Buy an Apartment in Da Nang: Foreigner Rules and Prices

Yes, if you can enter Vietnam and hold no diplomatic or consular immunity. Foreigners can only buy in specific permitted projects. Ownership lasts up to 50 years, and foreign owners together can hold at most 30% of a building. Primary prices run VND 77–83 million per sqm.

You can own an apartment in Da Nang only inside a project permitted for foreign buyers. Before picking an apartment, verify the building’s remaining foreign quota to confirm that the 30% foreign-ownership cap is not already full.

Three routes to a unit

Of the three routes in the table, the law names only the first two as ways to buy. A resale from a Vietnamese owner is not on that list, so the resale listings further down show asking prices, not a route the law names for you.

Before you spend time on a building

Five checks decide whether a unit is open to you at all:

• You are a foreign individual permitted to enter Vietnam, with no diplomatic or consular immunity.
• When you sign, your passport is valid and carries a Vietnam entry stamp, or you hold an equivalent entry document.
• The project is on the city’s published list, and foreign owners together hold at most 30% of the building.
• Ownership lasts up to 50 years, with one extension.
• Payment goes through a bank operating in Vietnam; see sending money to Vietnam.

The projects you can buy into

The city People’s Committee decides which projects qualify and publishes the list on its portal, adding projects in numbered batches. Batch 7, posted on 16 April 2026, added the Riverside Tower project and the DaNang Landmark commercial-centre-and-apartment complex.

Brokerages name projects too. CVR’s July 2026 list names The Filmore, on the Han River, as one of Da Nang’s most prestigious residential developments. Wyndham Soleil Da Nang stands on Vo Nguyen Giap Street, and Altara Suites is minutes from My Khe Beach and the Son Tra Peninsula. Nobu Residences offers five-star services, and Capital Square mixes homes, retail and offices.

Two new projects state the term up front. Masteri Rivera Danang sits at Quy My Street, Hoa Cuong Nam Ward, Hai Chau, developed by Masterise Homes.

Its ownership term is long-term for Vietnamese buyers and 50 years for foreign buyers, and the developer’s expected handover is Q4 2026. Sun Symphony Residence, by Sun Group, states the same ownership terms. It hands over a bare shell, which buyers fit out themselves.

What apartments cost now

For a first sense of the market, CVR Research’s report of 14 August 2026 puts the average primary price at about US$3,600 per sqm in H1 2026, across 9,157 units in 15 active projects of which 4,701 were sold.

CVR’s rental-yield report of 8 June 2026 put primary prices at around VND 77–83 million per sqm. Avison Young’s release of 10 April 2026 recorded USD 3,574 per sqm in the first quarter of 2026, up 3% on the end of 2025.

VnExpress, relaying CBRE, put the average first-sale price near VND 83 million per sqm in the first quarter of 2026. Every unit offered for sale that quarter was priced above VND 120 million per sqm.

The VND 83 million average and the VND 120 million floor use different bases. The average covers primary stock; the floor describes only that quarter’s new offers. USD and VND figures here come from different sources, and none gives an exchange rate.

For a budget, a one-bedroom-plus asks VND 4.13–4.51 billion at Masteri Rivera. Masteri Rivera’s asking prices in October 2026:

• One-bedroom-plus, 47.4 sqm: VND 4.13–4.51 billion.
• Two-bedroom, 66.9–68.3 sqm: VND 5.14–6.3 billion.
• Three-bedroom, 79.1 sqm: VND 6.68–8.11 billion.
• Booking deposit: VND 50 million.

Two items sit around the quoted price: the registration fee, and personal income tax on a later sale:

• Registration fee: 0.5%, paid when the certificate is issued.
• Personal income tax on a later sale: 2% of the transfer price, for a resident or a non-resident individual.

Renting it out: CVR’s own estimate

The Da Nang yield table below is a brokerage’s own estimate, not an audited figure. CVR’s table of 8 June 2026 gives an estimated net yield for a studio in three areas:

CVR defines net yield as the return after management, maintenance, vacancy and operating costs. It puts short-term occupancy at around 64%. Long-term lets are steadier, while short-term lets earn more per night but need more active management.

The report does not itemise the costs between nightly income and the net figure, so the yield cannot be checked from its inputs. Read 3.2%–3.6% a year as an unaudited estimate. It does not subtract these costs of buying and selling:

• Registration fee: 0.5% at certificate issue.
• Personal income tax on a later sale: 2% of the transfer price.
• Ownership ends after at most 50 years unless you extend it once.

Tax on the rent itself depends on your residency.

A resident individual whose annual business revenue is at or below a level set by the Government pays no personal income tax.

Decree 141/2026/NĐ-CP raised the figure in Decree 68/2026/NĐ-CP from VND 500 million to VND 1 billion. A resident who leases out real estate pays 5% on the revenue above that threshold. With several rental properties, the allowance is applied once a year across all the leases, not once per property. The rate for a non-resident owner is not confirmed here.

The 5% rule excludes an accommodation business, so it does not settle how a nightly let is taxed. The residency test is in Vietnam tax residency.

If you plan to live in the flat, see What It Costs to Live in Da Nang. Rents by area are in Where to Live in Da Nang.

What protects your deposit

If the unit is off-plan, meaning sold before it is built, the first payment, deposit included, is capped at 30% of the contract value.

A developer may take a deposit of no more than 5% of the price, and only once the housing meets the conditions to be sold.

Before it sells an off-plan unit, the developer must have a bank in Vietnam agree to guarantee what it owes buyers.

Each buyer gets a copy of the bank’s commitment letter when the contract is signed. You may take the guarantee or decline it, and a refusal has to be recorded in writing at signing. The guarantee covers the money the developer took in advance if it does not hand the unit over as committed.

The sale and purchase agreement (SPA) is in writing. Where both parties are individuals, notarisation or certification is required; where one party is a real estate business, it happens at the parties’ request.

The cap before handover is 70% of the contract value, or 50% where the seller is a foreign-invested company.

The developer has 50 days from handover (or, for hire-purchase, from full payment) to apply for your ownership certificate.

A foreign buyer must be permitted to enter Vietnam; see Vietnam e-visa rules if the entry stamp is what you need.

Check the project and the developer before you pay

What a bad project costs you is on-time delivery and resale value, and no source on this page rates a developer. The law does give you a list of papers a developer must hold before selling off-plan. Match each one to a document you have been shown.

• A construction permit for the building, where one is required, and papers showing the foundation work was formally accepted for an apartment block.
• The developer’s written notice to the provincial authority that the housing meets the conditions for sale. Developers must publish the authority’s document confirming eligibility and the bank guarantee agreement.
• The bank’s commitment letter, copied to you at signing.
• The project on the city’s published list of projects open to foreign owners.
• A payment schedule inside the caps above: 30% first, 70% before handover.
• A booking deposit of no more than 5% of the price, taken only once the housing meets the conditions to be sold.

Red flags

• No bank commitment letter at signing, and no written record that you declined the guarantee.
• A first payment above 30% including the deposit.
• A building not on the city list.
• A sale agreement notarised in Vietnamese with no translation you can read.

Who reads the contract for you

CVR is a sales-side business; its list is a starting point, not a certificate.

A housing sale contract has to be notarised or certified, except the cases Article 164 lists, which cover public, social, armed-forces and resettlement housing sold to or by an organisation.

A sale between individuals needs it; a purchase from a developer needs it only if you or the developer ask. Notarisation is carried out in Vietnamese, and a buyer who is not fluent needs an interpreter. Have a lawyer paid by you read the draft SPA before that step.

Should you buy if you will stay 6 to 12 months?

No: rent. The costs of buying and selling alone are too high for a short stay. The registration fee is 0.5%, and a later sale triggers personal income tax. Added up, these exceed the top of CVR’s estimated net yield of 3.2%–3.6% a year.

An off-plan unit may not be handed over within your stay: Masteri Rivera’s expected handover is Q4 2026. Ownership runs up to 50 years, far longer than your stay. For a shorter stay, start with how to find an apartment in Da Nang.

Where to get a shortlist

For a shortlist of buildings, CVR (Central Vietnam Realty) publishes its own lists of projects open to foreign ownership, naming buildings without prices. Its office is at 333 Chuong Duong Street, Ngu Hanh Son District, Da Nang.

What the law requires of a foreign buyer

The rules come from the Law on Housing 27/2023/QH15 and its Decree 95/2024/NĐ-CP, as amended by Decree 54/2026/NĐ-CP.

Who qualifies

A foreign individual permitted to enter Vietnam may own housing here, but not a person entitled to diplomatic or consular privileges or immunities. At the transaction you show a valid passport carrying a Vietnam entry stamp, or an equivalent legal entry document. You also give a written commitment that you fall under no such privileges or immunities.

For entry options, see the Vietnam e-visa rules or the visa exemption list.

Which projects qualify

Projects in areas requiring national defence and security assurance are closed to foreign owners. Where only part of a project falls outside those areas, the city marks out the part where foreigners may own.

The two caps

In one apartment building, including a mixed-use one, all foreign owners together may hold at most 30% of the apartments with a residential purpose. Where the building has several blocks on a shared podium (the common base under the towers), count each block separately.

For stand-alone houses the cap works by area, not by building. Here an area means one with a population equivalent to a ward; Decree 95/2024/NĐ-CP sets that population at 10,000 people. Foreign owners may own no more than 250 houses in one such area.

Where that area holds two or more projects, the 250 is the total across all of them. A draft amendment to the Law on Housing would limit foreign ownership to apartments and drop houses from it.

Term, extension and the end of it

Ownership lasts for the term agreed in the transaction, but not more than 50 years from the date of the certificate. It may be extended once, for up to 50 more years. Apply at least 3 months before expiry to the provincial People’s Committee where the housing is; it decides within 30 days.

Before the term ends you may sell or give the unit to anyone eligible to own housing in Vietnam, directly or through someone you authorize. If the term ends with the unit unsold, it becomes public asset.

Rights you own with it

A foreign owner holds the rights of an owner as a Vietnamese citizen does, subject to the quantity rules. Those rights cover selling, giving, exchanging, bequeathing, mortgaging, contributing as capital, assigning the sale contract, leasing, lending and authorizing management.

Renting it out is allowed. You must give the commune-level People’s Committee where the housing is written notice first, and pay tax on the rent; see rental contracts in Vietnam for the paperwork. If you marry a Vietnamese citizen living in Vietnam, you then hold the rights and obligations of a citizen over the housing.

The certificate, and payment

The State recognises you as owner by issuing the Certificate of land-use rights, house ownership and other assets attached to land, the ownership document. Where the owner holds no land-use right over the plot, the housing transaction documents back the certificate. The Land Law’s own list of land users does not name foreign individuals, and the certificate is the legal instrument that records the asset attached to land.

Payment must go through a credit institution or a foreign bank branch operating in Vietnam; see opening a bank account in Vietnam.

When ownership does not follow

A gift or inheritance that breaks the eligibility, quantity or defence and security conditions means you receive only the value of the housing, not the housing itself. A foreign organization not operating in Vietnam, or a foreign individual not permitted to enter Vietnam, who is given or inherits housing here is not issued a certificate.

Such a person may only sell or give the housing to someone eligible to own housing in Vietnam.

A forced-exit or expulsion order against you puts the housing under the competent authority’s decision. The same applies to a foreign organization forced to cease operating in Vietnam for breaking the law in using its housing.

For everything else about money in Vietnam, see the money section.

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Not confirmed: Remaining foreign quota in a building is not published. Whether houses stay open to foreign buyers: a draft amendment would allow apartments only, due to be considered at the National Assembly session opening on 17 October 2026. How a short-term let, or rent paid to a non-resident owner, is taxed is not confirmed.

General information checked against the sources listed above, not legal advice for your situation. Rules and office practice change; confirm with the immigration office or a licensed adviser before you act. See how guides are checked.

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