The year 2025 marks a historic turning point for the Vietnamese real estate market as the Land Law 2024 officially comes into full effect. Among the most significant amendments is the unprecedented liberalization regarding Overseas Vietnamese buying land.
Restrictions that previously existed have been largely removed. Vietnamese residing abroad (who retain Vietnamese citizenship) now hold a legal status on par with domestic citizens. This presents a golden opportunity for the diaspora to return, settle, and invest in their homeland with full legal protection.
1. The Breakthrough: Equal Rights with Domestic Citizens
Previously, Vietnamese residing abroad faced numerous limitations in real estate transactions compared to residents within the country. However, the Land Law 2024 has fundamentally altered this landscape.
Under the new regulations, Overseas Vietnamese who hold Vietnamese citizenship are entitled to the same land user rights as domestic individuals. Specifically, they are permitted to:
- Acquire Land Use Rights (LURs): Purchase, lease-purchase, inherit, and receive gifts of LURs.
- Transact Inside and Outside Projects: Unlike foreign nationals who are restricted to specific housing projects, Vietnamese citizens abroad can acquire land use rights in all areas, including individual land plots.
- Mortgage Rights: Mortgage their Land Use Rights at credit institutions licensed to operate in Vietnam.
Essentially, the regulatory distinction between “domestic citizens” and “citizens residing abroad” regarding land access has been abolished.
2. Ending the Risk of “Nominee” Ownership
One of the greatest risks previously faced by Overseas Vietnamese was the necessity of asking relatives or friends to hold the title on their behalf (a nominee structure) when purchasing land plots or townhouses. This often led to complex legal disputes and loss of assets.
With the new legal corridor in 2025:
- Direct Ownership: You are legally permitted to be directly named on the Certificate of Land Use Rights, Ownership of House and Other Assets Attached to Land (commonly known as the LURC or Pink Book).
- Diverse Property Types: While foreign nationals are limited to apartments and houses within commercial projects, Vietnamese citizens abroad can purchase land plots (đất nền), residential land, and individual townhouses just like any local resident.
This regulation ensures maximum asset protection for the diaspora, increases market transparency, and encourages the flow of remittances into real estate.
3. Conditions and Procedures for 2025
To exercise these rights under the new law, Overseas Vietnamese must provide legal documentation proving their eligibility.
Prerequisites:
- Must be a Vietnamese citizen residing abroad.
- Must be permitted to enter Vietnam legally.
Required Documentation (One of the following):
- A valid Vietnamese Passport.
- A Certificate of Vietnamese Origin (Note: Full rights equivalent to domestic citizens are strictly reserved for those holding Vietnamese citizenship).
4. Important Considerations for Investors
Although the Land Law 2024 has opened the market, the transfer and titling process requires strict adherence to local administrative procedures. Investors should:
- Verify Zoning: Check the land use planning (zoning) at the specific location.
- Due Diligence: Ensure the land is dispute-free and possesses a valid LURC.
- Banking Compliance: Conduct payments and transactions through official banking channels to ensure the legality of cash flows and future repatriation of funds.
Conclusion
The facilitation of Overseas Vietnamese buying land under the Land Law 2024 is a positive signal, affirming the policy of national unity and attracting external resources. If you are a Vietnamese citizen residing abroad intending to invest or purchase a retirement home in your homeland, 2025 is the optimal time to initiate this process.
Need Legal Assistance with Land Transactions?
While the new regulations offer substantial benefits, navigating the specific legal procedures for transfer and titling requires precision. If you require assistance with property legal due diligence or the procedures for issuing a “Pink Book” for Vietnamese residing abroad, please contact us immediately:
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