Vietnam Property Check was built for one reason: foreign buyers were losing deposits on properties they couldn't legally purchase. We automated the due diligence that every buyer should do before signing anything.
Foreign buyers purchased 2,800 apartments in Hanoi in 2024 — more than in the entire previous decade combined. The new Housing Law 2023, Land Law 2024, and REBL 2023 created a clear legal framework for foreign ownership, but also introduced new requirements that most buyers don't know to check.
The foreign ownership quota system means that even if a developer is willing to sell to you, the transaction may be illegal if 30% of foreign slots are already filled. The selling permit requirement means deposits paid to developers without a valid permit are unprotected by law.
This information is publicly available — but it exists across dozens of Vietnamese-language government PDFs, updated at irregular intervals. We built the infrastructure to collect, parse, normalize, and serve this data in real time so any buyer can check in seconds.
All data is sourced directly from official Vietnamese government portals. We do not use real estate marketplace data, agent listings, or third-party aggregators.
Foreign ownership quota lists (PDF)
Foreign quota + off-plan selling permits (PDF)
Foreign ownership quota lists (PDF)
Mortgage and encumbrance registry
Our checks are based on the legal requirements introduced by three laws that came into effect on 01.08.2024.
Housing Law 2023
Governs foreign ownership rights, leasehold terms (50 years, renewable), and quota limits (≤30% of units per building). Effective 01.08.2024.
Real Estate Business Law 2023 (REBL)
Requires developers to obtain a selling permit before collecting deposits for off-plan projects. Defines valid sales agreements.
Land Law 2024
Clarifies land use rights for foreigners, restrictions near national security zones (≥500m buffer), and Viet Kieu land inheritance rights.
Data collection. Our Python pipeline runs daily at 13:00 Vietnam time, scraping PDF lists published by provincial Departments of Construction. PDFs are parsed using a 3-strategy fallback: geometric extraction → table border detection → OCR.
Normalisation. All Vietnamese text is normalised using NFKC Unicode to ensure diacritics are consistently encoded. Project names are deduplicated using a slug system (project name + city). Numbers and dates are extracted with format-tolerant parsers.
Risk scoring. Each report includes a risk score (1–10) computed from quota availability, permit validity, encumbrance status, and zone restrictions. Scores are deterministic — same inputs always produce the same score.
Limitations. We report what government sources say. If a developer's data hasn't been submitted to the relevant department, it won't appear in our system. Always verify critical decisions with a licensed Vietnamese property lawyer.
Vietnam Property Check provides information services only. Nothing on this platform constitutes legal or financial advice. Data accuracy depends on government portal updates, which may lag behind actual project status. Always verify information directly with the relevant Vietnamese authority or a licensed lawyer before transacting. We are not responsible for decisions made based on data provided through this platform.