Stop buying the view. Buy the pink book.
You own the dwelling, not the land.
50-year term, inside an approved project, behind a 30% building quota.
8 sections. Every formula written out.
$39 instant PDF. No email gate.
Price in USD · local tax added at checkout (e.g. 10% AU GST)
// What this Playbook is built on
Independent research. No commission. No affiliate. No developer pay.
Built on the Housing Law 2023 and Land Law 2024, read line by line. 3 composite walkouts: Thu Thiem off-plan, Da Nang beachfront, Tay Ho.
The Deliverable
What’s in the $39 Playbook.
8 sections. Every formula written out. Built for the foreign buyer underwriting a Vietnam apartment.
1. Why Vietnam isn’t Thailand or Bali. The dwelling, on a term, behind a cap.
2. The 5-step framework. Pull, purge, deduct, overlay, score.
3. The cost stack. The 10% VAT trap, the 2% maintenance fund, the 50-year clock as a real cost.
4. The legal traps. The full 30% quota, the missing pink book, the nominee, the off-plan default.
5. Three live deal walkouts. Thu Thiem, Da Nang, Tay Ho. Two killed. One survives.
6. Yield math, the clock, currency. Gross to net, and VND/USD on a long hold.
7. Money in, money out. The documented-inflow rule behind repatriation.
8. The region scout. Ho Chi Minh City, Hanoi, Da Nang, Nha Trang, Phu Quoc.
The Vietnam Apartment Net Yield Math.The brochure quotes gross. The bank account pays net. The PDF works the stack on one Ho Chi Minh City apartment, the term priced as a cost.
// The deduction stack · numbers worked twice in the PDF
The PDF works the stack on a worked Ho Chi Minh City apartment — the VAT in-vs-on-top swing, and the term priced as a real cost.
// Three questions you’re already asking
Read this before you click.
Do I actually own anything as a foreigner?The dwelling, for a 50-year term, on the pink book. Never the land.
You own the dwelling — the apartment itself — for a 50-year term, renewable once, registered in your name on the pink book, inside an approved commercial project under the 30% building cap. You never own the land; in Vietnam no one holds private freehold of land. Section 1 lays out the exact model and what the certificate does and doesn’t grant.
Can I get my money out when I sell?Yes, if the purchase money came in through a bank. Section 7 is the paper trail.
Repatriating sale proceeds depends on having proof your purchase money came in legally via the banking system at the start. Section 7 covers the documented-inflow rule end to end — the paper trail you set up on day one so the money-out path is clean at the exit.
Who wrote it, and is it legal advice?Independent research built on the legislation. Not AI. Not legal advice.
Is this AI-generated?
No. Built on the Housing Law 2023 and Land Law 2024 read line by line, and 33,030 Thai listings analysed. AI doesn’t read the legislation.
Not in Vietnam yet?
The framework is region-agnostic. The region scout covers Ho Chi Minh City, Hanoi, Da Nang, Nha Trang and Phu Quoc.
Why pay when free guides exist?
A brochure leads with the pool deck, not with “this tower is already at 30% foreign ownership.” On a multi-billion-VND apartment, the quota check alone is worth far more than $39.
Is this legal advice?
No. Independent research only. Engage a licensed local notary and your accountant before any closing.
The Vietnam Property Buyer's Playbook
8 sections. Every formula written out. The model, the framework, the cost stack, the legal traps, 3 walkouts, the yield math and the money-out rule.
// Instant PDF · 7-Day Guarantee · USD price · + local tax (e.g. 10% AU GST)
// The research behind the Playbook — free
- Buying property in Vietnam as a foreigner — the full reality check
- What a foreigner can actually own (the 30% cap)
- The 50-year ownership term, explained
- Vietnam rental yield: gross vs net
- The 5-step due-diligence framework
- Ho Chi Minh City, underwritten
- Hanoi, underwritten
- The free SE Asia Ownership Map (PDF)