Vietnam property policy tracker for foreign buyers
Laws, drafts and proposals that could change something for a foreign buyer: what stage each is at and what it means today.
Under discussion
- Proposal2026-11-04
National Assembly debate: a ban on selling on off-plan purchase contracts is proposed
During the National Assembly debate on the draft amended Real Estate Business Law, Le Thanh Hoan, a full-time member of its Law and Justice Committee, proposed banning the transfer of purchase contracts for homes still to be built. CafeF reports that current law allows such transfers under certain conditions and that the draft itself widens them. It also reports experts who prefer controlling speculation over a full ban.
What it means for you today: Nothing has changed yet. If you plan to exit an off-plan purchase before handover by passing on your contract, this debate decides whether that route stays open, so check its outcome before you rely on it.
Sources: CafeF (2026-11-04)
- Proposal2026-11-04
HoREA asks to write the Resolution 171 land pilot into the Land Law
On 4 November 2026 the Ho Chi Minh City Real Estate Association (HoREA) asked to write the pilot under Resolution 171/2024/QH15, which lets commercial housing projects be built on land obtained by negotiation, into the draft amended Land Law. The Government has proposed keeping it as a pilot instead. HoREA cites Ministry of Agriculture and Environment report 3686/BC-BNNMT of 16 April 2026: 742 land plots approved out of 2,750 applications, about 30%.
What it means for you today: This concerns how developers obtain land, not who may buy. A foreign buyer's rights do not change. Check a project's own land and sale documents, not news of the proposal.
- Draft2026-11-03
Draft Land Law: land-price tables every three years instead of every year
In the draft amended Land Law before the National Assembly, the Government proposes setting land-price tables and the K coefficient every three years rather than annually. Provincial People's Councils would decide them, the first cycle would apply from 1 January 2028, and provinces could still adjust within a cycle if infrastructure or planning changes.
What it means for you today: It does not change who may buy or a foreigner's ownership terms. It is still a draft.
Sources: VnExpress (2026-11-03)
- Draft2026-09-21
Draft Housing Law would limit foreigners to apartments
The draft amended Housing Law removes the rule that lets foreign organisations and individuals own individual houses in projects, including villas and townhouses. Apartments stay open to them, within the limit of 30% of the units in a building. Bao Van Hoa reported on 21 September 2026 that the draft is still being finalised and is not in effect.
What it means for you today: Today the Housing Law 2023 still allows both apartments and houses. If you are considering a villa or townhouse, have the desk check the status of this draft before you pay a deposit.
Sources: Bao Van Hoa, via Vietnam.vn (2026-09-21)
In force
- In force2024-08-01
Housing Law 2023 and Decree 95/2024: the rules in force
Housing Law 2023 (Law 27/2023/QH15) and Decree 95/2024/ND-CP have applied since 1 August 2024. Foreigners together may own up to 30% of the apartments in a building. A foreigner owns for up to 50 years from the Pink Book date, renewable, and once the home is resold to a Vietnamese buyer it becomes long-term (permanent) ownership.
What it means for you today: A foreigner buys only from the developer or from another foreign owner, never from a Vietnamese owner.
Sources: Housing Law 2023 (official text) · Decree 95/2024/ND-CP (official text)