Imperia Sensa Park: How to Verify a Vietnam Project Is Actually Open to Foreign Buyers

Yes, foreigners can buy a unit at Imperia Sensa Park only if the project is open to foreign buyers and quota remains in the specific tower. Our project catalog does not flag it as foreigner-eligible, so we have not verified its quota status. Before paying a deposit, get written confirmation from the developer’s legal team and have your lawyer cross-check it against the building’s certificate of land use rights. Article 19 of the Housing Law 2023 (Law 27/2023/QH15), alongside Decree 95/2024/ND-CP, caps foreign ownership at 30 per cent of units in each condominium building. A newly completed project may have exhausted its quota if the developer sold those slots early.

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Consider two eastern Ho Chi Minh addresses: one has 15 foreign slots left in a 200-unit tower, while the other has none. The asking price and layout match, but only one is available to you. Without written confirmation, you’re guessing.

What document confirms that a building has foreign quota available?

The developer’s legal or sales administration team issues a written statement, sometimes called a quota confirmation letter. It should state the building’s total unit count, the 30 per cent foreign ceiling, how many foreign-owned units are already registered, and how many slots remain. The unit count should match the project’s certificate of land use rights (the so giay chung nhan quyen su dung dat) and the list of issued Pink Books. The certificate states the total units the project is licensed to build; multiply that figure by 0.3 to calculate the foreign cap for that building.

Article 19 applies the quota separately to each building. A slot in one building tells you nothing about another. The developer holds the authoritative count because it knows how many foreign buyers have signed SPAs and received Pink Books. A sales agent’s verbal assurance does not bind anyone. Request written confirmation naming your building.

Who can buy a unit at Imperia Sensa Park if I’m not Vietnamese?

You can buy from the developer, whether it is a new unit or one it still holds in a completed building, or from another foreign owner who already holds a Pink Book. You cannot buy from a Vietnamese owner: Article 17.2 of the Housing Law 2023 gives foreigners no legal route to purchase from a Vietnamese individual. The exception is a foreigner married to a Vietnamese citizen living in Vietnam, who owns housing with the same rights as a Vietnamese citizen under Article 20.2.c.

From the developer, you sign an official Sale and Purchase Agreement. From a foreign owner, you sign a sale contract with that owner. You then own the unit for the remaining term on their Pink Book and can renew it if it hasn’t been renewed yet. You can rent it out or resell it freely within that term.

What should I ask the Imperia Sensa Park sales desk before paying a deposit?

Request three documents in writing and have your lawyer review them before you transfer money.

• A quota confirmation letter for your specific building, stating the total units, the 30 per cent cap, and the remaining foreign slots.
• A draft Sale and Purchase Agreement showing the price, payment schedule, handover date, and clause requiring the developer to deliver a Pink Book in your name.
• The project’s certificate of land use rights and construction permit, so your lawyer can confirm the building is licensed and the unit count matches the quota calculation.

If the sales team says quota information is “internal” or “available at contract signing,” consider walking away. The target buyer and price tier vary, but the quota check is the same for every unit.

What happens if I sign and the quota is full?

You may lose the deposit and be unable to register ownership. The district Department of Natural Resources and Environment will reject your Pink Book application if the building’s foreign quota is exhausted, and Vietnamese contract law offers no automatic refund if you signed without checking first. Get written confirmation from the developer and have your lawyer cross-check it against the certificate of land use rights before you pay.

MIK Group is the developer behind Imperia Sensa Park. If the project is open to foreign buyers and quota remains, the company’s legal team will produce the letter. Our catalog not flagging the project as foreigner-eligible means we haven’t verified that status, not that the project is definitively closed. You are responsible for checking before you pay.

When does the 50-year ownership term start?

The term starts on the date the Pink Book is issued in your name — the official certificate of ownership, formally called the giay chung nhan quyen su dung dat, quyen so huu nha o va tai san khac gan lien voi dat. You own the unit for up to 50 years from that date, renewable under Article 20 of the Housing Law 2023; ownership becomes permanent once you resell to a Vietnamese buyer. This is not a lease or leasehold: you are the legal owner, recorded in the national land registry, with the right to rent, sell, or mortgage the unit within the term.

If you buy from another foreign owner, the 50-year clock continues from the original Pink Book date, not your purchase date. Ask the seller for a certified copy of their Pink Book showing the issue date, then calculate how many years remain. You can still renew the term if it hasn’t been renewed yet, and the unit converts to permanent ownership once sold to a Vietnamese buyer.

What are the frequently asked questions?

Can I visit the Imperia Sensa Park site and ask about foreign quota in person?
Yes, but get the quota confirmation in writing. A verbal answer from the on-site sales agent is not enforceable and does not protect your deposit.

How long does it take to get written quota confirmation?
A developer with available quota and proper legal administration typically provides the letter. Delays or vague answers may suggest no quota or poor project governance.

What’s the difference between the Pink Book and the Sale and Purchase Agreement?
The SPA is the contract between you and the developer, signed at purchase. The Pink Book is the ownership certificate issued by the district Department of Natural Resources and Environment after the developer registers your purchase. You need both: the SPA obligates the developer to deliver the Pink Book, and the Pink Book is your proof of ownership.

If Imperia Sensa Park has two buildings, do I need to check quota for both?
No — check only the building where you’re buying. Article 19 applies the 30 per cent cap to each condominium building separately, so each has its own quota.

What should you ask before you commit?

Get written answers to these three questions before transferring a deposit for a unit at Imperia Sensa Park or any Vietnam project whose eligibility for foreign buyers is uncertain. One: what is the remaining foreign-ownership quota for this building? Two: will the Sale and Purchase Agreement require the developer to deliver a Pink Book in my name, and what happens to my deposit if the Pink Book cannot be issued? Three: can I review a certified copy of the project’s certificate of land use rights and construction permit before signing?

Our foreign-buyer sales desk can check whether Imperia Sensa Park currently has developer-held inventory open to foreign buyers, request the quota confirmation letter on your behalf, and walk you through the SPA before you sign. Reach out over chat for the current status and documents to review with your lawyer.