Land · Inheritance
Can overseas Vietnamese own property in Vietnam?
This is the question KPN hears most often. Since the 2024 Land Law took effect (August 1, 2024), the rights of overseas Vietnamese have expanded. The answer depends on your citizenship:
1. If you still hold Vietnamese citizenship
Holders of a valid Vietnamese passport have the same property rights as people living in Vietnam under the new law. Transactions require a valid Vietnamese passport with a Vietnam entry stamp.
2. If you are of Vietnamese origin and hold only U.S. citizenship
When permitted to enter Vietnam and holding a certificate of Vietnamese origin, you may own a house together with its residential land, and may inherit or receive as a gift a house and residential land from relatives within the line of inheritance. Each case should be checked before any transaction.
3. If you are a foreigner without Vietnamese origin
You may only buy housing in commercial housing projects open to foreigners, subject to limits on quantity and ownership term. You may not buy land or houses from private individuals.
Note on inheritance
A foreign national who is not eligible to hold title to the property is still entitled to the value of their inheritance share and does not lose their rights.
The biggest risk: putting property in someone else’s name
Many people ask siblings or friends to hold title for them, and later find it very hard to recover the property in a dispute. Before deciding, get advice on the safest option.
Every situation is different (citizenship, names on documents, marital status, land origin…). Checking first saves time and money.
KPN offers free consultations on Vietnamese law from 9:00 AM to midnight, every day. Your information is kept confidential.
Need personal advice?
This article provides general information on Vietnamese law as of the date of publication and is not a substitute for advice on your specific situation. Ken Phuc Nguyen is an attorney-at-law in Vietnam and a Foreign Legal Consultant certified by the Supreme Court of Texas; he advises only on the laws of Vietnam, not on Texas or U.S. law.