I was there last summer, and there were tons of very large developments that were completely empty. Hard to imagine they don't have a long way to go before bottoming out. Phu Quoc was completely built out with nice looking properties, and nobody living in them. It'll take years for something like that to play out.

Easiest way to explain the red book vs pink book are red book = single family unit, pink book = multi-family units. Also, not all multi-family units are eligible for foreign purchase, only 30% last time I check. This causes the pricing for foreigners to be more expensive, basically supply and demand. Last, Vietnam has restrictions on how much money you can move outside the country, investing a large amount of money is not a good idea unless you plan to reside in Vietnam for a long time. My wife is a Viet Kieu and I retired last year, were planning to purchase some properties and retire, looking to invest some $, found out it was more difficult than we can imagine. Simply put, don't invest unless you can afford to lose all of it.

I am Vietnamese and let me tell you what I know about Vietnam, You are not allowed to talk negatively about the government and the country of Vietnam. The government of Vietnam illegally took a lot of land from people in the district Thủ Thiêm,

Just rent. That will save you from misery

Renting is better than buying in Vietnam.

I was just in Da Nang in February and along the ocean font you can see dozens of half built condos that went bankrupt after covid. Sitting empty now for a couple years, and no one knows what is going to happen.

Just rent it, there is no need to go through all of the trouble.

G’day Ken, Great video & over 300 comments your message is getting through. I think I will rent from you to be 100 % sure I don’t get ripped off. Cheers Louis Kats your number 1 Fan in Melbourne, Australia 🇦🇺👍 🇻🇳

Bottom coming within 2 or 3 years Best time to buy. Like Thailand in 97 USA in 2008 Japan in 1991 2027 to 30 great buys Hyperinflation likely after 2030 Have traded 100m borrowed 30m so I watch these things closely. GUSH 14 to 200 KOLD 10 TO 170 TSLA rose 26x NIO 20x NVDA 12X but tremendous volatility Vietnam Japan Thailand Cambodia Phillipines are great for retirees. Dont even need a long term visa Airfare is cheap Flights are frequent Cambodia 5 year visa is easy Thailand 10 and 20 year elite visas Vietnam may need a few more years to get its visa act together but it is moving in the right direction. Love Vietnam as well as Thailand Malaysia Japan Phillipines Your capital is freer in Singapore Dubai or Bangkok than Vietnam or Malaysia even Japan Have remitted over 1m so I know. Moving money in easy Moving it out not easy or cheap unless u r a huge multi national. Crypto volatile tax risks. Be cautious for 3 or 4 years 0 debt lots of cash Fire sale coming.

The thing is foreign people include Vietnamese live abroad do knows what risk to buy home or land in VN or in any communist country but one thing i am not understand is the government officials can make excuses to take your money, home at any time they want, so be careful and think twice before invest amd buy home, land in VN. Good luck

As a foreigner they will charge you 25% premium in any property i. e. If the price for locals is 400K you as the foreigner will end up paying 500K and nobody will give you an explanation on “why?” You get only 30 years but if 2 previous owners had the property you get 30 years MINUS the number of years each previous owner owned the property. Why? Nobody will tell you why. It’s not a transparent market AT ALL. Moreover each real estate agent sings a different song: yes u can sell the property to anybody including Vietnamese OR you can only sell your property to foreigners because there is a quota imposed by the government. It’s discouraging…. Stay away from real estate in Asia as a foreigner they will skin you alive and you can lose a big chunk of your net worth. And please please please DO NOT put any real estate asset under the name of a sweet gorgeous Asian girlfriend because things always take a turn for the worst and you will be in a “Nightmare” scenario that you never thought you would find yourself into when you were looking in the eyes of your Asian temptress…

Rule #1: Never invest your hard earned money in a communist country. Rule #2: Do not forget rule #1.

Nobody , even Vietnamese OWN property . It’s just an LUR ..land use right certificate. No Freehold ownership & that LUR can be taken away with the stroke of a pen. Apartments are really leasehold @ 50 years for example & as it depreciates with age , what’s it worth then?? Never buy immovable assets in countries you don’t have citizenship in. If you’re a foreigner, your Visa can be cancelled , denied extension & the married guys ……where do they run when wifey pints them. RENT don’t BUY. Invest your dollars in blue chip safe havens with solid credit ratings. Vietnam has No rule of Law, No freedom of Speech , the credit rating is Low & as we’ve seen , corruption is endemic. The Multi Nationals do well since they use other people’s money….Banks, shareholders, Govt grants & private equity…..what is the schmuck stepping off a plane using.???? If an old woman can steal BILLIONS $$ assisted by high ranking officials & Inspectors ….it’s obviously a loose system. Tread carefully , or don’t tread at all.

they give you the illusion you own the property , then WHOOPi All gone.

For years now, Vietnam's property market was led by Chinese investors. But now that China's economy is shrinking, their own property market is collapsing along with any properties they own around the world, including Vietnam. But unlike, say the U.S., NO Vietnamese could afford such high prices to save Vietnam's real estate sector. Hence, it must collapse.

Great work you do here, Ken. You clearly illustrate the rules and limitations in property ownership.

Where is the bottom price? Is this about legality? Red/Pink ? Or about the bottom price ? How much is the price ?

Had a look at flats price in D4 next to the canal. I don't see much of a bargain at the moment. It can go even further down. Will see how the new law regarding Viet Kieus will impact the market in 2025.

Never buy a condo off the plan. In Vietnam they will look nothing like what’s promised in the promotions and the promised ammenities like pools or ground floor shops never eventuate. And also for some reason in this country most big property developers end up in trouble with the law or financially.

Great content 👌 👏

Saw you in Al Jazeera video yesterday in regards to VN banking scandal

This tells me foreign countrys should treat vietnamese the same as vietnam laws for foreigners for vietnames overseas.

Rule #1 don’t buy in ripped off country! Own the land and the construction on it as well as getting the right to passing on this right to your children without problems , this is where you want to be. The rest is a no no no.

Be very careful buying into condos/apartments before they are finished. This is where you can get into financial disaster because the developers run out of money somehow. If you're a foreigner, better to buy a unit that is completed already or a resell, so you can worry less.

So other investors have "not shown their 'intentions' or 'penetration' into the Vietnamese market yet"...Who comes up with goofy language like this...and this guy grew up in the US...really...??? Just be up front and tell the world NOT to invest in developing countries unless you can write the whole thing off as a loss, and yes that includes Vietnam, cause you'll never really OWN anything no matter what they tell you. Clean Title, not a chance, and listening to self-serving bubbleheads telling you they can give you solid ownership of anything is a dream, all it takes is yet another bank scammer or a change in government. There are btw also casinos in Vietnam, and gambling there could quite possibly prove to be a better option for a return on your money than investing in real estate in Vietnam. Don't be stupid, invest in a country with real binding laws, regulations and transparency, not in some romantic dream-world (no matter how cute she is)...

I think Statista's figures about the value of Vietnam's real estate sector that you quoted are a misprint. By comparison Japan's GDP for this year is only $4.1Trillion so how exactly is it bigger than Japan's economy or even orders of magnitude bigger than Vietnam's economy itself. Could it be that the numbers are actually in Vietnamese Dong instead of US Dollars?

Good stuff!!

Same thing about USA , Right now I own House but what Ever I build on that Land I have to Pay real Estate tax , There are No escape , When I buy The House , Property Tax was 1200 a year Over the years building get older and older but Property Tax go up to 8200 $ a year .

When I was doing international liaison and industrial properties many decades ago, one of the key notes I learn was that Vietnam practises eminent domain freely and randomly. Especially back in the 60s and 70s. And they will likely do it repeatedly into the future. Foreigners who purchase properties in Vietnam are playing with Roulette.

Good job. I enjoy your videos.

Ken glad to see you are offering this real estate service which seems similar to an American title company. It's much needed in Vietnam. Problem is, Vietnam realistically needs another 2,000 of you.

I have nothing against Ken, he seems like a stand up legit guy, but having been a person who invested in Vietnam via local government rules with a legal registered investment only to then be told 4 months later that my investment was illegal and my money gone.........gone to the communist party.... well I cannot in good conscience tell anyone to invest in this communist country. Fortunately for me I only lost 30K USD after expenses, left Vietnam and won't move back, but it did take me a few years to recoup my savings to replace this money stolen by the Vietnam Communist Party. I think you can find other safer places to take a chance that Commie Vietnam but I do so that it's your money so do what you wish.

I am a Viet Kieu and I am interested in buying land or property in vietnam for retirement one day. Can you please talk more about it. Thanks for all your great videos so far.

When you buy a house in vn your land still own by the government you only own what ever seat on the land so why would you buy 😢😢😢

The whole video did not explain the objective and benefits of buying properties in Vietnam for foreigners. What's his point?

Cambodia market are the same way!!! Be careful, be careful!!!

In the US you are given an illusion that you “own” the land but you really don’t! Why? Because of the amount of annual property tax and heavy rules/regulations. So in Vietnam, a citizen has much more real estate ownership than the US as well as the West, that’s a fact, no argument about it.

Just wondering, is it possible for a 100 percent foreign owned company to buy a house with land in Vietnam with a red book?

i suspect some of the land developers in VN are also Chinese, hence the overbuilt problems in China are also happening in VN. Just look at the empty condos in Saigon and other cities. Real Estate runs in cycles, it takes a while to clear out the over capacity.

Love all your informative contents on the Vietnamese real estate market. A quick question. Can overseas Vietnamese passport holder buy properties including land.

Vietnam is good, but market is still small vs other markets and also the infrastructure is still poor

What's the process of transferring funds out of Vietnam if one decided to sell the property for foreigner?

You don’t need a visa to buy in Malaysia or Thailand too.

Until today i was seeing your videos showing vietnam as heaven but today this my third video of yours showing Vietnam negatively.

The best way to attract FDI is to show how investor rights are protected and how dividends & distributions out of Vietnam is working out. These are 2 key pieces of info needed.

Subbed! Very valuable info.

Became US citizen with US passport. I came to US as refugee as a kid in 1980, have no paperwork so how I go about to qualify as Viet Kieu so I can buy house in Vietnam now?

Just subscribed , first time watcher. Hope your channel would do better Ken

I dont understand why you said it collapsed when the price is still rocket high and still becoming higher. How can it collapsed. Just the people who live in VN can not buy house because the high price tag

If you are a foreigner you can buy basically condos , buying villas is difficult. So foreigners will get a 50 year lease buying a condo . But regardless if you are local or foreigner buying a condo has many risks 1st who are the developers the local developers are very risky with Nova Land basically bankrupt and Vinhomes buildings low quality homes .Masterise build nice buildings but the price is over priced . So you should buy foreign developers like Kepple land , Capitaland , Mapletree Fraser’s and Hong Kong land . BUT WAIT you bought the perfect condo from the perfect developer but the building owners committee BOC ( condo board) that owners vote in to run the building will be Vietnamese and they have no concept of being volunteers and do not do anything for free .The condo board will use their positions to enrich themselves and in many cases these volunteers will take over all the money owners pay in management fees and even in some cases take over ownership of common area land in the development. Condo law is still very new in Vietnam and it is a Wild West with people buying condos on plan before construction and when the building is finished they can’t move in because the government says the developers didn’t have permission to build. The prices in Vietnam are crazy high compared to Thailand and Malaysia and the government changes laws like the weather No doubt some people get lucky but so do people going to Vegas rolling the dice It would be good if Ken could specialize in real estate law so that people could go to him before buying so the #1 they are assured what they are buying is legit in others words the person selling is the actual owner and #2 if it is a Condo that condo is in sound financial state in other words not going bankrupt with their sinking fund all disappeared and cleaned out

Don't invest unless you know how to move money out of Vietnam. They have 50-60k per year max and it would take years to withdraw large fund legal way.

I've sent an email directly to the firm regarding foreign investment and tax issues we would face in the states.. ...and i got crickets 😂

I look online and see many condos for sale for good prices in Vietnam. I have trouble finding websites with houses. I promised my fiancé in 10 years a house near cam ranh or Nha Trang with a yard and fruit trees. (She is from HCM. I am from USA) Where do I find HOUSES?

Excellent series Ken and thank you for the advice. Your services and expertise to those seeking retirement options is priceless. First started traveling to VN years ago and had no idea how to navigate the intricacies of the purchase process. Now with a growing family I’m slowly making retirement plans.

I was born in vn but grew up in the U.S . I lost my house in vn due to unclear title . My advice, Be Careful

Iny opinion, i rented 5 straight night in hcm landmark plus at level 39 and (3 nights) 42 th floor. I think it is not worth investing as the necessaries around the area is so much pricy compare to Singapore. U don't get to use the swimming pool and etc. Example the shampoo from dove brand is twice the price of Singapore. seriously there no true value if everything is not align with the standard living of any Vietnamese (poorer group or middle class). Another example, our government condo project is quite ridiculous to the point to build 8 swimming pool for just 6 - 8 full block of condo apartments. I don't see that in Vietnam condos units here. You need to stay at least 1 month to access them. The properties in Vietnam in the way I see is of not much value in the end of the day and are already overpriced.

Are you able to have dual citizenship? Like if you have Vietnamese passport and USA at the same time?

The Best Info. Great Job. Thanks Ken!!!

It’s foolish for a foreigner to “buy” real estate in Vietnam. NEVER buy anything you do not have 100% control.

Just subbed coz i like you

Why would foreigners invest .... when you dont even have the same rights. When it comes to visas and liberties

We as Vietnamese must first reckon with the things call : “hubris “.

Buy low sell high. Thanks for the informative video.

4:57 the view with mountains, is that vietnam or stock?

I will soon be married in Cam ranh. I will spend my honeymoon in Da Lat. I am looking for a side trip between them, perhaps to stay 5 days. I do not mind off the grid or rustic. In fact, I would find charm in it. Suggestions?

If you can't own the land, you are still just a renter. 20:28

Ken, Some Americans are considering using their IRA to purchase properties, Could you do a program on what needs to be done to be able to use these accounts to buy? Thank you.

Too complicated, why take the headache.

NOT THE BOTTOM ... NOT EVEN CLOSE. THE CURRENCY RESET WILL BE THE 'BOTTOM'

Thank you for providing this topic as usual every topic that you buy on KZfaq is interesting and will help me in the near future to come and live in Vietnam and own property with my Vietnamese wife keep up the good work I love it mate

I had contacted this guy for a 1 bed room apartment and he said 400k, Be careful people

I don't think it hit the bottom yet too much greedy US money is coming in and Malaysia , Hong Kong and Singapore is next for a big bubble too much money and rich people there you heard of forest green city in Johor Malaysia 100 billion project gone .

The Vn real estate market is always going up and down, with the weather! It's controlled to suit the controllers. There is little trust or truth in Vietnam. It's not as bad as China or Russia, but it remains one of the same. It's all about control. You actually get integrity from the older generation and/or poorer citizens! The new money is all for greed and showing off. They had better maintain there home markets.

May i know if buying an condotel for hospitality investment in Danang of Nha Trang can get pink book registered as an foreigner property investor ?

Are redbook and pink book will have duplicate / double then cause dispute?? Because in indonesia its the biggest problem until now ... one pieces land can have double triple greenbook (land certificate) so cost many dispute ... Since jokowi president reform much better now but still high case dispute.. the main problem its land mafia cooperate with bad corupt officer😊

I am surprise the government let u tell the truth

Hi, my sister sensed that your agarwood bracelet is fake. Please bring it for authentication.

Whats the average price per sq. m or sq. ft. in HCM District 1 for a decent condo? PS. Do you have an office in HCM or elsewhere in Vietnam?

Subscribed Buddy 😊

What plc are exposed to this sector?

Cheers Ken!

This is just a sales pitch asking you to transfer the money to their bank account. What rights do you think you would have if the guy runs?

I can't even afford real estate in the states. 😢

Don't worry, VFS stock price in the US hasn't reached bottom yet :-)

All overpriced, low quality junk - forget it. You cannot polish 💩

No title company in Vietnam?

Thanks for the update!

Real Estate & Hotel management

Rent ! When war breaks out ! Pack up and run 🏃‍♂️ forest 🌳 Asia not worth buying! Cheap rent ! The world changes!

thank you, I'm 58y old living in Brisbane, and looking for a good place to move to, I have more information in your video than the last 3 months of the rest of the videos for the places people could live in, like to contact you soon to rent unit in Vietnam from you ,if I can, cheers

Thanks for the overview of the real estate investment. It is quite informative.

Thanks for another very informative video, Ken. 👍

Jump through these hoops. Pass the money over. Oh.....we are very likely to put new hoops up after that and oh....most importantly , those hoops may be closed.

One mans trash is another mans treasure

I'm sorry the youth population of VN is not growing, but in fact dropping rapidly. Current VN median age is 32.8 years, fertility rate is 1.9 (replacement rate is 2.1), and the shocker is a steep decline of people under the age of 30. The cohort of 25-29 years old is now 11% less than 30-34 years old cohort, and 20-24 years old cohort is 18% less than 30-34. What make matter worst is the ratio of male to female is 3-10% less female to male cohort under the age of 30 pending age range.

My wife; who is Vietnamese, purchased a property being an 1100m2 block of land in Dong Nai. She has a Pink book. Ken mentioned land is on a Red book. Is there any need for concern on this? Also she paid an extra fee for the ability to build on 100m2, speaking with the people who did the survey for us, they mentioned the 100m2 building envelope was already on the land and we should not have been charged for it. It was a significan amount of money. The main concern however is the colour of the book being Pink and not Red as mentioned in the video that it should be for Land only.

It is better and wiser to go to vietnam and open a business without all the licensing. Just live there and open a shop. They wont say sh*th.

I am trying to contact your firm as I need a service. No one responds to email enquiries, though

You should invest when prices go down

Very funny. You show us well the way to lose money.