Is real estate tokenization legal in Vietnam?

It is becoming so under a new framework. In 2025 Vietnam passed the Law on Digital Technology Industry – the first to recognise digital assets as property under the Civil Code – effective January 2026, and Resolution 05/2025 launched a five-year pilot for issuing and trading tokens that represent real economic assets, including real estate. A token that is a security would also fall under the State Securities Commission.

Who regulates tokenization in Vietnam?

The Ministry of Finance is the lead authority, working with the State Securities Commission (SSC), the State Bank of Vietnam and the Ministry of Public Security. Under Resolution 05/2025 the Ministry of Finance began licensing crypto-asset exchanges in 2026, ahead of a regulated market launch later that year.

Can foreign investors buy tokenized Vietnamese real estate?

Within limits. Foreigners can own residential units in eligible developments on a 50-year leasehold and subject to per-building quotas, but cannot own land, which is state-owned. Vietnam's pilot framework expressly allows foreign investors to take part, so regulated, fractional tokens are a practical way to widen access.

What taxes apply to tokenized real estate in Vietnam?

Individuals selling property pay personal income tax of 2% on the transfer value; companies pay 20% corporate tax on net gains. Rental income above VND 100 million a year carries 5% VAT plus 5% personal income tax on gross receipts. The treatment of a tokenized holding depends on its structure, so confirm with a Vietnamese tax advisor.

What changed with Vietnam's 2025 digital-asset law?

The Law on Digital Technology Industry, passed in June 2025 and effective January 2026, made Vietnam the first country to formally recognise digital assets as a category of property under its Civil Code. Combined with Resolution 05/2025's five-year pilot, it moves Vietnam from a legal grey area to a supervised framework for issuing and trading digital tokens.

Is real estate tokenization happening in Vietnam yet?

Vietnam has early experience: platforms such as MoonKa and Realbox offered fractional property tokens from 2021, though several faded amid transparency concerns. With digital assets now recognised in law and a regulated pilot under way, the country is rebuilding tokenized real estate on a compliant, supervised footing.

For real estate companies, developers and funds

Tokenize Real Estate in Vietnam

Launch tokenized real estate in Vietnam on your own white-label platform – built for the country's new Law on Digital Technology Industry and the Ministry of Finance's five-year crypto-asset pilot, under your brand. You run the offering and own the investors; we power the software underneath.

Book a Free Demo

Digital assets recognised (2025)
MoF & SSC pilot
5-year sandbox

Is tokenized real estate already happening in Vietnam?

Vietnam has real experience – and is now rebuilding it on a regulated, supervised footing.

First in law – and live since 2021

MoonKa & Realbox

Vietnamese platforms MoonKa and Realbox were offering fractional property tokens from 2021 – some from as little as $1 – giving the country genuine early-mover experience in tokenized real estate. Several early platforms later faded amid transparency concerns, which is exactly why Resolution 05/2025 and the new Law on Digital Technology Industry exist: to put fractional property tokens on a compliant, exchange-licensed footing that investors can trust.

MoonKa
Realbox
Now regulated

MoF, SSC & State Bank

Three regulators, one pilot

The Ministry of Finance leads Vietnam's digital-asset pilot, working alongside the State Securities Commission and the State Bank of Vietnam. Exchange-licence applications opened in January 2026, ahead of a regulated market launch planned for later that year – the institutional rails tokenized real estate can run on.

Foreign access

A route for foreign investors

Foreigners can hold leasehold apartments in eligible developments but cannot own land. Vietnam's pilot framework expressly allows foreign investors to participate, so regulated fractional tokens are a practical way to widen access to Vietnamese property within the law.

Is your asset a fit?

Tokenization works for real, existing assets that you own and control.

What qualifies

Residential property
Commercial real estate
Development projects with permits
Portfolios under your ownership

What doesn't work

Ideas without an existing asset
Planned developments without permits
Assets you don't own or control
Single units under $500k with no plan to scale

How it works – from your asset to your investors

What gets tokenized isn't the property directly – it's the SPV or LLC that owns it. Investors buy tokens that represent a fraction of that company.

1
You bring the asset
A real property you own and control, held by an SPV or LLC. That company – not the building itself – is what gets tokenized.
2
We build your platform
A white-label platform under your brand and domain, with an audited smart contract, investor portal and admin panel. Live in about two weeks.
3
Investors come in
They pass KYC/AML with Sumsub, then buy token fractions paying in fiat or crypto – all inside your platform.
4
You run and grow it
You own the brand, the analytics and the investor relationship. We keep the software running with support and updates.

We provide tokenization software – not a ready-made marketplace with built-in demand. Legal structuring and regulatory approvals run separately and depend on your jurisdiction.

Why Tokenizer.Estate

The infrastructure, compliance and security to launch with confidence – under your own brand.

100%code coverage

0critical or high issues

Our token smart contract passed an independent Hacken audit: 100% code coverage, zero critical or high-severity issues, every finding fixed or mitigated.

It's yours
A white-label platform under your own brand and domain. You operate it and own the investor relationship.
Compliance built in
Sumsub KYC/AML, role-based access, audit logs and IP whitelisting – included from day one.
You stay in control
We provide the software and ongoing support – the business, and your investors, stay yours.

Real Estate Tokenization in Vietnam – Key Questions Answered

Is real estate tokenization legal in Vietnam?
It is becoming so under a new framework. In 2025 Vietnam passed the Law on Digital Technology Industry – the first to recognise digital assets as property under the Civil Code – effective January 2026, and Resolution 05/2025 launched a five-year pilot for issuing and trading tokens that represent real economic assets, including real estate. A token that is a security would also fall under the State Securities Commission.
Is real estate tokenization legal in Vietnam?
It is becoming so under a new framework. In 2025 Vietnam passed the Law on Digital Technology Industry – the first to recognise digital assets as property under the Civil Code – effective January 2026, and Resolution 05/2025 launched a five-year pilot for issuing and trading tokens that represent real economic assets, including real estate. A token that is a security would also fall under the State Securities Commission.
Can foreign investors buy tokenized Vietnamese real estate?
Can foreign investors buy tokenized Vietnamese real estate?
Within limits. Foreigners can own residential units in eligible developments on a 50-year leasehold and subject to per-building quotas, but cannot own land, which is state-owned. Vietnam's pilot framework expressly allows foreign investors to take part, so regulated, fractional tokens are a practical way to widen access.
What changed with Vietnam's 2025 digital-asset law?
What changed with Vietnam's 2025 digital-asset law?
The Law on Digital Technology Industry, passed in June 2025 and effective January 2026, made Vietnam the first country to formally recognise digital assets as a category of property under its Civil Code. Combined with Resolution 05/2025's five-year pilot, it moves Vietnam from a legal grey area to a supervised framework for issuing and trading digital tokens.

Who regulates tokenization in Vietnam?
Who regulates tokenization in Vietnam?
The Ministry of Finance is the lead authority, working with the State Securities Commission (SSC), the State Bank of Vietnam and the Ministry of Public Security. Under Resolution 05/2025 the Ministry of Finance began licensing crypto-asset exchanges in 2026, ahead of a regulated market launch later that year.
What taxes apply to tokenized real estate in Vietnam?
What taxes apply to tokenized real estate in Vietnam?
Individuals selling property pay personal income tax of 2% on the transfer value; companies pay 20% corporate tax on net gains. Rental income above VND 100 million a year carries 5% VAT plus 5% personal income tax on gross receipts. The treatment of a tokenized holding depends on its structure, so confirm with a Vietnamese tax advisor.
Is real estate tokenization happening in Vietnam yet?
Is real estate tokenization happening in Vietnam yet?
Vietnam has early experience: platforms such as MoonKa and Realbox offered fractional property tokens from 2021, though several faded amid transparency concerns. With digital assets now recognised in law and a regulated pilot under way, the country is rebuilding tokenized real estate on a compliant, supervised footing.

Global Jurisdictional Coverage

Every market has its own rules. Tokenizer.Estate has built the structures to make tokenization work – from Europe to Asia to the Middle East. Launch with confidence, wherever your investors are

Last updated: 21-06-2026

The information on this page is for general informational purposes only and does not constitute legal, financial, investment, or tax advice.
Tokenizer.Estate provides a platform for real estate tokenization and connects you with licensed local partners, but we do not provide legal or regulatory guidance.
Please consult qualified professionals in your jurisdiction before making any investment or tokenization decisions.

Sources & References

Watson Farley & Williams – Landmark Legislation Regulates Digital Assets in Vietnam
Allen & Gledhill – Vietnam: Digital Technology Framework & Crypto-Asset Market Pilot
Vietnam Briefing – Vietnam Introduces Licensing Regime for Crypto Exchanges
One Asia Lawyers – Introduction to the Law on Digital Technology Industry 2025
SGGP – SSC Begins Licensing Crypto-Asset Exchanges
VnEconomy – How Real-World Asset Tokenization Could Evolve in Vietnam
Vietnam Investment Review – Vietnam's Tokenised Property Platforms Fade – Transparency Concerns
PwC Tax Summaries – Vietnam – Property Transfer & Personal Income Tax
Vietnam Briefing – Vietnam's Property Tax Regime 2025
Rumavi – Foreign Property Ownership in Vietnam 2026

Tokenize Real Estate in Vietnam

Is tokenized real estate already happening in Vietnam?

Is your asset a fit?

What qualifies

What doesn't work

How it works – from your asset to your investors

You bring the asset

We build your platform

Investors come in

You run and grow it