{"id":4938,"date":"2022-08-12T10:53:30","date_gmt":"2022-08-12T03:53:30","guid":{"rendered":"https:\/\/pl-partners.vn\/?p=4938"},"modified":"2023-01-12T11:41:42","modified_gmt":"2023-01-12T04:41:42","slug":"can-foreigners-inherit-real-estate-in-vietnam","status":"publish","type":"post","link":"https:\/\/pl-partners.vn\/en\/can-foreigners-inherit-real-estate-in-vietnam\/","title":{"rendered":"Can foreigners inherit real estate in Vietnam?"},"content":{"rendered":"<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_73 counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">N\u1ed9i dung b\u00e0i vi\u1ebft<\/p>\n<span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/pl-partners.vn\/en\/can-foreigners-inherit-real-estate-in-vietnam\/#QUESTION\" title=\"QUESTION:\">QUESTION:<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/pl-partners.vn\/en\/can-foreigners-inherit-real-estate-in-vietnam\/#ANSWER\" title=\"ANSWER:\">ANSWER:<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/pl-partners.vn\/en\/can-foreigners-inherit-real-estate-in-vietnam\/#_For_housing\" title=\"* For housing:\">* For housing:<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/pl-partners.vn\/en\/can-foreigners-inherit-real-estate-in-vietnam\/#_For_residential_land\" title=\"* For residential land:\">* For residential land:<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/pl-partners.vn\/en\/can-foreigners-inherit-real-estate-in-vietnam\/#PL_AND_PARTNERS_LAW_FIRM\" title=\"PL AND PARTNERS LAW FIRM\">PL AND PARTNERS LAW FIRM<\/a><\/li><\/ul><\/li><\/ul><\/nav><\/div>\n<h2 style=\"font-weight: 400; text-align: justify;\"><span class=\"ez-toc-section\" id=\"QUESTION\"><\/span><span style=\"color: #003366;\"><strong>QUESTION:<\/strong> <\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\">Hi lawyer, I am married and living with my husband in Taiwan. I have applied for renunciation of Vietnamese nationality and naturalization in Taiwan. My mother made a will to leave me a house in Binh Duong. So I want to ask the Lawyer if I have applied for renunciation of my Vietnamese nationality, can I still receive that estate? Thank you.<\/span><\/p>\n<h2><span class=\"ez-toc-section\" id=\"ANSWER\"><\/span><span style=\"color: #003366;\"><strong>ANSWER:<\/strong><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\">According to the provided information, you have given up your Vietnamese nationality and now you\u2019re a naturalized Taiwan citizen, so under the law, you are <u>a foreigner<\/u>.<\/span><\/p>\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\"><span style=\"color: #0000ff;\">Article 3.1 of the Law on Vietnamese nationality 2008<\/span> stipulates:<\/span><\/p>\n<table style=\"width: 100%; border-collapse: collapse; border-color: #00000; background-color: #faecd7;\">\n<tbody>\n<tr>\n<td style=\"width: 100%;\"><span style=\"color: #282828;\"><em>\u00a0\u201cForeign nationality is the nationality of <\/em><em>other countr<\/em><em>ies, <\/em><em>not Vietnamese.\u201d<\/em><\/span><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\"><span style=\"color: #0000ff;\">And Article 3.1 of the 2014 Law on entry into, exit from, transit through, and residence in Vietnam<\/span> of foreigners provides:<\/span><\/p>\n<table style=\"width: 100%; border-collapse: collapse; border-color: #00000; background-color: #faecd7;\">\n<tbody>\n<tr>\n<td style=\"width: 100%;\"><span style=\"color: #282828;\"><em>&#8220;<\/em><em>1. Foreigners are those who carry papers identifying foreign nationality and stateless persons who enter, exit, transit or reside in Vietnam. &#8220;<\/em><\/span><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\">The civil law on inheritance defines <em>will <\/em><em>as an expression of<\/em><em> wishes of an indivi<\/em><em>dual to <\/em><em>bequeath his\/her property to <\/em><em>others after <\/em><em>his or her death<\/em> (<span style=\"color: #0000ff;\">Article 624 of the Civil Code 2015<\/span>). The law respects the will of the testator, but no regulations are showing the distinction between making wills and inheritance for foreigners. Therefore, your mother has the right to make a will and You can also receive the inheritance as long as the will is valid.<\/span><\/p>\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\">However, related to the inheritance that you mentioned being real estate, and you also have foreign nationality so the inheritance, in this case, will be different between you and a Vietnamese citizen. Vietnamese citizens are entitled to own the real estate they inherit. Foreigners are only entitled to the value of the real estate, not to have their names on the certificate as the owner.<\/span><\/p>\n<h3 style=\"font-weight: 400; text-align: justify;\"><span class=\"ez-toc-section\" id=\"_For_housing\"><\/span><span style=\"color: #ed1c24;\"><strong>* For housing:<\/strong><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\">The law on housing only allows foreigners to inherit housing in Vietnam in the form of apartments; Separate houses in housing construction investment projects, except for areas ensuring national defense and security, and must satisfy the following conditions:<\/span><\/p>\n<ul style=\"text-align: justify;\">\n<li style=\"font-weight: 400;\"><span style=\"color: #282828;\">Being allowed to enter Vietnam;<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"color: #282828;\">Not entitled to diplomatic and consular privileges and immunities.<\/span><\/li>\n<\/ul>\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\">It can be seen that based on <span style=\"color: #0000ff;\">Articles 7 and 159 of the Law on Housing 2014<\/span>, you are not eligible to own housing in Vietnam.<\/span><\/p>\n<h3 style=\"font-weight: 400; text-align: justify;\"><span class=\"ez-toc-section\" id=\"_For_residential_land\"><\/span><span style=\"color: #ed1c24;\"><strong>* For residential land:<\/strong><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\">Pursuant to <span style=\"color: #0000ff;\">Article 5 of the Land Law 2013<\/span>, foreigners shall NOT be subject to <u>land allocation or land lease, recognition of land use rights<\/u> by the State, or transfer of land use rights.<\/span><\/p>\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\">Besides, <span style=\"color: #0000ff;\">Article 186<\/span> also stipulates the case where the heir of the real estate is a foreigner as follows:<\/span><\/p>\n<table style=\"width: 100%; border-collapse: collapse; border-color: #00000; background-color: #faecd7;\">\n<tbody>\n<tr>\n<td style=\"width: 100%;\">\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\"><em>\u201c3. In case all <\/em><em>the heirs of land use rights<\/em><em>, ownership of houses<\/em><em>, and other land-attached assets are foreigners or overseas Vietnamese who are <\/em><em>ineligible to <\/em><em>own houses in Vietnam <\/em><em>as prescribed in Clause 1 of this Article, the heir <\/em><strong><em>shall<\/em><\/strong><em> <strong>not be granted <\/strong><\/em><strong><em>the Certificate of land use right, ownership of houses and other land-attached assets <\/em><\/strong><em>but may transfer or donate the inherited land use right <\/em><em>in accordance with the following provisions:<\/em><\/span><\/p>\n<p><span style=\"color: #282828;\"><em>a) In case of transfer of land use rights, the heir may <\/em><em>act as the transferor in the land use right transfer contract;<\/em><\/span><span style=\"color: #282828;\">\u2026\u201d<\/span><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p style=\"font-weight: 400; text-align: justify;\"><span style=\"color: #282828;\">Thus, from the above provisions, it can be understood that, in the event that your mother leaves you a house as an inheritance, you will only be entitled to the VALUE of the house, and neither own houses nor use residential land. In other words, You do not have the right to use as well as directly put your name on the certificate of land use rights, ownership of houses, and other land-attached assets, but You can exploit and enjoy the value obtained from the house. For example, You can donate, or transfer it to another person to convert the value into money and transfer that money abroad in accordance with the provisions of the Foreign Exchange Ordinance.<\/span><\/p>\n<hr \/>\n<h3><span class=\"ez-toc-section\" id=\"PL_AND_PARTNERS_LAW_FIRM\"><\/span><span style=\"color: #ed1c24;\"><strong>PL <\/strong><strong>AND<\/strong> <strong>PARTNERS<\/strong><strong> LAW FIRM<\/strong><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><span style=\"color: #282828;\"><span style=\"color: #000000;\"><em><strong>Head<\/strong><strong>quarters<\/strong><strong>:<\/strong><\/em><\/span> <span style=\"color: #000000;\">46<sup>th<\/sup> Floor, Bitexco Financial Tower, No. 2 Hai Trieu, Ben Nghe Ward, District 1, Ho Chi Minh City, Vietnam<\/span><\/span><\/p>\n<p><span style=\"color: #282828;\"><em><span style=\"color: #000000;\"><strong>O<\/strong><strong>ffice:<\/strong><\/span><\/em> <span style=\"color: #000000;\">Lot 1.16 Viva Riverside, 1472 Vo Van Kiet, Ward 3, District 6, HCMC<\/span><\/span><\/p>\n<p><span style=\"color: #282828;\"><em><span style=\"color: #000000;\"><strong>Hotline:<\/strong><\/span><\/em> <span style=\"color: #000000;\">093.1111.060<\/span><\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"color: #000000;\"><strong><em>Email:\u00a0<\/em><\/strong><a style=\"color: #000000;\" href=\"http:\/\/info@pl-partners.vn\/\" target=\"_blank\" rel=\"noopener noreferrer nofollow\">info@pl-partners.vn<\/a><\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"color: #000000;\"><strong><em>Facebook:<\/em><\/strong>\u00a0<a style=\"color: #000000;\" href=\"https:\/\/www.facebook.com\/PLLaw\" target=\"_blank\" rel=\"noopener noreferrer nofollow\">www.facebook.com\/PLLaw<\/a><\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"color: #000000;\"><strong><em>Website:\u00a0<\/em><\/strong><a style=\"color: #000000;\" href=\"https:\/\/pl-partners.vn\/\"><em>www.PL-PARTNERS.vn<\/em><\/a><em> \u2013 <\/em><a style=\"color: #000000;\" href=\"http:\/\/www.hoidapluat.net\/\" target=\"_blank\" rel=\"noopener noreferrer nofollow\"><em>www.HOIDAPLUAT.net<\/em><\/a><em> \u2013 <\/em><a style=\"color: #000000;\" href=\"http:\/\/www.thutucphaply.org\/\" target=\"_blank\" rel=\"noopener noreferrer nofollow\"><em>www.THUTUCPHAPLY.org<\/em><\/a><\/span><\/p>\n<hr \/>\n<table style=\"width: 100%; border-collapse: collapse; background-color: #e3f1fa;\" border=\"1\/2pt\">\n<tbody>\n<tr>\n<td style=\"width: 100%;\">\n<ul>\n<li style=\"text-align: justify;\"><span style=\"color: #0000ff; font-size: 16px;\">The above-mentioned consulting opinions are based on the provisions of the law and information provided by the client. Any legal opinions expressed (unless cited) are our own and for reference only.<\/span><\/li>\n<li style=\"text-align: justify;\"><span style=\"color: #0000ff; font-size: 16px;\">At the time you read this article, the laws we refer to may have expired, or have been amended or supplemented. Therefore, we do not guarantee that the above information can be applied to all cases, to all subjects, at all times.<\/span><\/li>\n<li style=\"text-align: justify;\"><span style=\"color: #0000ff; font-size: 16px;\">For accurate and specific consultancy, please contact PL&amp;Partners lawyer via call center <strong>093.1111.060<\/strong> or email: <strong>info@pl-partners.vn<\/strong>.<\/span><\/li>\n<\/ul>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n","protected":false},"excerpt":{"rendered":"<p>According to Vietnam&#8217;s civil laws, a decedent is entitled to bequeath her\/his property to another person as an inheritance without nationality restriction.<\/p>\n","protected":false},"author":18,"featured_media":4831,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[168],"tags":[195],"class_list":["post-4938","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-law-focus-tdl","tag-legal-knowledge"],"_links":{"self":[{"href":"https:\/\/pl-partners.vn\/en\/wp-json\/wp\/v2\/posts\/4938","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/pl-partners.vn\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/pl-partners.vn\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/pl-partners.vn\/en\/wp-json\/wp\/v2\/users\/18"}],"replies":[{"embeddable":true,"href":"https:\/\/pl-partners.vn\/en\/wp-json\/wp\/v2\/comments?post=4938"}],"version-history":[{"count":0,"href":"https:\/\/pl-partners.vn\/en\/wp-json\/wp\/v2\/posts\/4938\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/pl-partners.vn\/en\/wp-json\/wp\/v2\/media\/4831"}],"wp:attachment":[{"href":"https:\/\/pl-partners.vn\/en\/wp-json\/wp\/v2\/media?parent=4938"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/pl-partners.vn\/en\/wp-json\/wp\/v2\/categories?post=4938"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/pl-partners.vn\/en\/wp-json\/wp\/v2\/tags?post=4938"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}