Yes, Hong Hac City has officially been permitted to sell homes to foreign nationals thanks to three parallel legal grounds: the Bac Ninh Provincial People’s Committee issued Official Letter 513/UBND-KTN dated 8 July 2026 formally announcing ownership rights; the Ministry of National Defence and the Ministry of Public Security confirmed that the project does not lie within a national defence and security zone; and the entire dossier fully complies with the 2023 Housing Law. This is an important legal milestone, opening up lawful property ownership opportunities for the growing community of international experts and investors in Bac Ninh Province.
Foreign nationals may own two categories of housing at Hong Hac City, comprising commercial apartments—624 units across two multi-functional buildings—and detached housing comprising 248 villas, terraced houses and townhouses. However, each category is subject to its own quota and conditions under the 2023 Housing Law, so buyers should understand the characteristics of each property type before making a decision.
Under current regulations, the total ownership quota for foreign nationals at Hong Hac City is a maximum of 872 units, with an ownership term of 50 years from the date the Certificate is issued, which may be extended once if required. These legal parameters have been publicly announced by the Bac Ninh Department of Construction, giving foreign investors and buyers a sufficient basis on which to plan lawful, long-term ownership.
Moreover, Hong Hac City stands out from other projects in Bac Ninh thanks to its joint development model between Phu My Hung and Nomura Real Estate Vietnam, creating an international standard of living right in Vietnam’s leading FDI hub. Let us explore in detail each legal condition and ownership opportunity available to foreign nationals at the Hong Hac City ecological urban area.
Has Hong Hac City officially been permitted to sell homes to foreign nationals?
Yes, Hong Hac City has officially been permitted to sell homes to foreign nationals for three core reasons: the Bac Ninh Provincial People’s Committee has issued a valid administrative document confirming ownership rights; three competent state authorities have confirmed the project does not lie within a defence and security zone; and the entire legal dossier fully meets the conditions of the 2023 Housing Law.
View the Hong Hac City project at: https://phumyhungcenter.com/du-an/hong-hac-city-phu-my-hung/
To better understand the legal foundation of Hong Hac City that allows foreign nationals to own homes there, below are the two most important underlying factors to grasp.
What does Official Letter 513/UBND-KTN issued by the Bac Ninh Provincial People’s Committee regarding Hong Hac City contain?
Official Letter 513/UBND-KTN is an administrative document issued by the Bac Ninh Provincial People’s Committee on 8 July 2026, officially titled “On the announcement and publication of information on foreign organisations and individuals permitted to own homes at the Hong Hac – Xuan Lam Ecological Urban Area Project.” This is an important and directly applicable legal basis enabling foreign nationals to exercise their right to purchase and own homes at this project in accordance with the statutory process.
Specifically, the letter states that foreign organisations and individuals are permitted to own homes at the investment and construction project for the Hong Hac Ecological Urban Area – Xuan Lam, developed by Vietnam Bank for Industry and Trade Trade Union Investment Joint Stock Company, in accordance with the 2023 Housing Law. The number of homes foreign nationals may own will be publicly announced and continuously updated by the Department of Construction on its electronic information portal as regulated.
More importantly, the letter assigns the Bac Ninh Department of Construction the following specific management tasks:
- Publicly disclosing and periodically updating the number of homes foreign nationals are permitted to own on the Department of Construction’s electronic information portal after each transaction.
- Coordinating with relevant departments, sectors and localities to monitor the issuance of Certificates and the sale and transfer of homes to ensure compliance with the quota.
- Ensuring the number of homes owned by foreign organisations and individuals does not exceed the statutory quota and meets national defence and security requirements within the province.
As for the investing entity, the legal entity behind the project is Vietnam Bank for Industry and Trade Trade Union Investment Joint Stock Company, with development participation from Phu My Hung Development Corporation and Nomura Real Estate Vietnam, a member of the Nomura Group (Japan). This combination provides a solid financial foundation and brand credibility, giving foreign buyers confidence in the developer’s ability to deliver on its handover and title certification commitments.
Does Hong Hac City meet the national defence and security conditions for foreign nationals to own homes?
Yes, Hong Hac City fully meets the national defence and security conditions, as confirmed by all three of the most senior competent authorities: the Ministry of National Defence, Military Region 1 and the Ministry of Public Security.
This is a prerequisite and mandatory condition under the 2023 Housing Law: foreign organisations and individuals may only own commercial housing in projects that do not lie within areas required to safeguard national defence and security. In other words, even if a project meets all other legal conditions, foreign nationals still cannot purchase without clearance from the security authorities. This is why many large-scale, reputable projects in Vietnam have yet to open ownership to foreign nationals.
For Hong Hac City, the Ministry of National Defence, Military Region 1 and the Ministry of Public Security have all formally confirmed that the project does not lie within an area required to safeguard national defence and security. Simultaneous confirmation from all three authorities is something not every project achieves quickly, demonstrating the project’s legal transparency and the developer’s thorough preparation in completing the dossier for international customers.
According to data from the Bac Ninh Department of Construction, as at the issuance of Official Letter 513, the project had substantially completed its technical infrastructure, including roads, electricity supply, water supply, drainage, wastewater treatment, site levelling and greenery. In addition, the project has 1,047 detached housing land plots eligible for sale and lease-purchase of future housing, and the developer had not previously sold or leased real estate to foreign organisations or individuals, ensuring the ownership quota remained fully available when the document was issued.
Which types of housing may foreign nationals own at Hong Hac City?
There are two main categories of housing that foreign nationals may own at Hong Hac City under the classification criteria of the 2023 Housing Law: commercial apartments and detached housing, including villas, terraced houses and townhouses. Each category is subject to its own quota, conditions and legal management mechanism.
The table below summarises the two categories of housing foreign nationals are permitted to own at Hong Hac City, including the number of units, percentage quota and conditions attached to each type:
| Housing type | Number permitted | Statutory quota |
| Commercial apartments | 624 units (in 2 multi-functional buildings) | No more than 30% of total apartments per building |
| Detached housing (villas, terraced houses) | 248 units | No more than 250 units per ward-level area |
What are the conditions for foreign nationals to own apartments at Hong Hac City?
Commercial apartments at Hong Hac City are a housing type formed within multi-functional buildings, in which foreign nationals may own no more than 30% of the total apartments in a building under the 2023 Housing Law. This is the property group with the clearest legal conditions and the simplest procedures of the two groups available to foreign buyers at this project.
Specifically, the Bac Ninh Department of Construction has identified 624 apartments across two multi-functional buildings as eligible for sale to foreign nationals. This figure is calculated based on the total commercial apartments in each building and the statutory 30% ratio, not the project’s entire apartment stock. Hong Hac City has 2,098 commercial apartments in total, meaning the 624 units reserved for foreign nationals account for nearly 30% of the total commercial apartment stock, accurately reflecting the statutory limit and ensuring transparency in allocation.
Additional conditions foreign nationals should note when buying an apartment at Hong Hac City include:
- The buyer must be a foreign organisation or individual meeting the conditions for lawful entry and residence in Vietnam under current regulations.
- This applies only to commercial apartments, not to the 2,339 social housing units within the same project.
- The ownership term is 50 years from the date the Certificate is issued, rather than indefinite ownership as applies to Vietnamese nationals.
- The land use rights certificate (pink book) is issued within 1 to 3 months of handover, as committed by the developer Phu My Hung.
Furthermore, an advantage of the apartment category is that the 624-unit quota is controlled per individual building rather than aggregated across the whole project. This allows buyers to determine whether their chosen apartment remains within the quota via the Bac Ninh Department of Construction’s electronic information portal, without waiting for further approval from other authorities.
May foreign nationals purchase villas and townhouses at Hong Hac City?
Yes, foreign nationals are permitted to purchase villas and townhouses (detached housing attached to land) at Hong Hac City, provided that the total number of detached homes owned by foreign nationals in the area does not exceed 250 units per ward-level administrative unit under the 2023 Housing Law.
This is a noteworthy legal point and represents a significant expansion compared to previous regulations. The 2014 Housing Law imposed greater restrictions on detached housing attached to land for foreign nationals. However, the current 2023 Housing Law has extended ownership rights to detached villas, semi-detached villas, terraced townhouses and shophouses, with quantity controlled by ward-level administrative geography rather than restricted by housing type as before.
At Hong Hac City, the Bac Ninh Department of Construction has identified 248 detached homes as eligible for sale to foreign nationals. The figure of 248 sits just below the statutory maximum of 250, showing that the developer has fully utilised the permitted quota to serve international customers seeking landed property. Within the project’s product mix, the detached housing group at Hong Hac City comprises detached villas, semi-detached villas, terraced townhouses and shophouses distributed across the Hong Phat, Hong Thinh and Hong Phuc subdivisions.
However, there is an important legal boundary that must be clearly understood: although foreign buyers are permitted to purchase villas and terraced houses, ownership is still limited to a maximum term of 50 years and does not confer the same long-term land ownership rights enjoyed by Vietnamese citizens. In contrast to Vietnamese buyers, who are granted stable, long-term ownership of both the house and the land, the rights of foreign buyers are tied to the project’s land-use term and the duration stated on the Certificate. This is a point that buyers need to fully understand before signing a sale and purchase agreement.
What are the ownership quota and ownership term for residential property at Hồng Hạc City for foreigners under the 2023 Housing Law?
The maximum ownership quota is 872 units and the ownership term is 50 years from the date the Certificate is issued, which may be extended once if required, in accordance with the provisions of the 2023 Housing Law applicable to foreigners at the Hồng Hạc City project.
Below is a detailed analysis of how the quota is allocated and the conditions for extending the ownership period, providing foreign buyers with all the information they need to plan their long-term finances and legal arrangements before proceeding with a transaction.
How is the number of residential units that foreigners are permitted to own at Hồng Hạc City allocated?
There are two allocation categories of residential units that foreigners are permitted to own at Hồng Hạc City, classified by property type, totalling 872 units, with separate control mechanisms applied to each category.
The table below breaks down the 872 allocated units by property type, control quota and the authority responsible for updates:
| Property type | Number permitted | Control quota | Updating authority |
| Apartment units (2 multi-purpose towers) | 624 units | No more than 30% per building | Bắc Ninh Department of Construction |
| Detached housing (villas, terraced houses) | 248 units | No more than 250 units per ward-level area | Bắc Ninh Department of Construction |
| Total | 872 units | Continuous and public monitoring | Department of Construction’s electronic portal |
More importantly, the figure of 872 units is not a fixed, immutable quota. Under the management mechanism of the Bắc Ninh Department of Construction, the number of units still available is updated publicly on the electronic portal in real time, based on the number of Certificates issued to foreigners after each completed transaction. This mechanism ensures transparency and helps subsequent buyers see the remaining quota before deciding whether to proceed.
It should also be noted that the 872 units reserved for foreigners represent only a small portion of Hồng Hạc City’s total property stock. The project as a whole comprises 1,438 terraced houses, 1,406 villas, 2,339 social housing apartments and 2,098 commercial apartment units, meaning the majority of properties remain available to domestic buyers and Vietnamese investors. Foreign buyers should contact the official sales centre to confirm the remaining quota at the time of their actual transaction.
Under what conditions can the 50-year residential ownership term at Hồng Hạc City be extended?
The residential ownership term for foreigners at Hồng Hạc City is 50 years from the date the Certificate is issued, and may be extended once if the owner so wishes and continues to meet all legal requirements at the time of extension under the 2023 Housing Law.
Specifically, the extension mechanism operates on the following principle: as the 50-year term nears its end, the owner must submit an extension application following the procedures set out by the local competent authority at each stage. The 2023 Housing Law provides for a one-off extension but does not specify exactly how many days in advance the application must be submitted, so buyers should proactively monitor the timeline and prepare their documentation early to avoid any legal interruption in the continued use of their property.
However, buyers need to distinguish clearly between two important legal concepts. The 50-year term is the residential ownership term and is not equivalent to long-term land-use rights. The land-use rights at the Hồng Hạc City project run until 14 October 2066, an effective period of around 40 years from the present. Buyers should compare the date on which the Certificate is issued against the project’s land expiry date to gain a clear picture of the overall legal position before deciding to invest or settle for the long term.
This is also the most fundamental difference between Vietnamese and foreign buyers within the same project. Vietnamese buyers are granted long-term residential ownership with no time limit. Foreign buyers, by contrast, hold ownership for a term of 50 years with only one permitted extension, a legal constraint that must be clearly factored into any investment plan or plans to resell the property in the future.
According to information from the developer, the Certificate of land-use rights is issued within 1 to 3 months of handover, and the 50-year term is calculated from the date stated on the Certificate, not from the date the sale and purchase agreement was signed or the deposit was paid.
What sets Hồng Hạc City apart from other property projects in Bắc Ninh that are permitted to sell to foreigners?
Hồng Hạc City stands out thanks to its internationally benchmarked urban development model, being one of the rare projects in Bắc Ninh co-developed by Phú Mỹ Hưng and Nomura Real Estate Vietnam, whereas most other projects in the province are undertaken by individual domestic developers and have yet to achieve the scale of Vietnam–Japan cooperation seen on this 198-hectare site.
Individual houses versus apartment units at Hồng Hạc City: which ownership type should foreign buyers prioritise?
Individual houses are better suited to independent living space and long-term capital appreciation, while apartment units offer greater flexibility in terms of quota and procedures, making them suitable for foreign professionals working on mid-term contracts of 3 to 5 years. Foreigners planning to settle in Bắc Ninh for the long term should consider individual houses first, as the quota of 248 units will be depleted faster than the 624 apartments. Conversely, professionals without firm long-term plans should prioritise apartment units, which have a larger quota and simpler legal procedures.
Why is Hồng Hạc City a suitable choice for international professionals and foreign investors working in Bắc Ninh?
Hồng Hạc City is well suited to international professionals in Bắc Ninh because the project lies within a 15km radius of major industrial zones such as Samsung, VSIP, Canon and Tiên Sơn, which together host tens of thousands of foreign professionals each year. According to end-of-2025 figures, Bắc Ninh is home to more than 40,000 foreign residents, with over 205,000 temporary residence registrations recorded in the first 10 months of 2025 alone, and this number is forecast to keep rising sharply between 2026 and 2027. With its Japanese urban standards from Nomura Real Estate, a construction density of just 27.9%, an 18-hectare central park and the “15-minute amenities” living philosophy, Hồng Hạc City is the choice that meets the lifestyle expectations of this province’s growing international community.
If you are interested in Phú Mỹ Hưng projects, please contact Phú Mỹ Hưng Center for accurate advice and the latest updates. Consultant Kim Thùy, with extensive experience, is always ready to help you select a project suited to your residential or investment needs, while providing complete information on pricing, unit layouts, sales policies and legal matters.
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