
- Registering with a Vietnamese acquaintance - legally they are the full owner.
- Paying in cash or through third parties - only through a Vietnamese bank.
FAQ
Can a foreigner buy a flat in Vietnam?
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