Happy Land — official primary distributor of new property projects in Ho Chi Minh City and surrounding areas. Developer prices, transparent legal status, bank-loan support. Latest price lists, available units and construction updates.https://happylandrealty.com/en-UShttps://happylandrealty.com/en/guides/one-central-saigon-vs-the-marq-foreigners/https://happylandrealty.com/en/guides/one-central-saigon-vs-the-marq-foreigners/A foreigner-focused comparison of One Central Saigon (Masterise, The Ritz-Carlton) and The Marq (Hongkong Land) in central District 1, HCMC: price tier, branding, handover vs delivered/title, foreign quota and who each suits — with honest caveats.Fri, 17 Jul 2026 00:00:00 GMTOne Central Saigon vs The MarqOne Central Saigon foreignerThe Marq Hongkong Landbranded residence District 1Ritz-Carlton residences Saigonhttps://happylandrealty.com/en/guides/vinhomes-grand-park-vs-eaton-park-foreigners/https://happylandrealty.com/en/guides/vinhomes-grand-park-vs-eaton-park-foreigners/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.Fri, 17 Jul 2026 00:00:00 GMTVinhomes Grand Park vs Eaton ParkVinhomes Grand Park foreignerEaton Park GamudaThu Duc apartment foreigneraffordable vs premium apartment HCMChttps://happylandrealty.com/en/guides/lumiere-riverside-vs-eaton-park-foreigners/https://happylandrealty.com/en/guides/lumiere-riverside-vs-eaton-park-foreigners/A foreigner-focused comparison of Lumière Riverside (Masterise Homes) and Eaton Park (Gamuda Land) in An Phu, Thu Duc City: delivered vs off-plan, riverside vs green township, price, foreign quota and who each suits — with honest caveats.Fri, 17 Jul 2026 00:00:00 GMTLumiere Riverside vs Eaton ParkLumiere Riverside foreignerEaton Park GamudaAn Phu apartment foreignerriverside apartment Thu Duchttps://happylandrealty.com/en/guides/the-global-city-vs-vinhomes-grand-park-foreigners/https://happylandrealty.com/en/guides/the-global-city-vs-vinhomes-grand-park-foreigners/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.Fri, 17 Jul 2026 00:00:00 GMTThe Global City vs Vinhomes Grand ParkThe Global City foreignerVinhomes Grand Park foreignerThu Duc township apartmentpremium vs affordable township HCMChttps://happylandrealty.com/en/guides/the-aurora-vs-the-peak-garden-foreigners/https://happylandrealty.com/en/guides/the-aurora-vs-the-peak-garden-foreigners/A foreigner-focused comparison of The Aurora (Phu My Hung Corporation) and The Peak Garden (Hung Loc Phat) in District 7 – Phu My Hung, HCMC: price, developer, delivered vs off-plan, unit types, foreign quota and who each suits — with honest caveats.Fri, 17 Jul 2026 00:00:00 GMTThe Aurora vs The Peak GardenThe Aurora Phu My HungThe Peak Garden District 7Phu My Hung apartment foreignerDistrict 7 apartment for foreignershttps://happylandrealty.com/en/guides/king-crown-infinity-vs-the-prive-foreigners/https://happylandrealty.com/en/guides/king-crown-infinity-vs-the-prive-foreigners/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.Fri, 17 Jul 2026 00:00:00 GMTKing Crown Infinity vs The PriveKing Crown Infinity foreignerThe Prive Dat XanhThu Duc premium apartment foreignerbuy apartment Thu Duc foreignerhttps://happylandrealty.com/en/guides/masteri-grand-view-vs-lumiere-riverside-foreigners/https://happylandrealty.com/en/guides/masteri-grand-view-vs-lumiere-riverside-foreigners/A foreigner-focused comparison of Masteri Grand View (in The Global City) and Lumière Riverside — both by Masterise Homes in Thu Duc City: delivered vs off-plan, riverside vs township, price, foreign quota and who each suits. Honest caveats.Fri, 17 Jul 2026 00:00:00 GMTMasteri Grand View vs Lumiere RiversideMasteri Grand View foreignerLumiere Riverside MasteriseMasterise apartment Thu Duc foreignerThe Global City apartmenthttps://happylandrealty.com/en/guides/essensia-sky-vs-celesta-heights-foreigners/https://happylandrealty.com/en/guides/essensia-sky-vs-celesta-heights-foreigners/A foreigner-focused comparison of Essensia Sky (Phu Long) and Celesta Heights (Phu Long x Keppel Land) in Nha Be, South Saigon — near District 7 / Phu My Hung: price, delivered vs off-plan, developer, foreign quota and who each suits. Honest caveats.Fri, 17 Jul 2026 00:00:00 GMTEssensia Sky vs Celesta HeightsEssensia Sky Phu LongCelesta Heights KeppelNha Be apartment foreignerSouth Saigon apartment for foreignershttps://happylandrealty.com/en/guides/new-apartments-foreigners-can-buy-hcmc-2026/https://happylandrealty.com/en/guides/new-apartments-foreigners-can-buy-hcmc-2026/A curated, area-by-area list of new HCMC apartment projects that allow foreign ownership (50-year leasehold, 30% quota) in 2026 — plus Da Nang and coastal options, with the legal caveats that matter. Talk to Happy Land to check live quota.Sun, 12 Jul 2026 00:00:00 GMTapartments foreigners can buy Ho Chi Minh Citynew projects foreigners can buy Vietnam 2026foreign-eligible apartments HCMCwhich apartments can foreigners buy VietnamHCMC condo foreign ownership listhttps://happylandrealty.com/en/guides/condotel-vs-apartment-foreigners-vietnam/https://happylandrealty.com/en/guides/condotel-vs-apartment-foreigners-vietnam/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.Tue, 07 Jul 2026 00:00:00 GMTcondotel vs apartment Vietnamcan foreigners buy condotel Vietnamcondotel ownership foreignerVietnam condotel legal statuscondotel pink bookhttps://happylandrealty.com/en/guides/eaton-park-vs-the-global-city-foreigners/https://happylandrealty.com/en/guides/eaton-park-vs-the-global-city-foreigners/A side-by-side comparison of Eaton Park (Gamuda Land) and The Global City (Masterise Homes) in Thu Duc for foreign buyers: developer, scale, price, handover, foreign-ownership quota and rental appeal — with honest caveats.Tue, 07 Jul 2026 00:00:00 GMTEaton Park vs The Global CityEaton Park or The Global CityThu Duc luxury apartment foreignersGamuda Eaton ParkMasterise The Global Cityhttps://happylandrealty.com/en/guides/sun-ponte-vs-sun-symphony-da-nang-foreigners/https://happylandrealty.com/en/guides/sun-ponte-vs-sun-symphony-da-nang-foreigners/A foreigner-focused comparison of two Sun Group Han-riverside apartments in Da Nang - Sun Ponte Residence and Sun Symphony Residence: location, scale, price, handover, foreign ownership and second-home rental appeal, with honest caveats.Tue, 07 Jul 2026 00:00:00 GMTSun Ponte vs Sun SymphonyDa Nang apartment foreignersHan River apartment Da NangSun Group Da Nangbuy apartment Da Nang foreignerhttps://happylandrealty.com/en/guides/the-global-city-vs-the-metropole-foreigners/https://happylandrealty.com/en/guides/the-global-city-vs-the-metropole-foreigners/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.Tue, 07 Jul 2026 00:00:00 GMTThe Global City vs The MetropoleGlobal City or Metropole Thu Thiempremium vs ultra luxury HCMCMasterise The Global CityMetropole Thu Thiem foreignerhttps://happylandrealty.com/en/guides/the-metropole-vs-eaton-park-foreigners/https://happylandrealty.com/en/guides/the-metropole-vs-eaton-park-foreigners/A foreigner-focused comparison of The Metropole Thu Thiem (SonKim Land x Hongkong Land) and Eaton Park (Gamuda Land): price tier, location, developer, handover, foreign-ownership quota and who each suits — with honest caveats.Tue, 07 Jul 2026 00:00:00 GMTThe Metropole vs Eaton ParkMetropole Thu Thiem foreignerEaton Park Gamudaultra luxury apartment Ho Chi Minhbranded residence Thu Thiemhttps://happylandrealty.com/en/guides/how-much-money-to-buy-property-vietnam-foreigner/https://happylandrealty.com/en/guides/how-much-money-to-buy-property-vietnam-foreigner/A realistic 2026 look at how much it costs a foreigner to buy an apartment in Vietnam — indicative price bands by area, the closing costs on top of the price, the funds-from-abroad and mortgage reality, and budget scenarios from entry-level to prime.Mon, 06 Jul 2026 00:00:00 GMThow much to buy property Vietnam foreignerminimum budget apartment Vietnamcost to buy apartment Ho Chi Minh Cityhow much money Vietnam propertyentry price Vietnam apartment foreignerhttps://happylandrealty.com/en/guides/hung-thinh-developer-review-foreigners/https://happylandrealty.com/en/guides/hung-thinh-developer-review-foreigners/A balanced 2026 review of Hung Thinh Corporation for foreign buyers: a large mid-market HCMC developer that came through the 2022-2023 bond crisis and is recovering, its Moonlight, Q7 Saigon Riverside and MerryLand Quy Nhon projects, the resort/condotel title caveat for foreigners, and exactly what to verify before you buy.Mon, 06 Jul 2026 00:00:00 GMTHung Thinh review foreignersHung Thinh Land safeHung Thinh developer VietnamMerryLand Quy Nhon foreignersQ7 Saigon Riversidehttps://happylandrealty.com/en/guides/khang-dien-developer-review-foreigners/https://happylandrealty.com/en/guides/khang-dien-developer-review-foreigners/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.Mon, 06 Jul 2026 00:00:00 GMTKhang Dien reviewKDH developer foreignersKhang Dien Keppel partnershipis Khang Dien reliableKhang Dien Thu Duc projectshttps://happylandrealty.com/en/guides/vietnam-property-costs-taxes-complete-guide-foreigners/https://happylandrealty.com/en/guides/vietnam-property-costs-taxes-complete-guide-foreigners/Every cost and tax a foreign buyer meets across the whole journey — bringing money in, one-off purchase costs, yearly holding costs, rental-income tax, and selling & repatriating. A 2026 summary table with typical rates, links to the detail on each, and the calculators to estimate your own numbers.Mon, 06 Jul 2026 00:00:00 GMTcost of buying property Vietnam foreignerVietnam property taxes foreignerhow much to own property VietnamVietnam property fees 2026total cost property Vietnamhttps://happylandrealty.com/en/guides/vietnam-property-developers-compared-foreigners/https://happylandrealty.com/en/guides/vietnam-property-developers-compared-foreigners/A foreign buyer's overview of Vietnam's major developers — Vinhomes, Masterise, CapitaLand, Keppel, Gamuda, Sun Group, Nam Long, Novaland and Khang Dien. What each is known for, who each suits, and the one rule that applies to all of them: verify the specific project's legal status, because reputation is never a title.Mon, 06 Jul 2026 00:00:00 GMTbest property developers Vietnamtop HCMC developers foreignersVietnam developers comparedwhich developer Vietnam foreign buyerreputable developer Ho Chi Minh Cityhttps://happylandrealty.com/en/guides/where-to-buy-property-vietnam-cities-compared-foreigners/https://happylandrealty.com/en/guides/where-to-buy-property-vietnam-cities-compared-foreigners/A foreign buyer's city-level comparison of Vietnam's main property markets — Ho Chi Minh City, Da Nang, Nha Trang and Phu Quoc. What each is best for, prices and rental demand, the crucial apartment-vs-resort/condotel title difference, and links to the full guide for each.Mon, 06 Jul 2026 00:00:00 GMTwhere to buy property Vietnam foreignerbest city to buy property VietnamHCMC vs Da Nang propertyNha Trang vs Phu Quoc propertyVietnam cities compared foreignershttps://happylandrealty.com/en/guides/nam-long-developer-review-foreigners/https://happylandrealty.com/en/guides/nam-long-developer-review-foreigners/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.Sun, 05 Jul 2026 00:00:00 GMTNam Long Group reviewNam Long developer foreignersNLG Vietnam developerNam Long Japanese partnerMizuki Park Akari City developerhttps://happylandrealty.com/en/guides/novaland-developer-review-foreigners/https://happylandrealty.com/en/guides/novaland-developer-review-foreigners/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.Sun, 05 Jul 2026 00:00:00 GMTNovaland review foreignersis Novaland safe to buyNVL Novaland developerAqua City NovaWorld statusNovaland restructuring 2026https://happylandrealty.com/en/guides/selling-vietnam-apartment-step-by-step-foreigners/https://happylandrealty.com/en/guides/selling-vietnam-apartment-step-by-step-foreigners/Ready to sell? This 2026 guide walks foreign owners through the whole exit, step by step: getting your documents ready, pricing and finding a buyer, the deposit, the notarized contract, the 2% tax, the title transfer, and getting paid and repatriating — with links to the detail on each.Sun, 05 Jul 2026 00:00:00 GMThow to sell apartment Vietnam foreignerselling Vietnam property processforeigner sell apartment stepsVietnam property sale title transfersell and repatriate Vietnamhttps://happylandrealty.com/en/guides/annual-land-use-tax-vietnam-property-foreigners/https://happylandrealty.com/en/guides/annual-land-use-tax-vietnam-property-foreigners/Beyond the one-off purchase taxes, foreign apartment owners pay a small yearly tax most guides skip: the non-agricultural land-use tax. This 2026 guide explains what it is, who pays, the tiered rates (0.03% within limit), how it's worked out for an apartment's allocated land, and how the 2026 land-price table can change it.Sat, 04 Jul 2026 00:00:00 GMTannual land use tax Vietnamnon-agricultural land use tax foreignersVietnam property yearly tax ownerland tax apartment Vietnamholding cost Vietnam property taxhttps://happylandrealty.com/en/guides/bank-account-foreigners-vietnam-property/https://happylandrealty.com/en/guides/bank-account-foreigners-vietnam-property/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.Sat, 04 Jul 2026 00:00:00 GMTbank account Vietnam foreigner propertyopen Vietnamese bank account foreignernon-resident account Vietnamforeign currency account Vietnam propertyreceive rent pay fees Vietnam accounthttps://happylandrealty.com/en/guides/choosing-apartment-unit-floor-view-vietnam-foreigners/https://happylandrealty.com/en/guides/choosing-apartment-unit-floor-view-vietnam-foreigners/Once you've picked a project, which exact unit should you buy? This 2026 guide helps foreign buyers weigh floor level, view, orientation in HCMC's tropical climate, and layout efficiency — and explains why local feng-shui preferences on floor number and direction affect your resale, whether you believe in them or not.Sat, 04 Jul 2026 00:00:00 GMTwhich floor apartment Vietnamchoosing apartment unit Vietnamapartment view orientation Ho Chi Minh Citybest floor condo Vietnam foreignerapartment layout Vietnam buyhttps://happylandrealty.com/en/guides/power-of-attorney-buying-property-vietnam-foreigners/https://happylandrealty.com/en/guides/power-of-attorney-buying-property-vietnam-foreigners/Can't be in Vietnam to buy or manage your property? A power of attorney (POA) lets a trusted person act for you. This 2026 guide explains what a POA can do, the crucial catch that an apostille alone is not yet enough (Vietnam's Apostille Convention entry takes effect 11 September 2026, so until then consular legalization plus a Vietnamese translation is required), how to make a POA valid from abroad, how to keep its scope safe, and the risks to manage.Sat, 04 Jul 2026 00:00:00 GMTpower of attorney Vietnam propertybuy property Vietnam from abroad POAVietnam POA consular legalizationapostille Vietnam propertyauthorise someone buy apartment Vietnamhttps://happylandrealty.com/en/guides/selling-vietnam-apartment-foreigner-exit-liquidity/https://happylandrealty.com/en/guides/selling-vietnam-apartment-foreigner-exit-liquidity/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.Sat, 04 Jul 2026 00:00:00 GMTsell Vietnam apartment foreignerforeigner resale Vietnam propertyVietnam property exit liquidity30% quota resale Vietnamforeigner to foreigner sale Vietnamhttps://happylandrealty.com/en/guides/vietnam-property-glossary-terms-foreigners/https://happylandrealty.com/en/guides/vietnam-property-glossary-terms-foreigners/Sổ hồng, bàn giao thô, hướng, tạm trú, PCCC — buying property in Vietnam means meeting a lot of unfamiliar Vietnamese terms. This 2026 glossary defines the words foreign buyers actually encounter, grouped by stage, with links to a full guide on each.Sat, 04 Jul 2026 00:00:00 GMTVietnam property termsso hong meaningban giao tho meaningVietnam real estate glossary foreignerstam tru PCCC meaninghttps://happylandrealty.com/en/guides/vietnam-sale-purchase-agreement-clauses-foreigners/https://happylandrealty.com/en/guides/vietnam-sale-purchase-agreement-clauses-foreigners/The SPA is the binding contract for your Vietnam apartment — and the place buyers get caught out. This 2026 guide lists the clauses foreign buyers should check before signing: foreign-ownership eligibility, the payment schedule and 5% retention, handover date and penalties, the area-discrepancy clause, pink-book timing, penalties, and which language governs — with a strong nudge to have a lawyer review it first.Sat, 04 Jul 2026 00:00:00 GMTVietnam sale purchase agreement foreignerHDMB clauses checkVietnam property contract before signingSPA Vietnam apartment foreignerpayment schedule retention pink bookhttps://happylandrealty.com/en/guides/airbnb-short-term-rental-apartment-vietnam-foreigners/https://happylandrealty.com/en/guides/airbnb-short-term-rental-apartment-vietnam-foreigners/Short-term rental of ordinary residential apartments in Vietnam is tightly restricted. Under the 2023 Housing Law apartments are for residential use, HCMC banned Airbnb-style lets in 2025 then moved to a conditional, licence-based model in 2026, and your building's management board can prohibit it outright. Here is the honest 2026 picture for foreign owners and the compliant way to earn rental income.Fri, 03 Jul 2026 00:00:00 GMTairbnb vietnam apartment legalshort-term rental vietnam foreignerscan foreigners airbnb ho chi minh cityvietnam apartment short-term rental banhousing law 2023 residential usehttps://happylandrealty.com/en/guides/bare-shell-vs-finished-apartment-handover-vietnam/https://happylandrealty.com/en/guides/bare-shell-vs-finished-apartment-handover-vietnam/A new Ho Chi Minh City apartment can be handed over as a bare shell, with a basic finish, or fully fitted — and the difference decides how much more you must spend and how soon you can move in. This 2026 guide explains the three handover conditions, how to read the handover spec in your SPA, why the sample unit can mislead, and what each means for foreign and remote owners.Fri, 03 Jul 2026 00:00:00 GMTbare shell apartment Vietnamhandover condition Vietnam apartmentban giao tho vs hoan thienfinished vs unfinished apartment VietnamVietnam apartment fit-out budgethttps://happylandrealty.com/en/guides/currency-exchange-rate-risk-vietnam-property-foreigners/https://happylandrealty.com/en/guides/currency-exchange-rate-risk-vietnam-property-foreigners/How foreign exchange affects a Vietnam property investment for foreign buyers in 2026. The dong is a managed float that tracks the US dollar and tends to depreciate gradually, so your real return depends on price growth and FX together. Understand the two FX legs, why non-USD investors carry extra risk, how rental remittance is exposed, and seven practical ways to limit FX drag.Fri, 03 Jul 2026 00:00:00 GMTVietnam property currency riskVietnamese dong exchange rate foreignersVND USD peg property investmentVietnam real estate FX riskdong depreciation property returnshttps://happylandrealty.com/en/guides/da-nang-property-guide-foreigners/https://happylandrealty.com/en/guides/da-nang-property-guide-foreigners/A 2026 guide to buying property in Da Nang as a foreigner: why the city appeals, the 30% foreign-ownership quota and 50-year leasehold under Housing Law 2023, realistic rental yields, the condotel-vs-apartment caution, and what to verify before you buy.Fri, 03 Jul 2026 00:00:00 GMTDa Nang property foreignerbuy apartment Da NangDa Nang real estate foreign buyersforeign ownership Da NangHan riverfront apartments Da Nanghttps://happylandrealty.com/en/guides/foreigner-married-to-vietnamese-buying-property/https://happylandrealty.com/en/guides/foreigner-married-to-vietnamese-buying-property/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.Fri, 03 Jul 2026 00:00:00 GMTforeigner married to Vietnamese propertyforeign spouse buy property VietnamVietnamese spouse land use rightsmarried foreigner house ownership Vietnamland law family law Vietnam foreignerhttps://happylandrealty.com/en/guides/gamuda-land-developer-review-foreigners/https://happylandrealty.com/en/guides/gamuda-land-developer-review-foreigners/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.Fri, 03 Jul 2026 00:00:00 GMTGamuda Land reviewGamuda Land Vietnamis Gamuda Land reputableGamuda Land foreign buyersEaton Park Gamuda Landhttps://happylandrealty.com/en/guides/gross-vs-net-rental-yield-vietnam/https://happylandrealty.com/en/guides/gross-vs-net-rental-yield-vietnam/The rental yield a seller quotes is almost always gross. This 2026 guide shows how to get from gross to net yield on a Ho Chi Minh City apartment — subtracting management fees, the sinking fund, rental income tax, vacancy, insurance and letting costs — with a fully worked, clearly illustrative example so foreign investors can compare deals on the number that actually matters.Fri, 03 Jul 2026 00:00:00 GMTnet rental yield Vietnamgross vs net yield Ho Chi Minh CityVietnam apartment rental yield calculationreal rental return Vietnam foreignersrental yield after costs Vietnamhttps://happylandrealty.com/en/guides/new-ho-chi-minh-city-2025-merger-foreign-buyers/https://happylandrealty.com/en/guides/new-ho-chi-minh-city-2025-merger-foreign-buyers/A practical 2026 guide to Vietnam's 1 July 2025 reorganization for foreign property buyers: how HCMC absorbed Binh Duong and Ba Ria-Vung Tau, why districts were abolished for 168 wards/communes, what changed for addresses, land-price tables and infrastructure, and what did NOT change for foreign ownership.Fri, 03 Jul 2026 00:00:00 GMTHo Chi Minh City merger 2025new Ho Chi Minh City Binh Duong Vung TauVietnam province merger property foreignersHCMC 168 wardsexpanded Ho Chi Minh City foreign buyershttps://happylandrealty.com/en/guides/nha-trang-property-guide-foreigners/https://happylandrealty.com/en/guides/nha-trang-property-guide-foreigners/A practical, honest 2026 guide to buying property in Nha Trang (Khanh Hoa) as a foreigner — appeal, foreign-ownership rules, the coastal ownership-form caution, rental reality, and what to verify.Fri, 03 Jul 2026 00:00:00 GMTNha Trang property foreignerbuy apartment Nha TrangNha Trang real estate foreign buyersLibera Nha Trang ownershipKhanh Hoa property foreign ownershiphttps://happylandrealty.com/en/guides/utilities-setup-after-handover/https://happylandrealty.com/en/guides/utilities-setup-after-handover/You have the keys — now what? A step-by-step 2026 guide for foreign owners to set up life in a new Ho Chi Minh City apartment after handover: transferring the EVN electricity account into your name, water billing, FPT/VNPT/Viettel internet, management-fee autopay, temporary-residence registration, and getting utilities running before the pink book is even issued.Fri, 03 Jul 2026 00:00:00 GMTVietnam apartment utilities setupEVN electricity name transfer foreignerafter handover apartment Ho Chi Minh CityFPT VNPT Viettel internet installtemporary residence registration apartmenthttps://happylandrealty.com/en/guides/vietnam-property-transfer-tax-reform-foreigners/https://happylandrealty.com/en/guides/vietnam-property-transfer-tax-reform-foreigners/Headlines said Vietnam would tax property gains at 20% or tax quick flips by holding period. Here is the honest 2026 picture for foreign sellers: those options were proposed then dropped, the tax that actually applies is still 2% on the transfer price, and a profit-based tax may only return once land data is digitized. What it means for your net proceeds and records.Fri, 03 Jul 2026 00:00:00 GMTVietnam property capital gains taxVietnam flip tax foreignersproperty transfer tax Vietnam 202620% gain tax Vietnam propertyVietnam holding period property taxhttps://happylandrealty.com/en/guides/masterise-homes-developer-review-foreigners/https://happylandrealty.com/en/guides/masterise-homes-developer-review-foreigners/An honest 2026 review of Masterise Homes for foreign buyers: luxury and branded residences (Marriott, Ritz-Carlton, Elie Saab), delivery track record, pink-book issuance, Techcombank ties, and exactly what to verify per project.Thu, 02 Jul 2026 00:00:00 GMTMasterise Homes reviewMasterise Homes developer Vietnamis Masterise Homes reputableMasterise Homes foreign buyersMasterise Homes branded residenceshttps://happylandrealty.com/en/guides/phu-quoc-property-guide-foreigners/https://happylandrealty.com/en/guides/phu-quoc-property-guide-foreigners/An honest 2026 guide to buying property in Phu Quoc as a foreigner: the island's special-zone and APEC 2027 appeal, foreign-ownership rules under Housing Law 2023, and the critical catch that most Phu Quoc products are resort/leisure (condotel and tourism-land villas on 50-70 year terms), not standard foreign-quota apartments.Thu, 02 Jul 2026 00:00:00 GMTPhu Quoc property foreignerbuy property Phu QuocPhu Quoc real estate foreign buyersPhu Quoc condotel ownershipforeign ownership Vietnam Housing Law 2023https://happylandrealty.com/en/guides/sun-group-developer-review-foreigners/https://happylandrealty.com/en/guides/sun-group-developer-review-foreigners/An honest 2026 review of Sun Group and its Sun Property arm for foreign buyers — tourism-led track record, finish quality, and the ownership-form questions (pink book vs 50-year vs condotel) you must verify before buying a resort or riverfront home in Vietnam.Thu, 02 Jul 2026 00:00:00 GMTSun Group reviewSun Property Vietnamis Sun Group a good developerSun Group foreign buyersSun Symphony Residence Da Nanghttps://happylandrealty.com/en/guides/vietnam-2025-merger-address-pink-book-foreign-owners/https://happylandrealty.com/en/guides/vietnam-2025-merger-address-pink-book-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.Thu, 02 Jul 2026 00:00:00 GMTVietnam merger pink book changenew address after merger Vietnamdo I need to update my property certificate VietnamVietnam 2025 administrative merger foreign ownersHCMC 168 wardshttps://happylandrealty.com/en/guides/keppel-land-developer-review-foreigners/https://happylandrealty.com/en/guides/keppel-land-developer-review-foreigners/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.Wed, 01 Jul 2026 00:00:00 GMTKeppel Land review VietnamKeppel Land developeris Keppel Land reputableKeppel Land foreign buyersKeppel Vietnam joint venturehttps://happylandrealty.com/en/guides/vinhomes-developer-review-foreigners/https://happylandrealty.com/en/guides/vinhomes-developer-review-foreigners/An honest 2026 review of Vinhomes for foreign buyers: Vietnam's largest residential developer, its mega-township model and Vin ecosystem, delivery and pink-book track record, which projects suit foreigners, and what to verify before you buy.Wed, 01 Jul 2026 00:00:00 GMTVinhomes reviewVinhomes developer Vietnamis Vinhomes a good developerVinhomes foreign buyersVinhomes Grand Park foreign ownershiphttps://happylandrealty.com/en/guides/capitaland-developer-review-foreigners/https://happylandrealty.com/en/guides/capitaland-developer-review-foreigners/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.Tue, 30 Jun 2026 00:00:00 GMTCapitaLand review VietnamCapitaLand developer Vietnamis CapitaLand reputableCapitaLand foreign buyersCapitaLand De La Solhttps://happylandrealty.com/en/guides/renovating-fitting-out-apartment-vietnam-foreigners/https://happylandrealty.com/en/guides/renovating-fitting-out-apartment-vietnam-foreigners/A practical 2026 guide for foreign owners on renovating or fitting out a Vietnamese apartment: what you can and cannot change, building management approvals, contractor types, cost ranges per m2, timelines, and remote supervision.Mon, 29 Jun 2026 00:00:00 GMTrenovate apartment Vietnam foreignerapartment fit-out Vietnaminterior design apartment Ho Chi Minh Citythi cong noi that Vietnamapartment renovation cost per m2 Vietnamhttps://happylandrealty.com/en/guides/retire-in-vietnam-property-guide-foreigners/https://happylandrealty.com/en/guides/retire-in-vietnam-property-guide-foreigners/Thinking of retiring in Vietnam in 2026? An honest guide for foreigners: why retirees choose Vietnam, the no-retirement-visa reality and the visa routes people actually use, whether you can buy a home, plus cost of living, healthcare and estate planning.Mon, 29 Jun 2026 00:00:00 GMTretire in Vietnamretirement Vietnam property foreignerliving in Vietnam retirementVietnam retirement visa 2026retire in Vietnam as a foreigner