The 30% quota and 50-year leasehold, explained
Vietnam lets foreigners own up to 30% of the apartments in any one building, on a 50-year leasehold that is renewable. The home can be resold or leased, and a sale to a Vietnamese citizen converts the title to permanent freehold.
- The cap is 30% of the apartments per building — confirm remaining quota before you reserve.
- Tenure is a 50-year leasehold, renewable under the Housing Law 2023.
- Foreign owners can resell and lease freely.
- Resale to a Vietnamese citizen converts the title to permanent freehold.
Where the rules come from
Foreign ownership of homes is governed by Vietnam’s Housing Law 2023, alongside the Land Law 2024. Together they set who may own, what they may own, the building-level quota and the leasehold term. The framework is national — it applies the same way in Ho Chi Minh City, Ha Noi and elsewhere.
How the 30% quota works
In any single apartment building, foreign buyers may collectively own up to 30% of the units. Developers track this against the foreign-eligible inventory, so a project can be open to foreign buyers yet temporarily full at the building level. For landed homes, a separate cap applies within each ward-sized area.
The 50-year leasehold and renewal
A foreign buyer’s ownership runs for 50 years from the date stated on the certificate and is renewable under the law. Through that period you hold the same rights to use, lease and resell the home as any other owner.
Resale and the freehold conversion
You may resell to another eligible foreigner (subject to the building quota) or to a Vietnamese citizen. A sale to a Vietnamese national converts the title to permanent, perpetual (freehold) ownership for that buyer — a feature that supports long-term liquidity.
Frequently asked
What happens at the end of the 50 years?
The leasehold is renewable under the Housing Law 2023. You apply to extend the term; the home is not lost at year 50.
Is the 30% quota per project or per building?
Per building. Foreign buyers may own up to 30% of the apartments in any single building, so two towers in the same project each have their own 30% allowance.
Can I rent out my apartment?
Yes. Foreign owners may lease the home freely throughout the ownership term, alongside the right to resell.
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