Renting out property in Vietnam: landlord guide

Costs of buying

• The buyer pays a registration fee of 0.5% of the value plus notary fees; the seller pays personal income tax of 2% of the sale price.
• Apartments also pay a one-off maintenance fund contribution of 2% of the price.

Buying as a foreigner

• Foreigners allowed to enter Vietnam can own apartments and houses in approved commercial housing projects (not in defence or security areas), but not land.
• Foreigners may own up to 30% of the apartments in a building, and up to 250 houses in a ward.
• Ownership lasts 50 years from the certificate, and can be extended once for up to 50 more years.

Official guidance: Government portal: Housing Law and decrees · Ministry of Finance (tax)

How rental income is taxed

• From 2026, individuals renting out property pay no tax on rent of up to VND 500 million a year (it was VND 100 million).
• Above that, rent carries 5% VAT and 5% personal income tax, declared at the local tax office.
• Tenants that are companies may declare and pay the tax for you, if the lease says so.

Expenses claimable against rental income

• The tax is worked out on the rent itself, so expenses are not claimable against rental income in Vietnam.
• Keep records of management fees, repairs and furniture anyway: they set your real net yield, and your home country may let you claim them.

Tenancy rules and customs

• Deposits of one to three months' rent are usual, with rent often paid monthly or quarterly in advance.
• The landlord must make sure a foreign tenant is registered for temporary residence with the local police.
• Many apartment buildings limit or ban short-term rentals; check the building rules first.

Key dates

• By 31 January: Declare rent for the year if you file once a year (other options are monthly, quarterly or per contract)
• When a foreign tenant moves in: Temporary residence registration with the local police
• Before the 50-year term ends: Apply to extend a foreigner's home ownership

Questions landlords ask

What is a good rental yield in Vietnam?

Gross yields on apartments in Ho Chi Minh City and Hanoi are commonly around 4–6%. Check a specific unit with your own numbers in the rental yield calculator for Vietnam.

Can foreigners buy property in Vietnam?

Yes, apartments and houses in approved commercial projects, within 30% of a building's apartments, for 50 years renewable once. Foreigners cannot own land.

How much tax is paid on rent in Vietnam?

From 2026 nothing on rent of up to VND 500 million a year. Above that, 5% VAT and 5% personal income tax apply, with no expenses claimable.

Do I need to register my foreign tenant in Vietnam?

Yes. The foreign tenant must be registered for temporary residence with the local police, and the landlord is responsible for making sure it is done.

Official sources

• Ministry of Finance (tax)
• Government portal
• Government portal: legal documents