In short: foreigners can buy off-plan property in Vietnam in commercial projects, within the 30% foreign quota per building. The Law on Real Estate Business 2023 protects buyers by capping the deposit at 5% of the price, the first payment at 30% (including the deposit), payments before handover at 70% for domestic developers and 50% for foreign-invested ones, and holding back the last 5% until the pink book is issued. The main risks are delays and legal problems with the project, so check the legal file and the bank guarantee before paying anything.
Most new apartments in Ho Chi Minh City are sold before they’re built. For foreign buyers, off-plan has real advantages – the developer manages the foreign quota, and payments are spread over construction – but it also means trusting a developer with your money for two or three years. Here’s how to do it carefully.
How off-plan property in Vietnam works
- The project receives its approvals and becomes eligible to sell off-plan.
- You sign a deposit agreement and pay up to 5% of the price.
- You sign the sale and purchase agreement and pay instalments tied to construction progress.
- The developer hands over the apartment and you pay up to the handover cap.
- The pink book is issued in your name and you pay the final instalment.
The Law on Real Estate Business 2023 and the Housing Law 2023 have been in force since 1 August 2024. Among other things, they ban developers from collecting money through “cooperation” or “booking” agreements before the project is legally allowed to sell.
The protections you have
- Deposit cap: no more than 5%, and only when the project meets the conditions to sell. The agreement must state the price and the unit.
- Payment caps: 30% for the first payment, then staged payments up to 70% (or 50% with a foreign-invested developer) before handover.
- Pink book holdback: the last 5% is paid only when the certificate is issued.
- Bank guarantee: a bank guarantees the developer’s obligation to deliver or refund. Buyers can choose whether to require it – as a foreign buyer, we’d always say yes.
The risks to weigh
| Risk | How to reduce it |
|---|---|
| Construction delays | Choose developers with a record of on-time handovers; check site progress |
| Legal problems with the project | Check approvals and that the project is eligible to sell off-plan |
| Quota running out | Confirm in writing that your unit is allocated to a foreign buyer |
| Specification changes | Attach the finishes list and floor plan to the contract |
| Exchange rate | Payments are in VND – plan your transfers |
| Resale before handover | Check the rules for transferring the contract |
Tips for foreign buyers
- Open a bank account in Vietnam and remit funds through official channels, keeping every record – you’ll need them to repatriate money after a sale.
- Ask for an English translation of the contract and have a lawyer review it.
- Read the payment schedule against construction milestones, not just dates.
- Be careful with very long interest-free or discount schemes – read what happens if the developer’s partner bank changes the terms.
- Visit the site, and look at a finished project by the same developer.
For the general rules on foreign ownership, see can foreigners buy property in Vietnam. Current off-plan launches include Masteri Grand View and other projects on our projects page – filter by “Now selling”. Read our guide to Masteri apartments for one developer’s line-up.
Get a second opinion before you sign
We’ll check a project’s legal status, foreign quota and payment schedule before you commit. Contact us or browse apartments for sale in Ho Chi Minh City.
This guide is general information based on the 2023 Housing and Real Estate Business Laws, not legal advice. Have a lawyer review your contract.
Sources on off-plan property in Vietnam: Conventus Law on the off-plan rules in the 2023 Real Estate Business Law, the Housing Law No. 27/2023/QH15 (English text) and Dtinews on JLL’s 2026 apartment market data.
Frequently asked questions
Can foreigners buy off-plan property in Vietnam?
Yes, in commercial housing projects outside restricted areas, within the 30% foreign quota per building. The developer allocates units to foreign buyers.
How much deposit is allowed for off-plan property in Vietnam?
No more than 5% of the price, and only once the project is legally eligible to sell off-plan.
How much do I pay before handover?
The first payment is capped at 30% including the deposit, and total payments before handover at 70% for domestic developers or 50% for foreign-invested developers.
What is a bank guarantee for off-plan property?
A commitment by a bank to refund buyers if the developer fails to hand over as agreed. Buyers can choose whether to require it; foreign buyers usually should.
When do I get the pink book?
After handover, once the developer completes the registration. The final 5% of the price is paid when the certificate is issued.