Asset Management Consulting in VietnamStreamlining compliance, maximizing ROIand ensuring market clarity

Real Estate Advising in Vietnam

Regulatory environment and legal framework

Vietnam’s real estate sector is governed by a comprehensive legal framework that balances investor protections with state oversight. The Land Law (2013, amended 2018) establishes land use rights—documented via Red Books for land and Pink Books for residential properties—while the Housing Law (2014) and Real Estate Business Law (2014) regulate property development, sales, and brokerage activities. The Ministry of Natural Resources and Environment (MONRE) maintains a centralized electronic cadastre, providing visibility into cadastral maps, land-use classifications, and registered interests. Investors must navigate multiple approval stages: first, securing an Investment Registration Certificate (IRC) from the provincial Department of Planning and Investment (DPI); next, obtaining a Land Use Right Certificate from MONRE’s regional office; and finally, applying for construction permits through the Department of Construction. Coastal and tourism developments within 500 meters of the shoreline require additional clearance under the Law on Tourism and Environmental Protection Law (2020), enforced by the Department of Environment and Natural Resources (DONRE). Foreigners may acquire condominium units up to 50 percent of any project under Decree 99/2015/ND-CP, but direct land ownership remains restricted—foreign-invested enterprises can lease land for up to 50 years, renewable once. Anti-money laundering regulations, aligned with FATF standards, mandate full disclosure of beneficial owners and source-of-fund documentation. Navigating these overlapping statutes and provincial variations demands expert coordination with all relevant ministries and local authorities to prevent delays and ensure rigorous compliance.

Market dynamics and investment opportunities

Vietnam’s rapid urbanization, rising middle-class incomes, and strategic Belt and Road connectivity have fueled diverse real estate demand. Metropolitan hubs like Hanoi and Ho Chi Minh City lead in office and condominium absorption, while secondary cities—Da Nang, Nha Trang, and Can Tho—see surging tourism-driven development. Coastal provinces such as Khanh Hoa harness beach tourism growth, attracting resort and hospitality investors, whereas the Central Highlands benefit from agro-tourism and eco-residential projects. Industrial real estate thrives in special economic zones (SEZs) and high-tech parks—Bac Ninh, Binh Duong, and Dong Nai—offering investors tax holidays, duty exemptions, and streamlined customs procedures under the Law on Investment (2020) and PEZA-style frameworks. Demand for logistic warehouses and cold-chain facilities is rising alongside the e-commerce boom, with major port upgrades at Cai Mep-Thi Vai and Lach Huyen enhancing export capabilities. Rental yields vary by segment: 6–8 percent for quality apartments in provincial capitals, 7–10 percent for serviced residences in tourism zones, and 5–7 percent for Grade A offices in central business districts. However, inconsistent data transparency and fragmented pipeline disclosures complicate feasibility analyses. VelesClub Int. delivers granular market research, pipeline tracking, and demand-supply gap assessments—empowering clients to identify high-growth micro-locations, optimize timing, and capture premium returns across Vietnam’s dynamic landscape.

Title registration and acquisition procedures

Acquiring secure land-use rights and titles in Vietnam requires adherence to a defined multi-step process. Due diligence begins with a cadastral extract from MONRE’s regional office, verifying parcel dimensions, zoning status, and any encumbrances. Investors then negotiate a Sale and Purchase Agreement (SPA) with licensed attorneys, stipulating payment schedules, contingency clauses, and dispute-resolution mechanisms. The SPA is notarized by a Vietnamese notary public, after which the buyer remits a registration fee of 0.5 percent of the transaction value and stamp duty at 0.1 percent to the State Treasury. For foreign-invested enterprises, capital contributions are channeled through designated foreign-currency accounts with authorized commercial banks, ensuring compliance with Central Bank regulations on cross-border fund flows and repatriation of dividends. Following tax payment confirmations, the notarized SPA and supporting documents—proof of identity, corporate charters for FIEs, and certified translations—are submitted to MONRE for issuance of the updated Land Use Right Certificate, typically within 30 to 45 working days. Condominium transfers require a supplemental SPA filed with the local Registry of Deeds, annotating ownership on the Condominium Certificate of Title. VelesClub Int. orchestrates each procedural element—document preparation, notary coordination, tax filings, and registry submissions—to minimize back-and-forth, reduce approval timelines, and secure unambiguous, marketable rights.

Role of brokers and agencies

Licensed real estate brokers and agencies in Vietnam are regulated by the Ministry of Construction under the Real Estate Business Law (2014) and must affiliate with professional bodies such as the Vietnam Real Estate Association (VNREA). Top-tier firms maintain extensive networks in key provinces, sourcing both on-market listings and exclusive off-market opportunities across residential, commercial, industrial, and tourism segments. Brokers conduct preliminary site inspections, demographic analyses, and infrastructure assessments—evaluating proximity to highways, airports, and seaports—to determine project viability. They prepare detailed offering memoranda, incorporating zoning constraints, anticipated absorption rates, and yield projections calibrated to local business cycles. In complex or cross-border transactions, agencies coordinate certified translations, manage notarization of foreign-language agreements, and facilitate corporate structuring—whether SPVs, joint ventures, or share deals—to comply with foreign-ownership restrictions and optimize tax incentives. Typical brokerage fees range from 2 to 5 percent of transaction value, depending on asset class and deal complexity. VelesClub Int. partners with these agencies, integrating their localized market intelligence with our proprietary due-diligence frameworks, compliance protocols, and financial modeling tools, delivering a seamless, end-to-end advisory solution that aligns with institutional investment strategies.

Working with international investors

The Philippines remains a magnet for international capital across hospitality, office, logistics, and residential sectors. Foreign investors typically establish Philippine corporations—commonly SPVs or joint ventures—to satisfy the 60-percent Filipino equity requirement for land ownership or long-term leases. They open foreign currency deposit units (FCDUs) or designated foreign currency accounts with Bangko Sentral ng Pilipinas (BSP)–authorized banks, ensuring compliance with exchange controls and streamlined fund repatriation. Tax incentives administered by PEZA and the Board of Investments (BOI) provide income tax holidays, duty-free importation of capital equipment, and simplified customs procedures for qualifying projects in economic zones and priority sectors. Investors must comply with the Anti-Money Laundering Act (AMLA), submitting beneficial ownership disclosures and detailed source-of-fund documentation to the Anti-Money Laundering Council (AMLC). VelesClub Int. guides clients through entity formation, bank introductions, incentive applications, and compliance audits—ensuring efficient capital deployment, robust governance, and optimized tax structures for sustainable returns.

VelesClub Int.’s advisory solutions

• market entry strategy: We analyze urban expansion drivers—such as transport infrastructure, economic zone developments, and demographic shifts—to identify high-potential micro-locations for residential, commercial, and mixed-use assets.
• regulatory facilitation: Our legal team manages all permit applications—zoning, environmental, building, and heritage clearances—liaising with HLURB, DENR, LGU offices, and sectoral authorities to expedite approvals and minimize red tape.
• due diligence and valuation: We conduct comprehensive legal, technical, and environmental due diligence, supported by dynamic valuation models and scenario analyses to validate investment assumptions and mitigate risks.
• transaction management: From negotiation of sale agreements and escrow arrangements to notary coordination and tax payment processing, we orchestrate the conveyancing workflow for timely, compliant closings.
• capital structuring: Our finance specialists design tailored capital stacks—equity, mezzanine, and project debt—liaise with local and international lenders, optimize interest rates, and structure repatriation plans under BSP regulations.
• asset management: Post-acquisition, we provide lease administration, tenant sourcing, performance monitoring, and exit planning services to maximize operational efficiencies and yield optimization.
• stakeholder integration: We coordinate efforts among brokers, legal counsel, architects, engineers, LGUs, and investors, delivering transparent reporting and unified project governance.

Conclusion and next steps

Vietnam’s real estate landscape presents a compelling mix of high-growth urban centers, coastal tourism hotspots, and emerging industrial corridors. Yet, its multifaceted regulations, foreign-ownership caps, and multi-agency procedures require specialist guidance to navigate effectively. Partnering with VelesClub Int. offers you end-to-end advisory services—from regulatory facilitation and market intelligence to transaction management and asset oversight—tailored to institutional and corporate investors. Our integrated approach mitigates execution risks, accelerates approvals, and unlocks sustainable value across Vietnamese markets. To begin, schedule a detailed strategy session with our advisory team to define your investment criteria, conduct a preliminary feasibility study, and develop a customized execution roadmap. Engage VelesClub Int. today to capitalize on Vietnam’s dynamic real estate opportunities with confidence, clarity, and precision.