Two tracks · same page · dated cells
Pick the door that matches who you are. Do not mix them.
Housing Law 2023 (Luật Nhà ở) is not Land Law 2024 (Luật Đất đai). A foreign individual buying a project apartment is not an FDI plant taking a State lease. Thon maps the split, cites the article, and points to the right door. We do not sell listings.
Home-seekers
For Expats
Foreign individuals who may enter Việt Nam and want to own commercial housing in a project — not industrial-park land.
Open the expat pack →Companies
For Businesses
FDI, branches, and Vietnamese companies that need land, a plant, an office, or a licence to trade real estate — not a pink-book apartment for a person.
Open the business pack →For Expats
Wrong door? Company land / FDI →
Who it is for. A foreign individual permitted to enter Việt Nam, looking at a home to live in — typically a project apartment or project landed house. Not a factory plot. Not a street house outside a housing-development project.
Legal track. Luật Nhà ở số 27/2023/QH15 (Công báo 1 Jan 2025 text; Law 43/2024/QH15 moved related land/housing/RE effectiveness to 1 Aug 2024) plus NĐ 95/2024/NĐ-CP. Stay, visas and tax sit on ThonExpat. Cost of living and retirement sit on ThonRetire.
What Thon is / is not — this pack
- Will: map the individual housing track, cite Điều 8 / 16 / 17 / 18 / 19 / 20, and hand you the primary URL.
- Will not: act as a licensed realtor, hold escrow, sell listings, or invent agents and phones. Thon is not a law firm (same honesty as ThonRights).
| Cell | Value | Source | Checked |
|---|---|---|---|
| Who may own (individuals) | Foreign individuals permitted to enter Việt NamLuật Nhà ở Điều 17.1.c. Extra condition: not enjoying diplomatic / consular privileges (Điều 18.3). | Luật Nhà ở 27/2023/QH15 Điều 17, 18 — VCCI text | Sep 2026 |
| What they may own | Commercial housing in a housing-development projectApartments and landed houses (căn hộ chung cư, nhà ở riêng lẻ) via purchase, hire-purchase, gift or inheritance of nhà ở thương mại in a dự án đầu tư xây dựng nhà ở — not a Vietnamese citizen’s land-use right (sổ đỏ for đất ở) outside that form. Điều 17.2.b–c. | Luật Nhà ở 27/2023/QH15 Điều 17.2 — VCCI text | Sep 2026 |
| Ownership term | Not more than 50 years from Giấy chứng nhận dateOne extension, not more than 50 years, if they have nhu cầu. Term must be written on the certificate. Điều 20.2.c. Extension practice: provincial check that the owner still meets object and conditions (Hue TTHC / NĐ 95). | Luật Nhà ở 27/2023/QH15 Điều 20.2.c — VCCI text | Sep 2026 |
| Quantity cap — apartments | Not more than 30% of dwelling units in one condominium buildingAggregate cap on foreign orgs + individuals (điểm b and c of Điều 17.1), not a personal quota. NĐ 95 Điều 5.2.a: 30% of units for ở; if many blocks on one podium, 30% per block / đơn nguyên. | Luật Nhà ở Điều 19.1; NĐ 95/2024/NĐ-CP Điều 5.2.a | Sep 2026 |
| Quantity cap — landed houses | Not more than 250 houses in an area equivalent to a wardBiệt thự / liền kề. NĐ 95 Điều 5.1: ward-equivalent population is 10,000 people under approved planning. If several projects in that area, 250 across all of them. Điều 19.1 of the Law states the same 250 figure. | Luật Nhà ở Điều 19.1; NĐ 95/2024/NĐ-CP Điều 5 | Sep 2026 |
| Defence / security zones | Not in national-defence or security restricted projectsĐiều 16: foreign persons may own in housing projects except those in khu vực cần bảo đảm quốc phòng, an ninh. MoD and MPS notify; provincial People’s Committees publish the allowed-project list. | Luật Nhà ở 27/2023/QH15 Điều 16 — VCCI text | Sep 2026 |
| TRC / work permit extra ownership? | — Law is silentHousing Law 2023 gates individuals on being permitted to enter (Điều 17.1.c) plus papers (passport with entry stamp at signing, per NĐ 95). It does not grant extra ownership rights for a TRC or work permit. Stay is a different desk. | Luật Nhà ở Điều 17–18 — no TRC limb in the ownership articles | Sep 2026 |
| Vietnamese spouse | Rights of a Vietnamese citizen — if married to a citizen living in VNĐiều 20.2.c paragraph 2: marriage to a Vietnamese citizen đang sinh sống tại Việt Nam → own and hold owner rights như công dân Việt Nam. Marriage to an overseas Vietnamese permitted to enter → rights như người Việt Nam định cư ở nước ngoài. That is a marriage limb, not a TRC limb. | Luật Nhà ở 27/2023/QH15 Điều 20.2.c — VCCI text | Sep 2026 |
Visa / stay: thonexpat.com · Retirement / cost: thonretire.com
For Businesses
Wrong door? Personal housing / pink book →
Who it is for. A Vietnamese company or a foreign-invested economic organisation that needs land-use rights, an industrial-park plot, office or factory space, staff housing owned in the company’s name, or a real-estate business licence. Staff who themselves want an apartment should use the expat door.
Legal track. Luật Đất đai số 31/2024/QH15 (Điều 28 receive-use forms) and, where the company buys housing, Luật Nhà ở Điều 17.1.b / 18.2 / 20.2.d / 21.2.b. Trading, brokerage and management sit on Luật Kinh doanh bất động sản số 29/2023/QH15. Capital pulse: ThonInvest. Staff stay: ThonExpat. Brand / marks: ThonRights.
What Thon is / is not — this pack
- Will: separate FDI land from personal housing, cite Điều 28 and the Real Estate Business Law conditions, and flag gaps instead of brochure language.
- Will not: broker parks, hold deposits, issue IRC paperwork, or pose as a licensed realtor. Not a law firm. No fake listings.
| Cell | Value | Source | Checked |
|---|---|---|---|
| This door is not personal pink-book housing | Enterprise land-use rights ≠ individual housing ownershipA foreign-invested economic organisation (tổ chức kinh tế có vốn đầu tư nước ngoài) takes land under Luật Đất đai 2024. A foreign individual buying an apartment is on Luật Nhà ở. Do not mix the two tracks. | Luật Đất đai 31/2024/QH15 Điều 28; Luật Nhà ở Điều 17 | Sep 2026 |
| How FDI takes land | State lease, contribution, IP transfer — not “buy land like a local”Điều 28 lists the receive-use forms for FDI, including: State lease; nhận góp vốn bằng quyền sử dụng đất; nhận chuyển nhượng vốn đầu tư là giá trị QSDĐ; nhận chuyển nhượng QSDĐ in KCN / CCN / KCNC; State allocation for housing-development projects to sell or sell-and-lease. Direct lease from a household/individual is not in that list. | Luật Đất đai 31/2024/QH15 Điều 28 — consolidated Công báo 44/VBHN-VPQH | Sep 2026 |
| Foreign orgs owning housing | Must be functioning in VN + hold a valid investment / establishment paperĐiều 17.1.b: FIE, branch, representative office, foreign fund, foreign bank branch đang hoạt động tại Việt Nam. Điều 18.2: Giấy chứng nhận đầu tư / ĐKĐT or equivalent still valid at signing. | Luật Nhà ở 27/2023/QH15 Điều 17.1.b, 18.2 — VCCI text | Sep 2026 |
| Org housing term | Not beyond remaining investment-certificate term (incl. extensions)Điều 20.2.d. Clock starts on the housing Giấy chứng nhận date. Hue provincial TTHC: extension for an org is capped at the extended IRC term (not the 50-year individual cap). | Luật Nhà ở Điều 20.2.d; Hue TTHC 23176 | Sep 2026 |
| What the org may use housing for | Staff accommodation onlyĐiều 21.2.b: chủ sở hữu là tổ chức nước ngoài thì chỉ được sử dụng nhà ở để bố trí cho người đang làm việc tại tổ chức đó ở. | Luật Nhà ở 27/2023/QH15 Điều 21.2.b — VCCI text | Sep 2026 |
| Real estate business (buy-to-sell, projects) | Must be an enterprise with RE as a line of businessLuật Kinh doanh BĐS 29/2023/QH15 Điều 9.1–2: establish an enterprise/coop with RE occupation; not banned/suspended; project developers: equity ≥ 20% of total investment if land < 20 ha, ≥ 15% if ≥ 20 ha. Law 43/2024/QH15 moved effectiveness of this statute (with Land and Housing) to 1 Aug 2024. | Luật 29/2023/QH15 Điều 9; Luật 43/2024/QH15 | Sep 2026 |
| Brokerage / management | Service enterprise + (brokerage) ≥ 1 certificate holderĐiều 9.5: RE services require a service enterprise. Điều 61: brokerage needs operating rules, facilities, at least one person with a brokerage certificate; individuals must practice inside a brokerage or exchange enterprise — no independent broker. Điều 67: consulting / management also a service enterprise; condo management also needs Housing Law conditions. | Luật 29/2023/QH15 Điều 9.5, 61, 67 — Công báo | Sep 2026 |
| Office / factory / warehouse vs IP lease | Lease of buildings ≠ land allocation; IP is its own doorLeasing an existing office, factory or warehouse from a landlord is a contract over assets/space. Taking land to build is Luật Đất đai Điều 28 (State lease or IP/CCN/KCNC transfer). We do not print a single “FDI may buy factory land” rule — that claim is not in Điều 28 as a general right. | Luật Đất đai 31/2024/QH15 Điều 28 | Sep 2026 |
Macro / capital: thoninvest.com · Staff stay: thonexpat.com · Marks: thonrights.com