What Taxes and Fees Foreign Buyers Pay When Reselling a Vietnam Apartment

> Updated: June 2026

Vietnam’s apartment market has become more mature, and that changes the way foreign investors should think about exits. In Ho Chi Minh City, Ha Noi, Thu Duc, Binh Duong and Da Nang, buyers are no longer looking only at launch-day discounts. They’re comparing legal status, handover quality, building management, rental history and future infrastructure. That’s good news for owners with the right product. It also means resale costs need to be understood before you accept an offer.

What Taxes and Fees Foreign Buyers Pay When Reselling a Vietnam Apartment is one of the first questions serious investors ask after purchase, but it’s often answered too late. The headline sale price is not your net proceeds. There may be personal income tax, notary charges, brokerage fees, outstanding management fees and document costs. Some items are fixed by regulation. Others are commercial points you negotiate with the buyer.

Here’s the practical breakdown.

What foreign sellers should know before listing

Foreign buyers can own qualifying apartments in Vietnam through an official Sale and Purchase Agreement with the developer, within the foreign ownership quota of the project. The ownership term for foreigners is a 50-year leasehold, renewable under the Housing Law 2023. During that term, the apartment can generally be leased out or resold, subject to legal conditions and project quota rules. If the apartment is resold to a Vietnamese national, the title can convert to permanent ownership for that Vietnamese buyer.

This matters because your resale audience affects both pricing and transaction structure. A Vietnamese buyer may value the unit differently from another foreign buyer because of the title conversion. A foreign buyer, on the other hand, will need to check whether the project still has foreign quota available for transfer. Don’t leave this check until the day of deposit.

Resale demand in Vietnam is also becoming more selective. Well-managed buildings near job centres, international schools, metro-linked districts or established rental areas tend to draw more attention. Still, foreign sellers should avoid assuming that market momentum will cover poor paperwork. In practice, clean documents sell faster.

Main taxes and fees on a Vietnam apartment resale

Personal income tax on the transfer

The main seller-side tax is personal income tax on the property transfer. For an individual seller, Vietnam generally applies personal income tax at 2% of the transfer price stated in the notarised transfer contract. This is commonly treated as the seller’s obligation, although parties may negotiate who economically bears the cost in the sale price.

Tax authorities may review the declared value against official pricing principles and market references. Under-declaring the price to reduce tax is risky. It can delay the file, create future problems for the buyer and weaken trust in the transaction. For international investors, the cleaner route is simple: use the real agreed transfer price and keep proper payment evidence.

Registration fee

The registration fee is usually paid by the buyer when registering ownership. It is commonly calculated at 0.5% of the applicable value. While this is not normally the seller’s direct cost, it affects negotiations because buyers calculate their total acquisition cost, not just the amount they pay you.

If your buyer is comparing your resale unit with a developer’s new launch, they’ll look at all upfront costs. A transparent cost sheet can help keep the negotiation focused and reduce last-minute price pressure.

Notary fee and document costs

Apartment resale contracts are typically notarised. Notary fees follow a regulated schedule based on the transaction value, with caps and calculation tiers set under Vietnamese rules. There may also be smaller costs for certified copies, translations, authorisations, courier services and administrative filings.

For overseas sellers, one cost is often overlooked: power of attorney preparation. If you’re not in Vietnam to sign, you may need a properly notarised and legalised power of attorney, depending on where it is signed and how the local notary office or competent authority handles the file. Build time for this. A buyer who is ready to pay may not wait weeks for missing paperwork.

Brokerage commission

Brokerage commission is a commercial fee, not a tax. In Vietnam’s secondary market, the seller commonly pays the broker, but the rate and payment timing are negotiable. The right broker can do more than advertise the unit. They can screen buyers, explain the foreign ownership angle, coordinate with building management, prepare a realistic pricing position and reduce failed deposits.

Cheap representation can become expensive if the buyer disappears after discovering quota issues, title delays or unpaid building charges. Ask the broker how they’ll qualify foreign and Vietnamese buyers differently.

Building management fees, sinking fund and utilities

Before completion, the seller should clear unpaid management fees, parking fees, utility bills and any other building-level charges. The maintenance fund, often called the sinking fund, is usually attached to the apartment rather than refunded on resale, but the handover treatment should be checked in the building’s rules and the original purchase documents.

A practical tip: request a written confirmation from building management showing the account is clear up to the handover date. It’s a small document, but buyers like it.

Who pays what: seller, buyer or negotiated?

A common source of confusion in What Taxes and Fees Foreign Buyers Pay When Reselling a Vietnam Apartment is the difference between legal liability and commercial agreement. The law may identify one party as responsible for a tax or filing, but the sale price can still be negotiated to reflect the total cost.

• Seller commonly bears: personal income tax on transfer, brokerage commission if the seller engaged the agent, unpaid building charges up to handover, and costs linked to the seller’s own documents.
• Buyer commonly bears: registration fee, ownership registration costs, loan-related costs if financing is used, and buyer-side legal review if appointed.
• Often negotiated: notary fee, translation costs, administrative support fees, and any special timing costs caused by one party being overseas.

Put these items in writing before accepting a deposit. A clear deposit agreement should state the sale price, payment schedule, tax responsibility, deadline for signing the notarised transfer contract, penalty terms, and what happens if the transfer cannot proceed due to quota or legal status issues.

Foreign ownership and resale paperwork

Foreign ownership rules are central to resale planning. A foreign buyer purchasing from you must still qualify under Vietnam’s housing laws and the project must have available foreign quota. If your buyer is Vietnamese, the transaction may be simpler from a quota perspective and the title can convert to permanent ownership for that Vietnamese national after transfer registration.

Key documents often include the original Sale and Purchase Agreement, handover minutes, payment confirmations, pink book if issued, passport details, marriage status documents where relevant, tax filings, and building management confirmations. Requirements can vary depending on whether the apartment already has the ownership certificate or is being transferred under the SPA before certificate issuance.

This is where many foreign sellers lose time. They assume the resale process is the same as their home country. It isn’t. Vietnam is document-driven, and different notary offices may request different supporting papers. Start early and keep scanned copies organised.

How to estimate your net proceeds

The easiest way to approach What Taxes and Fees Foreign Buyers Pay When Reselling a Vietnam Apartment is to work backwards from the expected sale price. Don’t ask only, “What can I sell for?” Ask, “What will reach my bank account after tax, brokerage and closing costs?”

A simple resale estimate should include:

• Expected transfer price: based on comparable units, floor level, view, furniture package, legal status and urgency.
• Personal income tax: generally 2% of the transfer price for an individual seller.
• Brokerage commission: as agreed in your listing contract or agency appointment.
• Notary and admin costs: allocated between parties in the deposit agreement.
• Outstanding building charges: confirmed by management before handover.
• Currency and remittance planning: check banking requirements for receiving funds and transferring money abroad.

Banking evidence is especially important for foreign investors. Keep records of the original inbound funds, purchase payments, tax receipts and resale proceeds. If you plan to remit money out of Vietnam, speak with your bank early. The transaction may be legal, but incomplete documentation can still slow the transfer.

FAQ

Do foreign sellers pay capital gains tax in Vietnam?

For an individual apartment transfer, Vietnam generally applies personal income tax at 2% of the transfer price rather than a capital-gains calculation based on profit. Tax treatment can differ for corporate sellers, so get advice if the property is held by a company.

Is VAT payable on resale?

For a typical resale by an individual owner, VAT is not usually treated the same way as a developer’s primary sale. The main seller-side tax is personal income tax. If the seller is a business entity, the tax position should be reviewed separately.

Can I sell my Vietnam apartment to another foreigner?

Yes, provided the buyer qualifies, the project’s foreign ownership quota allows it, and the transfer documents meet legal requirements. If the buyer is Vietnamese, the ownership can convert to permanent title for that Vietnamese national.

Can I sign the resale documents from overseas?

Often yes, through a properly prepared power of attorney, but the format and legalisation requirements need to be checked before marketing the unit. Poorly prepared authorisation documents are a common cause of delay.

Who should calculate the final tax and fees?

Your broker can provide an estimate, but final figures should be checked with the notary office, tax authority process, developer or building management where relevant, and a qualified legal or tax adviser.

Plan the exit before you list

What Taxes and Fees Foreign Buyers Pay When Reselling a Vietnam Apartment is not just a tax question. It’s an exit strategy question. The investors who do best in Vietnam’s resale market tend to prepare early: they verify foreign quota, organise documents, price against real competing units and agree fee responsibilities before taking a deposit.

If you’re considering a resale in Ho Chi Minh City, Ha Noi, Thu Duc, Binh Duong or another Vietnam market, speak with an adviser who understands both foreign ownership rules and buyer behaviour. A well-managed sale protects your timeline, your price and your ability to move capital cleanly after completion.

## Sources - Housing Law 2023 (Law No. 27/2023/QH15) - Land Law 2024 (Law No. 31/2024/QH15) - Decree 95/2024/ND-CP - Indochine Real Estate JSC — vietnampropertymarket.com