The Housing Law 2023 rewrote the rulebook foreign buyers play by. If your knowledge dates from the 2014 law, here is what changed.
What is new for foreign buyers
- Clearer eligibility (Article 17) — foreign organisations with projects in Vietnam and foreigners permitted to enter Vietnam.
- Explicit quotas (Article 19) — 30% of units per apartment building; 250 individual houses per ward-level area.
- Defined term (Article 20(2)) — 50 years from the certificate date, extendable once by up to 50 years; marriage to a Vietnamese citizen residing in Vietnam grants citizen-like rights.
- The Airbnb ban (Article 3(8)(c)) — apartments may not be used for non-residential purposes.
- Stronger buyer protection — 60-month defect warranty for apartments (Article 129) and the 2% maintenance fund (Article 152).
- Defense/security zones (Article 16) — foreign ownership barred in designated areas.
The 2023 law trades ambiguity for precision — mostly in the buyer’s favour. But precision cuts both ways: the quotas and bans are now written plainly enough to be enforced plainly. Read them as the enforceable text they are.
Frequently Asked Questions
Which law applies now?
Law 65/2023/QH15, effective 01/08/2024 — replacing the Housing Law 2014. All transactions from that date follow the new rules.
What changed most for foreign buyers?
Clearer eligibility and quotas, a defined 50-year term with one extension, the Airbnb ban, stronger warranties, and explicit defense-zone exclusions.
Do old certificates stay valid?
Certificates issued under the old law remain valid; ongoing transactions transition under the law’s transitional provisions. Get advice for your specific timeline.
This article has been quality-reviewed by the FLAW AI Legal Council