Foreign Property Ownership in Thu Thiem 2026: HCMC Expands Approved List to Over 130 Projects

Ho Chi Minh City is opening its doors wider than ever to international buyers. Throughout 2025 and the first half of 2026, municipal authorities have consistently updated the list of residential developments approved for foreign individuals and organizations. While this is stellar news for the market, for foreigners eyeing Thu Thiem in 2026, the real narrative lies in what the mainstream media leaves unsaid.

We won't just repeat the list here. Achieve Realty VN speaks frankly: being "listed on the approved registry" is merely step one—securing the actual purchase is an entirely different matter.

Policy & Market Updates

The People's Committee of Ho Chi Minh City periodically releases updated lists of residential projects approved for foreign ownership. By March 2026, the city recorded approximately 117 eligible projects. This number rose to 123 by early April and reached 131 by the end of April after the 7th official release. (Source: Phap Luat Newspaper HCMC).

The expansion did not stop there. On May 13, 2026, municipal authorities continued to add projects under Official Dispatch No. 3931/UBND-ĐT, followed by another two developments in late May. The cumulative total has now firmly surpassed 130 projects. (Sources: CafeF, Dan Viet).

Map of Approved Residential Projects for Foreign Ownership in HCMC 2026

In-Depth Analysis | What the Media Left Unsaid

A closer analysis of the recently added projects reveals an intriguing detail. The vast majority of the newly added developments are located in outlying and peripheral areas of Thu Duc City—such as Long Truong, Long Phuoc, and Binh Trung—or close to major industrial zones. These are primarily emerging satellite townships built to support the expanding industrial hubs and foreign experts working outside the city center. (Reference Source: VnExpress).

In other words: this latest wave of quota expansions does not inject any new inventory into the core Thu Thiem peninsula for international buyers.

What about the luxury developments in Thu Thiem and District 1? These premier assets have been structured and managed meticulously for international clientele since day one of their launches. Today, elite developments highly sought after by affluent global investors—such as the opportunity to acquire Empire City apartments designated for foreigners or the ultra-luxury Grand Marina Saigon — a branded residence in Ba Son, alongside The Global City, The River, and Zeit River—already operate on highly standardized frameworks: Vietnamese buyers secure long-term freehold ownership, while foreign buyers obtain a 50-year ownership term. International buyers do not need to wait for a "new government announcement" to transact within this established luxury segment.

Implications for Buyers, Renters, and Investors

For expatriates looking to establish a home or build a wealth-accumulating asset portfolio in Thu Thiem, the overarching statistic of "130+ projects" is largely irrelevant. The real indicators of transaction viability and value lie in three practical dimensions:

• ✦ Remaining Foreign Quota (30%): Premium phases and developments in prime Thu Thiem locations exhaust their 30% foreign quota incredibly fast. Several landmark towers are already completely sold out to non-Vietnamese buyers.
• ✦ "Pink Book" Title Deed Status: Certain sub-plots within the peninsula are still in the process of finalizing legal procedures for title deed (Pink Book) issuance. This directly impacts the foreign buyer's ability to hold direct title registration and secure local bank financing.
• ✦ 50-Year Ownership Terms & Resale Mechanisms: The procedures for title transfers, authorization, and re-signing of sales purchase agreements (SPAs) with the developer or when selling back to a Vietnamese national must be planned meticulously to avoid future legal liabilities.

Panoramic view of the luxury residential developments along the Thu Thiem Peninsula and the Saigon River

For seasoned investors, the government's systematic expansion of foreign access combined with the master plan to establish Thu Thiem as a new international financial center is a highly significant policy signal. Savills' Q1 2026 report highlights that Thu Thiem is rapidly cementing its status as the city's new Grade-A office hub, anchored by flagship commercial complexes like IFC HCMC. The resulting influx of multinational executives and highly-skilled foreign professionals will catalyze massive rental demand for luxury residences situated just minutes from District 1.

For buy-to-let investors, although the citywide supply open to foreigners is expanding, Thu Thiem's rental yields and premium capital growth remain unmatched due to its peerless location—requiring just a few minutes' drive across the Ba Son Bridge or through the Thu Thiem Tunnel to access the absolute heart of District 1. Prospective investors can review our comprehensive comparison of luxury Thu Thiem projects to gain deeper insights into capitalization rates, rental yields, and the competitive advantages of each development.

The Ground Reality: Insights from Achieve Realty VN

While policy shifts expanding foreign market access are incredibly positive, our extensive experience in the high-end residential segment reveals a common cognitive trap: buyers often assume that "expanding the approved list automatically translates to easier transactions." The physical market does not operate so simplistically.

Whenever we receive advisory briefs from global clients targeting Thu Thiem, Achieve Realty VN strictly audits three core pillars before any capital commitment:

Only by providing absolute clarity on these three critical queries do we deliver genuine real estate advisory. Our operational philosophy is simple and uncompromising: Trust is the bedrock of all enduring wealth. A swift, transactional close secured through ambiguous or incomplete data will never compare to the value of a lifetime partnership with a client who trusts us implicitly for decades.