Solutions for Promoting Real Estate to Overseas Vietnamese Investors

Solutions for Promoting Real Estate to Overseas Vietnamese Investors focus on maximizing the financial potential of the Vietnamese expatriate community in countries such as the United States, Australia, and Canada. In the following article, Long Phan Consulting Company provides solutions for promoting real estate to overseas Vietnamese investors.

Overview of Vietnamese investors abroad for overseas Vietnamese

Overseas Vietnamese investors constitute a demographic with stable financial capacity who frequently monitor the Vietnamese real estate market and exhibit a trend of shifting capital back to their home country. This group is influenced by legal policies, foreign exchange rates, and project transparency. Accurately understanding their behavior and needs helps build effective solutions for promoting real estate to overseas Vietnamese investors.

Currently, Overseas Vietnamese investors play a pivotal role in driving liquidity for the high-end and resort real estate markets. With changes in the legal framework, especially new regulations regarding land ownership rights, this demographic is showing immense interest in assets in their homeland. Clearly identifying their persona and behavior is the first step in formulating an effective communication strategy.

>>>See more: What are the Conditions for Overseas Vietnamese to Invest in Real Estate Projects in Vietnam?

Characteristics and investment needs of overseas Vietnamese in real estate

The Overseas Vietnamese community possesses stable financial savings and a desire to maintain close ties with their roots. Their needs generally divide clearly into buying a home for retirement settlement and buying for profitable investment (via rental income or capital appreciation). A common characteristic of this group is high caution; they prioritize projects with transparent legalities backed by reputable operating units.

Conditions for overseas Vietnamese to invest in real estate projects in Vietnam

According to the 2023 Housing Law, the 2024 Land Law, and Decree 95/2024/ND-CP, Vietnamese residing abroad are permitted to invest in real estate in Vietnam if they meet the legal conditions. Specifically, there are two main groups:

1. Vietnamese residing abroad who retain Vietnamese nationality.
2. People of Vietnamese origin who no longer hold Vietnamese nationality.

For Vietnamese people living abroad (who still retain Vietnamese citizenship)

Vietnamese residing abroad who retain Vietnamese nationality enjoy numerous incentives and favorable conditions when investing in housing in Vietnam. Under Point b, Clause 3, Article 3 of Decree 95/2024/ND-CP, to establish real estate ownership, individuals in this group must:

• Possess a valid Vietnamese passport with a lawful entry stamp into Vietnam at the time of signing the transaction or establishing housing.
• Possess documents proving Vietnamese nationality (Citizen ID Card, Vietnamese passport, or other lawful documents per Point a, Clause 2, Article 3 of Decree 95/2024/ND-CP).
• Possess full civil act capacity under Vietnamese law (18 years or older, not restricted or deprived of civil act capacity).
• Prove lawful financial capacity to pay for the housing/land and related costs (via bank statements, income proofs, assets).

Vietnamese citizens retaining their nationality are not restricted in the number of houses they can own and may use residential land stably and long-term. Furthermore, they are permitted to buy, sell, transfer, donate, inherit, or participate in housing development projects, including off-plan housing. Administrative procedures regarding registration, tax declaration, and ownership certificate issuance are identical to those for domestic citizens.

For people of Vietnamese origin (who no longer have Vietnamese citizenship)

People of Vietnamese origin who no longer hold Vietnamese nationality can also invest in real estate in Vietnam but must comply with stricter conditions. Under Point b, Clause 2 and Point c, Clause 3, Article 3 of Decree 95/2024/ND-CP, specific conditions include:

• Possessing a valid foreign passport or lawful substitute document under immigration laws.
• Possessing a document confirming Vietnamese origin issued by a competent Vietnamese agency, proving bloodline ties or Vietnamese roots.
• Possessing a lawful entry verification stamp into Vietnam at the time of signing the housing purchase transaction.
• Possessing full civil act capacity and lawful financial sources, similar to the nationality-retaining group.
• Fulfilling all financial obligations: registering ownership, declaring taxes, and paying fees as prescribed.

Under Clause 1, Article 44 of the 2024 Land Law, eligible people of Vietnamese origin may own housing attached to residential land use rights if the housing/land is part of a housing development project zoned for permitted transfer. However, proving Vietnamese origin and complying with lawful entry conditions is mandatory to ensure the transaction’s legality and ownership rights.

The real estate segments of interest

The high-end apartment segment in major urban areas like Ho Chi Minh City and Hanoi, and coastal real estate in Da Nang, Nha Trang, and Phu Quoc consistently top the interest list. Overseas Vietnamese investors are also beginning to pay attention to industrial real estate and land plots in neighboring provinces with synchronized traffic infrastructure. Requirements for internal amenities, green standards, and professional operational management capacity are decisive criteria when they select products.

Understanding the client persona helps enterprises refine their communication messages to suit the tastes and expectations of international investors.

Effective solutions for promoting real estate to overseas Vietnamese investors today

Communication strategies for international clients require a seamless combination of technology and human elements to overcome geographical barriers. Establishing brand presence on channels frequently accessed by Overseas Vietnamese creates a massive competitive advantage.

Develop an international multi-channel marketing strategy

Omnichannel marketing maintains continuous project presence in the investor’s mind via Facebook, Google Ads, and LinkedIn. This is one of the most popular solutions for promoting real estate to overseas Vietnamese investors today. Personalizing ad content based on the geographic location of specific Vietnamese communities (in California or Melbourne) optimizes conversion costs. Enterprises must focus on synchronizing messages across all touchpoints to build solid trust.

Optimizing online platforms to reach overseas Vietnamese

Search engine optimization (SEO) and building a specialized website with flexible language support are essential solutions for promoting real estate to overseas Vietnamese investors today. Website content must provide complete technical specifications, construction progress, and independent market analysis reports. Using email marketing to send regular updates on promotional offers is also an effective way to nurture potential customers.

Leverage the network of Vietnamese communities abroad

Connecting through associations, Vietnamese business groups, and diplomatic missions creates highly reliable word-of-mouth communication channels. Organizing Webinars or direct project introduction events in densely populated Overseas Vietnamese areas helps address investment inquiries directly. Relationships with Key Opinion Leaders (KOLs) within local communities elevate the real estate project’s prestige.

A transparent and legally sound communication strategy

Information transparency is crucial because overseas investors cannot regularly monitor projects directly. All promotional materials must be accompanied by evidence of construction permits, 1/500 scale planning approvals, and other relevant legal documents. Publicly disclosing the timeline for obtaining land ownership certificates and profit guarantees helps alleviate customer concerns when conducting cross-border transactions.

Applying technology in advertising and sales

Virtual Reality (VR) and 360-degree tours allow investors to tour the project and model homes from their living rooms via a mobile device. Many companies are seeking effective solutions for promoting real estate to overseas Vietnamese investors today through digital marketing and international property exhibitions.

Online transaction management platforms facilitate rapid and secure deposits, payments, and electronic contract signing. Integrating AI Chatbots for 24/7 response support resolves time zone differences between Vietnam and host countries.

Legal requirements for promoting and conducting real estate transactions with overseas Vietnamese

Promoting and transacting real estate with Vietnamese residing abroad must strictly comply with the 2023 Law on Real Estate Business and the 2024 Land Law. Mastering legal regulations helps enterprises avoid dispute risks and serves as a pillar of trust for clients.

Regulations on home ownership rights for Vietnamese people residing abroad

Under Clause 1, Article 8 of the 2023 Housing Law, subjects eligible to own housing in Vietnam include: domestic organizations/individuals; Vietnamese residing abroad under nationality laws; and foreign organizations/individuals per Clause 1, Article 17 of the 2023 Housing Law.

Conditions for ownership (Clause 2, Article 8, Housing Law 2023):

• Domestic subjects: Through investing in construction, buying, lease-purchasing, receiving gifts/inheritance/capital contributions, exchanging housing, receiving resettlement housing, or other lawful forms.
• Vietnamese residing abroad (permitted entry): Owning housing attached to residential land use rights under land laws.
• Foreign subjects: Through forms prescribed in Clause 2, Article 17 of the 2023 Housing Law.

Conditions for transferring and selling real estate

Conditions for real estate projects: According to Clause 1, Article 40 of the 2023 Law on Real Estate Business, real estate projects being transferred must meet the following conditions:

• The project has received investment policy approval, investment policy approval, or investment approval from the competent state agency; the investor has been selected or recognized in cases where the project requires investor recognition procedures;
• The project has a detailed plan that has been approved in accordance with the law on urban and rural planning;
• The project, or the transferred portion of the project, has completed compensation and resettlement support. In the case of transferring the entire infrastructure construction investment project, the corresponding technical infrastructure works must be completed according to the approved schedule, design, and detailed planning as stipulated by the law on construction, the law on urban and rural planning, and the content of the project as approved by the law on construction;
• The land use rights of the project, or the transferred portion of the project, must not be subject to any ongoing disputes being notified, processed, or resolved by competent authorities, or disputes that have been resolved by competent authorities through legally effective judgments, decisions, or rulings; must not be subject to seizure to ensure the enforcement of judgments; must not be subject to any prohibited transactions under the law; and must not be subject to any suspension or temporary suspension of transactions as prescribed by law;
• The project is not suspended, terminated, or subject to a land revocation decision by a competent state agency; in cases where the project or the transferred part of the project is subject to administrative penalties, the investor must fully comply with the administrative penalty decision of the competent state agency in accordance with the law on handling administrative violations;
• If a project is mortgaged to secure the fulfillment of obligations as stipulated by law, the mortgage must be released;
• The project is still within its implementation period;
• For real estate projects involving the transfer of a portion of a project, it must be ensured that the construction items or the intended use and business activities of the construction works in the transferred portion of the project can be independent from other parts of the real estate project.

According to Clauses 2 and 3 of Article 40 of the 2023 Law on Real Estate Business, the conditions for investors include:

• The investor receiving the transfer of all or part of a real estate project must meet the conditions stipulated in Clauses 1 and 2 of Article 9 of the 2023 Law on Real Estate Business and commit to continuing to implement investment, construction, and business in accordance with the approved project content; in case of changes to the project content, the provisions of Clause 3 of Article 39 of the 2023 Law on Real Estate Business shall apply.
• When the investor transferring the project has received a decision from the competent state agency regarding land allocation, land lease, or permission to change the land use purpose for the project; and has fulfilled its financial obligations regarding land for the project, including land use fees, land lease fees, and other taxes, fees, and charges related to land (if any) to the State for the project or the transferred portion of the project, it is not mandatory to have a certificate of land use rights as prescribed by land law for the entire or part of the transferred project.

Regulations on real estate advertising under Vietnamese law

Real estate advertising must be truthful and must not cause confusion regarding the product’s utility, quality, or ownership rights. Information regarding location, area, price, and legal status must match the project dossier approved by competent authorities. Enterprises conducting cross-border promotions remain responsible for content under the Law on Advertising and guiding decrees.

Effective channels for promoting Vietnam to overseas investors

Social networks like Facebook, YouTube, and major Vietnamese real estate portals are where Overseas Vietnamese search for daily information. Display Ads on reputable electronic newspapers catering to the Vietnamese community naturally increase brand awareness. Utilizing actual video reviews from independent real estate experts is an effective way to persuade remote clients.

Online channel

Social media platforms like Facebook, YouTube, and major real estate portals in Vietnam are where overseas Vietnamese search for information daily. Display ads on reputable online news sites targeting the Vietnamese community help increase brand awareness naturally. Using authentic video reviews from independent real estate professionals is also an effective way to persuade customers remotely.

Offline channel

Organizing Roadshows and participating in international real estate exhibitions in major cities like Westminster (California) or Cabramatta (Sydney) provides direct access to potential clients. Placing promotional publications in remittance service offices and Vietnamese commercial centers yields positive conversion rates. Direct meetings dispel doubts about actual locations and project progress.

Intermediary channels and partners

Partnering with international real estate trading floors and immigration consulting law firms is a highly strategic solution. These intermediaries possess existing client bases with actual needs and have built long-term trust within the local community. Authorizing professional partners to provide consulting and procedural support shortens transaction times and ensures legal safety.

Long Phan Consulting Company provides solutions for promoting real estate to overseas Vietnamese investors

Long Phan Consulting Company provides in-depth services to assist developers and real estate enterprises in effectively accessing capital from the Vietnamese expatriate community. We structure our professional support into the following key area:

• We provide consulting services on solutions for promoting real estate to overseas Vietnamese investors, tailored to the specific characteristics of each international market.
• Conduct a due diligence check on the project to ensure it meets the requirements for international promotion.
• Providing advice on payment processes, international money transfers, and contract signing procedures for clients located far away.
• Connecting investors with networks of partners, distributors, and Vietnamese associations abroad.
• We represent investors in carrying out notarization, authentication, and ownership registration procedures upon request.

Some frequently asked questions about solutions for promoting real estate to overseas Vietnamese investors

The following, Long Phan Consulting Company some frequently asked questions regarding solutions for promoting real estate to overseas Vietnamese investors. We invite interested clients to refer to them:

What are the forms of home ownership in Vietnam for foreigners?

According to Clause 2, Article 17 of the 2023 Housing Law, foreigners permitted to enter Vietnam are allowed to own housing in Vietnam, including apartments and detached houses, through the following forms:

• Purchasing, leasing, or receiving commercial housing from the developer of a housing construction project, or inheriting commercial housing within a housing construction project that is not located in an area requiring national defense and security protection.
• Purchasing or lease-purchasing housing from foreign organizations or individuals who already own housing as stipulated in point b, clause 2, Article 17 of the 2023 Housing Law.

What is the maximum number of residential properties that foreign organizations and individuals are allowed to own in Vietnam?

According to Clause 1, Article 19 of the 2023 Housing Law and Article 5 of Decree 95/2024/ND-CP, foreign organizations and individuals are allowed to own no more than 30% of the number of apartments in a condominium building; and no more than 250 houses (if they are detached houses, including villas and townhouses) in an area with a population equivalent to a ward-level administrative unit.

Furthermore, according to Clause c, Point 1, Article 10 of the 2023 Housing Law, overseas Vietnamese (Vietnamese citizens residing abroad) are entitled to be granted a land ownership certificate for their legally owned property in accordance with the 2023 Housing Law and land laws.

What are the regulations regarding real estate business for Vietnamese citizens residing abroad who still retain Vietnamese citizenship (dual citizenship)?

According to Clause 2, Article 10 of the 2023 Law on Real Estate Business, individuals holding dual citizenship, including Vietnamese citizenship, enjoy the same rights and obligations regarding real estate business as Vietnamese citizens residing in the country. This means that you are permitted to conduct all forms of business, including purchasing land plots and individual townhouses for investment and business purposes, without the limitations imposed on Vietnamese nationals without citizenship.

Can Vietnamese people living abroad buy real estate for commercial purposes?

According to Clause 3, Article 4 and Articles 26 and 27 of the 2024 Land Law, Vietnamese citizens residing abroad who hold Vietnamese citizenship have the right to purchase real estate for commercial purposes similar to domestic citizens. For people of Vietnamese origin, this right is more limited and mainly focuses on residential properties.

Do overseas Vietnamese have the right to sublet their real estate?

Yes, according to Clause 3, Article 4 of the 2024 Land Law, overseas Vietnamese who are Vietnamese citizens residing abroad have full rights to use land like Vietnamese citizens, including the right to sublease their property. However, they are obligated to declare and pay personal income tax on revenue from subleasing activities in accordance with tax laws.

Conclusion

Solutions for promoting real estate to overseas Vietnamese investors demand a tight integration of modern marketing strategies and a solid legal foundation.  Long Phan Consulting Company is committed to accompanying you in building trust and successfully connecting with the global Overseas Vietnamese community.

For detailed consulting on optimal processes and solutions, please contact Hotline 1900636389.

>>>See more: Should overseas Vietnamese buy property in a real estate development project?