Vietnam Commercial Property Lease Laws: Owner's Guide
Comprehensive overview of commercial property lease regulations in Vietnam including offices, retail spaces, industrial property, and the legal framework.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Commercial property leasing in Vietnam is governed by the Law on Real Estate Business 2023 (effective 1 August 2024), the Civil Code 2015 (effective 1 January 2017), the Land Law 2024 (effective 1 August 2024), and the Ordinance on Foreign Exchange Control. Vietnam's commercial property market is growing rapidly, with strong demand for offices, retail spaces, and industrial premises.
Key Regulations at a Glance
Types of Commercial Property
Offices
- Grade A, B, C — Classified by quality and location
- Coworking spaces — Growing trend
- Concentrated in Hanoi and Ho Chi Minh City
Retail
- Shopping centers and malls
- Street-front shophouses
- Mixed-use shophouses
Industrial and Warehousing
- Industrial parks (khu công nghiệp)
- Industrial clusters
- Logistics warehouses
Key Legal Distinctions for Commercial Leases
Land Use Rights
Vietnam operates on a land use rights system (not freehold ownership). Tenants must verify:
- The landlord's Land Use Rights Certificate (LURC)
- Remaining term of the land use allocation
- Compatibility of designated land use purpose
Rent Must Be in VND
Commercial rent must be quoted and paid in Vietnamese Dong (VND). Under the Ordinance on Foreign Exchange Control and Circular 32/2013/TT-NHNN, quoting prices in foreign currency is prohibited.
Freedom of Contract
Commercial leases enjoy greater contractual freedom than residential leases. Most terms are freely negotiable between the parties.
Recent Legislative Changes
Law on Real Estate Business 2023 (Effective August 1, 2024)
- Stricter requirements for real estate business enterprises
- New template contract provisions
- Imposes a 5% cap on deposits for off-plan commercial properties (lease-purchase)
Land Law 2024
- Annual rent is now the mandatory default for most commercial and service land (Art. 120)
- Lump-sum (one-off) rent payments are restricted to specific cases such as industrial park infrastructure and high-tech zones
- Updated permitting processes
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Frequently Asked Questions
▶What are the key landlord-tenant laws in Vietnam?
Vietnam\'s residential rental sector is governed by the Housing Law 2023 (effective Jan 1, 2025) and the Civil Code 2015. 2026 marks a period of strict enforcement for fire safety standards across multi-unit dwellings. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the legal eviction process for landlords in Vietnam?
The eviction process in Vietnam requires landlords to follow formal legal procedures. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order. Self-help evictions are generally prohibited.
Read the complete guide▶What are the rent increase limits and caps in Vietnam?
Vietnam has specific rules governing when and how landlords can increase rent. These rules may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. Landlords must comply with all applicable regulations when raising rent on existing tenancies.
Read the complete guide▶What are the security deposit rules and return deadlines in Vietnam?
Vietnam has rules governing how much landlords can charge as a security deposit, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all statutory deadlines to avoid penalties.
Read the complete guide▶What are the mandatory lease requirements in Vietnam?
Lease agreements in Vietnam must comply with applicable national and local laws. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation. Written leases may be required for certain tenancy types or durations.
Read the complete guide▶What are the landlord maintenance and repair obligations in Vietnam?
Landlords in Vietnam are generally required to maintain rental properties in a habitable condition, keeping the structure, plumbing, electrical systems, and essential services in proper working order. The specific allocation of maintenance responsibilities between landlord and tenant should be clearly documented in the lease agreement.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Vietnam?
Vietnam has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on late fee amounts, and restrictions on interest charges. Late fee provisions should be clearly stated in the lease agreement and must comply with local regulations to be enforceable.
Read the complete guide▶What property disclosures are landlords required to make in Vietnam?
Landlords in Vietnam must disclose relevant information about the property to prospective tenants before the lease is signed. Required disclosures typically include known material defects, environmental hazards, previous damage history, and any conditions that could affect the tenant's use and enjoyment of the property.
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