Updated: 05/09/2026
Can foreigners buy at Palm River?
Yes — within the 30% per-building quota. Here is exactly what you can own, what you need, and how the process works.
Short answer: YES. Under Vietnam’s current housing law, foreign individuals can buy apartments in licensed commercial projects such as Palm River, up to 30% of the units in each building, with a 50-year renewable ownership term. This page covers eligibility, your rights, the buying process and the taxes involved — plus the things worth double-checking at launch. It is a practical reference based on current regulations, not legal advice.
At a glance
| Can I buy? | Yes — apartments in projects licensed for foreign sale |
|---|---|
| Quota | Up to 30% of units per building; availability confirmed at launch |
| Tenure | 50 years, renewable on application; resale to a Vietnamese national converts to indefinite tenure |
| Requirements | A valid passport with a Vietnam entry stamp — no residency or visa length required |
| Your rights | Lease out, resell, gift and pass on by inheritance |
| Financing | Local mortgages are generally unavailable to foreign buyers — plan for cash / staged payments |
*Based on regulations current at the time of writing. Rules evolve — reconfirm when you transact.
The buying process for foreigners
- Check the quota
Confirm your preferred tower still has foreign-quota units — the 30% allocation tends to sell out early at Thu Thiem-adjacent projects.
- Reserve & pick your unit
Same as local buyers: booking deposit, then unit selection in priority order at launch.
- Sign the contracts
You need a valid passport with a legal entry stamp. The SPA is signed directly with the developer.
- Pay by bank transfer
Payments go through a bank in Vietnam. Keep every transfer record — it makes repatriating proceeds far smoother later.
- Handover & 50-year pink book
Receive the unit and your ownership certificate (50 years, renewable).
Foreign buyer FAQ
What happens after the 50 years?
Under current law, foreign owners can apply to extend the ownership term. Alternatively, if you resell to a Vietnamese national, the buyer holds the property under indefinite tenure. Regulations can change over time, so treat this as reference information.
Can I rent my unit out?
Yes. Foreign owners may lease their units, subject to registering and paying tax on rental income above the legal threshold. If you live overseas, Happy Land can connect you with rental management so the unit earns while you are away.
Do I need to live in Vietnam or hold a visa?
No residency is required. Eligibility is simply a valid passport with a legal Vietnam entry stamp. Many steps — registration, reservation, transfers — are handled remotely; signing can be arranged around a short trip or, in some cases, by power of attorney.
Can foreigners get a mortgage in Vietnam?
In practice, local banks rarely lend to foreign individual buyers, so most foreign purchases are cash-based, spread across the developer’s installment schedule. New launches usually stretch payments over construction, which softens the cash-flow burden considerably.
How do I get my money out when I sell?
Sale proceeds can be repatriated through the banking system provided your original purchase was properly documented — one more reason to transfer funds through official channels and keep every record. Sellers pay 2% personal income tax on the transfer price under current rules.
Is the Palm River foreign quota still available?
The 30% quota is counted per building and can only be confirmed at launch. At projects next to Thu Thiem, foreign allocations are usually claimed very early — register with Happy Land now and we will check the quota for you the moment the unit inventory is published.
Check your foreign quota slot
Message us on WhatsApp — we confirm per-tower quota availability and guide your paperwork step by step, in English.
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