Vietnam Commercial Property Lease Laws: Complete Guide for Property Owners
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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