Updated: September 2026
Yes, foreigners can buy at Imperia Sensa Park — but only if the specific tower you want still has room inside Vietnam's 30% foreign-ownership quota and MIK Group can prove it in writing with a dated Department of Construction notification.
You've got your eye on a specific address in eastern Ho Chi Minh. Two towers, 25 storeys, 922 apartments plus 93 low-rise homes on a five-hectare site, unit sizes from 31.9 to 175.5 m² net, studio to 3BR duplex. That's Imperia Sensa Park in Phuoc Long Ward, developed by MIK Group. And you've noticed something that stops most overseas buyers cold: this project is not flagged foreigner-eligible in our catalog.
That flag matters. It doesn't mean you can't buy. It doesn't mean you can. It means we haven't yet verified the one thing that decides everything for a foreign buyer — whether the specific building and unit you want still has room inside the foreign-ownership quota, with paperwork to prove it. This guide is the procedure to get that proof, step by step, using Imperia Sensa Park as your worked example. No marketing gloss. Just the documents, the issuer, and the questions that force a clear answer.
What does "Not Flagged" mean for Imperia Sensa Park — and what doesn't it mean?
Think of our catalog flag as a traffic light, not a legal ruling. Green means we've seen current, building-specific proof that foreign sales can proceed. Not flagged means we haven't. For Imperia Sensa Park, that status tells you to verify before you reserve, not to walk away.
Vietnam allows foreign ownership, but only inside a hard quota. You don't buy a general right to own in a project. You buy a specific apartment in a specific tower, and that tower must have quota room at the moment your Sale & Purchase Agreement (SPA) is signed with the developer. If the tower is full for foreign buyers, even a perfect unit on a high floor can't be sold to you as a foreign individual. If it has room, it can — provided the developer can show the official paper that says so.
For Imperia Sensa Park, that means you verify at tower level. The project has two apartment towers. Each tower has its own 30% cap. The 93 low-rise homes fall under a different cap. You can't assume that because one tower has room, the other does too. You'll ask for each tower by name.
What is the only proof that a tower still has foreign quota room — and who issues it?
Developers can tell you many things. Only one type of document proves a building is still open to foreign buyers. Learn to ask for it by name, and you'll save weeks of back-and-forth.
What quota rule are you verifying?
Vietnam's foreign-ownership quota is set in the Housing Law 2023 (Law No. 27/2023/QH15). Two articles matter for every overseas buyer:
- Article 19 of the Housing Law 2023 sets the quota itself: no more than 30% of the apartments in any single apartment building may be owned by foreign organizations and individuals, and no more than 250 landed houses in any single ward may be owned by foreigners. For Imperia Sensa Park, the 30% rule applies separately to each of the two 25-storey towers, while the 250-house ward cap applies to the 93 low-rise homes in Phuoc Long Ward.
- Article 20 of the Housing Law 2023 sets the term you will hold as a foreign individual: a 50-year leasehold, renewable. You purchase via an official SPA with the developer, you can freely resell or lease the home, and when you resell to a Vietnamese national the title converts to permanent freehold ownership for that buyer. The Pink Book you receive as a foreign buyer reflects that 50-year renewable term.
- Decree 95/2024/ND-CP is the implementing decree that details how those Housing Law rules are applied in practice.
Any discussion about foreign eligibility that doesn't reference Article 19 and Article 20 is just talk. Those are the numbers the authorities use to approve or block your Pink Book later.
What document proves a tower still has room?
There are two linked pieces of paper you want to see. Ask for them together:
- 1. The Department of Construction notification on foreign eligibility for the specific building. In Ho Chi Minh City, the municipal Department of Construction is the agency that publishes and updates the list of projects and buildings where foreign organizations and individuals are permitted to own. For a new project like Imperia Sensa Park, the developer should be able to show the official notification or written confirmation that Tower A and Tower B (using the project's legal tower names) are on the permitted list, plus the current count of foreign-owned units already recorded in each tower. That count is what tells you if the 30% cap still has room. A one-page marketing letter from the sales team is not this document. You want the stamped notification or an official extract that names the building.
- 2. Evidence that Pink Books for foreigners have actually been issued — or are being issued — in that building. The Pink Book (Certificate of Land Use Rights and Ownership of House and Other Assets Attached to Land) for a foreign buyer is issued by the Department of Natural Resources and Environment at the provincial or city level, based on the quota check. If the developer can show a recent Pink Book issued to a foreign buyer in the same tower, or a written confirmation from the land registration office that foreign Pink Book dossiers are being accepted for that tower, that's strong corroboration. If they can only show Vietnamese Pink Books, that proves nothing about foreign quota.
Why both? The Department of Construction notification tells you the building is in principle open to foreigners. The Pink Book evidence tells you the quota hasn't already been filled in practice. You need both to be confident.
One nuance overseas buyers miss: the quota is checked at the time your SPA is signed and again when your Pink Book dossier is submitted. A tower can be open today and full next quarter. That's why a verbal "yes, foreigners can buy here" from six months ago means nothing. You need a dated document that matches the tower and the current sales period.
How do you ask MIK Group for proof — what exact questions get a clear answer?
You don't need to be confrontational. You do need to be specific. Vague questions get vague answers. Specific questions force the developer's legal or sales admin team to pull the actual file.
What should you send word-for-word for Imperia Sensa Park?
Address your request to the developer's sales admin or legal department, not just a front-line sales consultant. If you're working through an agent, ask them to get a written reply on company letterhead or by official email, not a chat message.
- "Please confirm the legal tower names for the two 25-storey apartment towers at Imperia Sensa Park, Phuoc Long Ward, Ho Chi Minh City, as registered with the Department of Construction."
- "For each tower, please provide the Department of Construction notification or official letter confirming the building is permitted for ownership by foreign organizations and individuals under Article 19 of the Housing Law 2023, and the current number of units already owned by foreigners in that tower versus the 30% cap."
- "Please confirm whether Pink Books have been issued to foreign buyers in each tower, and if so, provide a redacted sample or the land registration office's written confirmation that foreign Pink Book dossiers are being accepted for that tower."
- "Please confirm that a foreign individual buyer will sign an official SPA directly with MIK Group as developer, hold a 50-year renewable term under Article 20 of the Housing Law 2023, and have the right to resell or lease, with title converting to permanent freehold when resold to a Vietnamese national."
- "If quota in the preferred tower is full, please confirm in writing whether any foreign quota remains in the other tower, and whether any of the 93 low-rise homes remain available within the 250-house ward cap."
Attach your passport name as it would appear on the SPA and ask for the reply to reference that name and the specific unit number you're considering. That makes it harder to get a generic "yes, foreigners can buy" that later doesn't match your unit.
How do you read the answer — what does a good reply look like versus a worrying one?
A good answer is boring and specific. It names the tower, cites the notification number and date, states the quota math, and attaches or offers to show the document. For example: "Tower A, notification No. XXX dated DD/MM/YYYY, 922 apartments total in project, Tower A has Y units, Z units already foreign-owned, remaining foreign quota is N units. Foreign Pink Book dossiers are being accepted." You'll also get a clear statement about the SPA and the 50-year renewable term under Article 20.
A vague answer is smooth and general. Watch for these red flags:
- "Yes, this is a foreign quota project" with no tower name, no notification number, no date, no remaining quota figure.
- "We have many foreign buyers" but no proof of Pink Books issued to foreigners in that exact tower.
- "You can buy under a Vietnamese company or nominee" — that's not the foreign individual ownership pathway under Article 19 and Article 20. If you want personal ownership with a Pink Book in your name, don't accept a workaround that leaves you without title.
- "We will confirm quota later, just place a booking deposit first" — never pay a non-refundable deposit before you see the quota proof for your tower. A refundable, written reservation that explicitly states "subject to confirmation of remaining foreign quota in Tower [name] for foreign individual ownership under Article 19" is the only reservation worth signing.
- "The whole project has 30% foreign quota" — the law applies per building, not per project. For Imperia Sensa Park, the two towers are counted separately. A project-level percentage tells you nothing about your tower.
If you get a vague answer, don't argue. Just repeat the request for the notification and the quota math in writing. How a developer handles that second request tells you a lot. A team that has the document sends it quickly. A team that doesn't will keep you in chat.
What happens after you verify — how do SPA, 50-year term, resale and repatriation work?
Once you have written proof that your tower has quota room, the rest of the foreign-ownership pathway is straightforward, but you should still understand each step before you sign.
You'll sign an official SPA directly with MIK Group as developer. That's the contract that creates your ownership right. As a foreign individual, your Pink Book will show a 50-year term, renewable under Article 20 of the Housing Law 2023. Renewal is an administrative extension, not a repurchase. In practice, you'll apply before expiry and the term is extended if you still meet the ownership conditions and the property remains within the permitted category.
During that 50-year term you can lease the apartment and you can resell it. Resale is where many overseas buyers get confused. You can sell to another foreign buyer — but only if the building still has foreign quota room at that time. You can sell to a Vietnamese buyer at any time, and when you do, the title converts to permanent freehold for that Vietnamese buyer. That conversion is why resale to locals is often the most liquid exit.
Two practical points that matter for Imperia Sensa Park specifically. First, your unit size range of 31.9 to 175.5 m² net covers studio to 3BR duplex, but quota doesn't care about size. A studio counts as one unit toward the 30% cap just like a duplex does. Don't assume small units are easier to get as a foreigner. Second, the project's low-rise component — 93 houses — is attractive, but landed houses are capped at 250 foreign-owned houses per ward. Phuoc Long Ward may have other projects counting toward that same 250. Always verify the ward-level count for houses separately from the tower-level count for apartments.
And because you're investing from outside Vietnam, plan the money path early. You'll pay from an overseas account into the developer's capital account via a bank transfer that creates a clear foreign currency inflow record. Keep every bank advice and the SPA. When you later sell and want to repatriate proceeds, Vietnamese banks will ask for that paper trail to allow outward remittance after taxes. It's not complicated, but it's strict. No paper trail, no transfer.
Why does this verification matter right now in eastern Ho Chi Minh?
Imperia Sensa Park sits on a five-hectare site held to 28% building density, with the Rach Chiec river along the north edge and the Mot Tan canal along the east. That low density and river frontage is part of why eastern Ho Chi Minh has drawn so much attention from overseas buyers in the last few years. New infrastructure and the gradual shift of supply toward Thu Duc and surrounding wards have kept demand for well-located, developer-branded apartments steady among foreign investors, especially those already familiar with Ho Chi Minh from business postings.
That steady demand is exactly why quota checks can't be skipped. In a market where foreign interest concentrates on a handful of branded projects in the east, the 30% per-building cap can fill without any public announcement. There's no live public dashboard that shows remaining quota by tower. The only way to know is to ask for the Department of Construction notification and the current foreign-owned count for your tower. Trends don't tell you if Tower A at Imperia Sensa Park has five slots left or zero. Only the document does.
If you're comparing this project with others in the same ward, run the same verification for each alternative. The project with the better brochure isn't the better investment if its foreign quota is already full and the other still has room with clean paperwork.
FAQ: Quick answers for overseas buyers eyeing Imperia Sensa Park
We haven't flagged Imperia Sensa Park as foreigner-eligible — does that mean I can't buy as a foreigner?
No. Not flagged means we haven't yet verified building-specific quota proof for this project. It is not a legal determination. Use the verification steps above to get a written, dated confirmation for the exact tower and unit you want before you commit funds.
What is the single most important document to request?
The Department of Construction notification or official letter that names the specific tower at Imperia Sensa Park and confirms it is permitted for foreign ownership under Article 19 of the Housing Law 2023, plus the current foreign-owned unit count for that tower. Without that, you don't know if the 30% cap still has room.
Can I rely on a sales consultant's verbal confirmation or a chat message saying "foreigners can buy"?
No. You need a written reply on company letterhead or official email that names the tower, cites the notification number and date, and states the remaining quota. Verbal assurances don't survive a Pink Book dossier check.
How does the 50-year term work if I buy an apartment in one of the two towers?
As a foreign individual you will hold a 50-year term, renewable, under Article 20 of the Housing Law 2023, via an SPA with MIK Group. You can resell or lease during that term. If you resell to a Vietnamese national, the title converts to permanent freehold for that buyer. Your Pink Book will reflect the 50-year renewable term.
What about the 93 low-rise homes — same quota as the towers?
No. The towers are capped at 30% foreign ownership per building under Article 19. The low-rise houses are capped at 250 foreign-owned landed houses per ward. For Imperia Sensa Park, that means the houses share the Phuoc Long Ward quota with other landed projects in the same ward. Verify the ward-level count separately.
What should I do if the developer says quota is full in my preferred tower?
Ask for written confirmation of remaining quota in the other tower, and whether any other unit types in the 31.9 to 175.5 m² range are still available to foreigners. Don't switch towers on a verbal promise. Get the same notification and quota math for the new tower before you move your deposit.
Imperia Sensa Park comes down to this: don't buy a story, buy a document. For a project with 922 apartments across two 25-storey towers and 93 low-rise homes, the only question that matters for you as an overseas buyer is whether the specific building you want still has room under Article 19, with a Department of Construction notification to prove it, and a clear SPA pathway to a 50-year renewable Pink Book under Article 20. Get that in writing, keep your bank trail clean, and you'll know exactly where you stand — whether you proceed with Imperia Sensa Park or compare it with another eastern Ho Chi Minh option that does have verified quota room. If you want help running that check, share the tower and unit you're considering and we'll request the notification and quota math from MIK Group on your behalf.
Sources
- Housing Law 2023 (Law No. 27/2023/QH15) — Articles 19 & 20 — https://thuvienphapluat.vn/van-ban/Bat-dong-san/Luat-Nha-o-2023-27-2023-QH15-543451.aspx
- Decree 95/2024/ND-CP detailing implementation of the Housing Law 2023 — https://thuvienphapluat.vn/van-ban/Bat-dong-san/Nghi-dinh-95-2024-ND-CP-huong-dan-Luat-Nha-o-2023-543452.aspx
- Ho Chi Minh City Department of Construction — Notification list of projects eligible for foreign ownership — https://soxaydung.hochiminhcity.gov.vn
Reviewed by: Vietnam Real Estate Legal Review Team — Licensed counsel specializing in Housing Law 2023 and foreign ownership conveyancing. Last legal review: September 2026.
