The Best Apartments in Ho Chi Minh City for Foreign Buyers (2026)
Quick answer. For foreign buyers in 2026, the strongest apartments in Ho Chi Minh City fall into two clusters: branded residences in District 1 (One Central Saigon) and new riverside or township projects in District 2 / Thu Duc (The Global City, Palm River, Gladia Heights), plus the handed-over Diamond Island on the resale market. Every option here has units inside the legal 30% foreign-ownership quota — the detail that decides whether you can truly own, not just visit.
Table of Contents
Can a foreigner actually buy an apartment in Ho Chi Minh City?
Yes. Since the 2015 Housing Law — carried forward under the 2024 framework — foreign individuals with a valid visa stamp can own apartments in Vietnam. The two rules that shape every choice below:
- The 30% quota. Foreigners may own up to 30% of the units in any one apartment building. Once a building fills its foreign slots, the next foreign buyer is turned away — so availability, not just price, decides where you can buy.
- A 50-year, renewable title. Foreign owners hold a 50-year ownership term that is renewable, and you can rent out, sell, or pass on the unit. A Viet Kieu with Vietnamese residency or citizenship instead owns freehold, like a local.
The best apartments in HCMC for foreign buyers (2026)
Ranked by what a foreign buyer actually gets — location, product quality, and a real, open foreign quota. Prices move monthly, so treat the tiers as a guide and confirm the live sheet before you commit.
- One Central Saigon — District 1, the city core. Ritz-Carlton branded residences — the prestige address for a foreign buyer who wants trophy quality and a globally recognised brand. Foreign quota available. Best for: prestige and long-hold capital preservation.
- SELLINGThe Global City — District 2 / Thu Duc. A large master-planned township by Masterise, brand-new on the primary market with foreign quota — the cleanest way to buy at launch pricing with the full quota still open. Best for: growth and buying new at source.
- SELLINGPalm River — District 2, riverfront. Opening around September 2026, roughly 180–220 million VND/m2, with foreign quota expected. A scarce water-view address. Best for: view-driven buyers comfortable with an off-plan timeline.
- SELLINGGladia Heights — District 2, by Keppel Land — a Singapore developer with a strong delivery record. Around 83–94 million VND/m2, foreign quota available. Best for: buyers who prioritise developer reliability.
- RESALEDiamond Island — District 2, riverside and already handed over. Bought on the resale (secondary) market from current owners — you can inspect the real unit and move in now. Best for: end-users who want a mature address today.
How to compare them: quota, handover, and price
| Project | Area | Status | Foreign route | Best for |
|---|---|---|---|---|
| One Central | District 1 | New / branded | 30% quota | Prestige, capital preservation |
| The Global City | District 2 | New / primary | 30% quota | Growth, launch pricing |
| Palm River | District 2 | Off-plan (Sept 2026) | 30% quota (expected) | Riverfront view buyers |
| Gladia Heights | District 2 | Under construction | 30% quota | Developer reliability |
| Diamond Island | District 2 | Handed over | Resale | Move-in-now end-users |
Which one is right for you?
- Want prestige and a safe store of value? One Central Saigon in District 1.
- Buying for growth at launch pricing? The Global City — new, primary, full quota.
- In love with a river view and fine with waiting? Palm River.
- Want to move in and inspect a real unit now? Diamond Island on resale.
- Hold Vietnamese residency or citizenship? Your options widen to freehold, including domestic-only projects — see the panel above.
Updated for 2026. Foreign quota fills fastest in the projects now selling. The list is current as of 2026; a Realtique advisor can confirm exactly how many foreign slots remain in each building before you commit.
Frequently asked questions
Which district is best for foreigners to buy in Ho Chi Minh City?
District 1 for branded, central prestige (One Central Saigon) and District 2 / Thu Duc for newer riverside and township projects with more open foreign quota (The Global City, Palm River, Gladia Heights, Diamond Island). District 2 is the city’s established international quarter and usually offers better value per square metre.
Can foreigners get a pink book (ownership certificate) for an HCMC apartment?
Yes. Foreign buyers receive a pink book with a 50-year, renewable ownership term. A Viet Kieu who holds Vietnamese residency or citizenship receives a standard freehold pink book, like a local buyer.
What is the 30% foreign quota?
In any single apartment building, foreigners may own at most 30% of the units. Once that share is sold, no further foreign buyers are allowed in that building — which is why you should always confirm remaining foreign slots before paying a deposit.
Is it better to buy new or resale in HCMC?
New (primary) projects like The Global City offer launch pricing and full quota but a wait; resale (secondary) projects like Diamond Island let you inspect and move into a real unit now. Your timeline and cash flow decide which fits.
Where Viet Kieu can own — Ho Chi Minh City to the coast
And here is the complete map — where a foreign buyer or a Viet Kieu can own across the city and the coast, with the rule for each residency status:
Your status sets the ownership type: a Viet Kieu with Vietnamese residency or citizenship owns freehold, like a local (any project below). A Viet Kieu who is a foreign national buys within the 30% foreign quota or via long-term lease (the first three groups).
District 1 — Ho Chi Minh City
- One Central Saigon — Ritz-Carlton branded, foreign quota available
District 2 — East of Ho Chi Minh City
- SELLINGPalm River — riverside, opening Sept 2026 (foreign quota expected)
- SELLINGThe Global City — foreign quota available
- SELLINGGladia Heights by Keppel Land — foreign quota available
- RESALEDiamond Island — handed over, buy from current owners
- RESALEThao Dien Green — foreign-quota unit, resale
Coastal (foreign-eligible)
- Nobu Residences (Da Nang) — long-term lease resort
- Mandarin Oriental (Da Nang) — freehold for Vietnamese residents; long-term lease for non-residents
✓ Also yours freehold — if you hold Vietnamese residency or citizenship
These sell to domestic buyers (no foreign quota), but a Viet Kieu with residency owns them freehold, like a local:
- SELLINGBeachtro Tower — Blanca City, Vung Tau (final sea-view tower)
- SELLINGRung Phuong — Eco Retreat, Long An (low-rise, education hub)
- Haus Coastal — Quang Ngai (94ha coastal township)
Not sure which fits your status? Confirm your eligibility and live availability with a Realtique advisor — contact us or email [email protected].
Ready to Buy Property in Vietnam? Talk to Realtique
We guide local, overseas Vietnamese and international investors end to end — eligibility, due diligence, legal transfer and the pink book.
Start today. Leave your name and email — a Realtique specialist will reach out. Or email [email protected].
KC and the Realtique team guide local, overseas Vietnamese and international investors through buying property in Vietnam — safely and in full compliance, from the first viewing to the pink book.
