Ownership & legal

Foreign ownership rules, the 30% quota, 50-year leasehold, the pink book and legal checks.

25 guides

King Crown Infinity vs The Privé: Which Thu Duc Premium Apartment? (Foreigner Guide 2026)

A foreigner-focused comparison of King Crown Infinity (BCG Land) and The Privé (Dat Xanh Group) in Thu Duc City: price, developer, handover timing, foreign quota and who each suits — with honest caveats. Both are off-plan premium projects.

Read →

The Global City vs Vinhomes Grand Park: Premium or Affordable Township? (Foreigner Guide 2026)

A foreigner-focused comparison of The Global City (Masterise Homes) and Vinhomes Grand Park (Vinhomes) in Thu Duc City: price tier, location, delivered vs off-plan, township scale, foreign-ownership quota and who each suits — with honest caveats.

Read →

Vinhomes Grand Park vs Eaton Park: Mega-Township or Premium Boutique? (Foreigner Guide 2026)

A foreigner-focused comparison of Vinhomes Grand Park (Vinhomes) and Eaton Park (Gamuda Land) in Thu Duc City: price tier, location, delivered vs off-plan, scale, foreign-ownership quota and who each suits — with honest caveats.

Read →

Condotel vs Apartment in Vietnam: What Can a Foreigner Actually Own? (2026)

For foreign buyers eyeing Vietnam's coast, the condotel-vs-apartment distinction is critical. This guide explains the very different ownership, legal status and risk of condotels versus residential apartments — and why apartments are usually the cleaner route.

Read →

The Global City vs The Metropole Thu Thiem: Premium Township or Ultra-Luxury Riverfront? (Foreigner Guide 2026)

A foreigner-focused comparison of The Global City (Masterise Homes) and The Metropole Thu Thiem (SonKim Land x Hongkong Land): price tier, scale, location, developer, handover and foreign-ownership quota — with honest caveats.

Read →

Khang Dien (KDH) Developer Review for Foreign Buyers (2026): The Clean-Legal Landed Specialist

A balanced 2026 review of Khang Dien House (HOSE: KDH) for foreign buyers: its reputation as one of HCMC's cleaner, financially conservative developers, its landed-home specialism in Thu Duc, the Keppel partnership (and its 2025-26 unwind), and the honest caveats — including a 2026 bond-compliance finding — plus what to verify on any specific project.

Read →

Nam Long Group Developer Review for Foreign Buyers (2026): The Japanese-Partnered Township Builder

A balanced 2026 review of Nam Long Group (HOSE: NLG) for foreign buyers: its long track record, the Japanese partnership with Hankyu Hanshin and Nishi Nippon Railroad, flagship townships like Waterpoint, Mizuki Park and Akari City, where it sits in the market (mid-market, not luxury), and the honest caveats — including why you must still verify each project's legal status yourself.

Read →

Novaland Developer Review for Foreign Buyers (2026): After the Crisis, What's the Real Status?

An honest, balanced 2026 review of Novaland (HOSE: NVL) for foreign buyers. What happened in the 2022–2023 bond crisis, where the restructuring stands now, the status of Aqua City, NovaWorld and The Grand Manhattan, and the specific things you must verify — because 'legal obstacles cleared' at project level does not mean your unit has a clean title yet.

Read →

Bank Accounts in Vietnam for Foreign Property Buyers & Owners (2026 Guide)

Do you need a Vietnamese bank account to buy or own property, and can you even open one? This 2026 guide explains how residency status decides what account you can open, the documents banks ask for, VND vs foreign-currency accounts, how your account ties to the fund trail for repatriation, and the 2026 biometric-transfer rule.

Read →

Can You Sell Your Vietnam Apartment Later? Exit Liquidity & the Resale Quota for Foreign Owners

Before you buy, ask how you'll exit. This 2026 guide explains resale liquidity for foreign apartment owners in Vietnam: you can sell to Vietnamese citizens (your reliable buyer pool) or, since the 2023 Housing Law, to other eligible foreigners — but the 30% quota still applies on resale, and it is unresolved whether a foreign resale buyer gets a fresh 50-year term or only the years remaining.

Read →

Married to a Vietnamese Citizen? Property Ownership Rules for Foreign Spouses

How marriage to a Vietnamese citizen changes property ownership for a foreigner in 2026. Housing tenure improves — no 50-year cap — but the land rule does not: land use rights stay in the Vietnamese spouse's name. Understand the crucial pitfall that land law overrides family law, the three title routes, and the safeguards (marital property agreement, fund trail, will) that protect your money.

Read →

Gamuda Land Review: Is It a Good Developer for Foreign Buyers in Vietnam? (2026)

An honest 2026 review of Gamuda Land for foreign buyers in Vietnam — the Malaysian developer behind Celadon City, Gamuda City and the premium Eaton Park. Track record, master-planning, foreign-ownership eligibility, and what to verify.

Read →

Vietnam 2025 Merger: Does Your Address or Pink Book Change (Foreign Owners)?

A practical 2026 guide for foreign property owners on whether the 2025 administrative merger changes your Vietnam address or pink book, and whether you must update your certificate.

Read →

Keppel Land Review: Is It a Good Developer for Foreign Buyers in Vietnam? (2026)

An honest 2026 review of Keppel Land for foreign buyers in Vietnam — Singapore-grade governance and a 30-year track record, but a joint-venture and asset-light model that means the Keppel brand is not always the selling entity. What to verify per project.

Read →

CapitaLand Review: Is It a Good Developer for Foreign Buyers in Vietnam? (2026)

An honest 2026 review of CapitaLand for foreign buyers in Vietnam — Singapore-group governance, build quality and handover record, foreign-quota-eligible projects, and the points to verify before you buy.

Read →

Temporary Residence Registration in Vietnam for Foreign Owners & Tenants (2026)

A practical 2026 guide to temporary residence registration (đăng ký tạm trú) in Vietnam for foreigners: who must register, who declares it, the 12/24-hour deadline, online vs ward-police methods, documents, costs, fines, and why it matters when you buy, rent, or extend a visa.

Read →

Owning Vietnam Property Through a Company: What Foreigners Should Know (2026)

Can a foreigner use a company to own property in Vietnam? An honest 2026 guide to FDI company land rights, when a company structure makes sense, when individual leasehold is simpler, and the illegal nominee trap.

Read →

Overseas Vietnamese (Việt Kiều) Buying Property in Vietnam 2026

How overseas Vietnamese and people of Vietnamese origin buy property in Vietnam under the Land Law 2024 and Housing Law 2023 — far broader rights than foreigners, no 30% quota or 50-year term, plus proof-of-origin documents and nominee risks.

Read →

Vietnam's New 2025 Land & House Certificate (QR Pink Book): What Foreigners Should Know

Vietnam merged the old red book and pink book into one QR-coded Certificate of Land Use Rights and Ownership of Assets Attached to Land. Here is what the new 2025 so hong means for foreign apartment owners, how to read the QR code, and whether old books are still valid.

Read →

Home & Property Insurance in Vietnam for Foreign Owners (2026)

A practical 2026 guide to insuring a Vietnamese apartment as a foreign owner: mandatory fire and explosion insurance, optional home and contents cover, landlord insurance, mortgage requirements, costs, and claims from abroad.

Read →

Can Foreigners Own Land in Vietnam? The Honest 2026 Answer

Can foreigners own land in Vietnam? No — but you can own apartments and houses via land use rights. Here's exactly what you can and can't own in 2026.

Read →

Vietnam's 30% Foreign Ownership Quota Explained (2026)

How Vietnam's 30% foreign ownership quota works in 2026, why eligible units sell out fast, and how to turn the rule into a smart buying strategy. Talk to Happy Land.

Read →

Inheritance & Gifting of Vietnam Property by Foreigners (2026)

How foreigners inherit or receive gifted property in Vietnam in 2026: who can inherit, the 30%/250-home quota, the "value-only" rule, tax, and your real options. A CTA-rich guide.

Read →

Pink Book (Sổ Hồng / LURC) for Foreigners in Vietnam

A complete, honest 2026 guide to the Pink Book (Sổ Hồng / LURC) for foreign buyers in Vietnam: what it certifies, realistic timelines, the 50-year term, and how to protect yourself.

Read →

Vietnam 50-Year Leasehold for Foreigners Explained (2026)

A complete, honest guide to Vietnam's 50-year leasehold for foreign property buyers: renewal rules, what happens after 50 years, selling, inheritance, and the marriage path. Talk to Happy Land.

Read →
← All guides for foreigners