Vietnam 💰 VND Last updated2026-05-28

Vay mua nhà Calculator Vietnam

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Quick answer (Vietnam)

A ₫2,500,000,000 vay mua nhà at 8.5% over a 20-year term (with 1-year teaser) works out to a monthly payment of about 21.695.581 ₫, with total interest of 2.706.939.400 ₫ over the full term.

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Mortgage Calculator

USD

Home Value

LTV 80% · No PMI ✓

Loan Amount

Interest Rate

Term

Total Monthly

$25,862,248

PITI

Principal + Interest

$21,695,581

52% goes to interest

Total Interest

$2,706,939,400

over 20 years

Monthly Breakdown

Principal & Interest$21,695,581

Property Tax (1.1%/yr)$2,864,583

Homeowner's Insurance (0.5%/yr)$1,302,083

Total Monthly$25,862,248

Principal vs Interest Split

48% principal

52% interest

✨ Live recalculation·Includes P&I, property tax, insurance. Estimates only — consult a licensed lender for exact rates.

Reviewed by

Aisha Rahman, CFP®, MBA LinkedIn ↗

CFP® with 12+ years in mortgage & retirement planning.

Local context

Vay mua nhàs in Vietnam

Typical loan

2.500.000.000 ₫

in Vietnam

Typical rate

8.5% p.a.

prime borrower, 2026

Typical term

20 years

most common

Market overview

Vietnamese home loans are dominated by Vietcombank, BIDV, VietinBank, Agribank (the "Big Four" state-owned), and private banks Techcombank, MB Bank, ACB, and VPBank. Most loans use a 1-2 year fixed teaser rate blending to variable thereafter, with variable rates linked to the bank's 13-month savings rate plus a margin (typically 3-4.5%). The State Bank of Vietnam (SBV) held its refinancing rate at 4.5% through 2025, supporting one of the lower headline mortgage rates in Southeast Asia.

Why 8.5% is the typical rate

8.5% reflects a typical 1-year fixed teaser rate for a salaried borrower at 70% LTV in early 2026. After the teaser period, rates reset to bank savings rate + 3.5-4% (currently 12-13% effective). Foreign-currency mortgages exist but are tightly regulated by SBV under Circular 28/2024.

Tax & regulatory notes

Mortgage interest is not generally deductible from Vietnamese personal income tax. Property registration fee is 0.5% of declared value plus VND 1.5-2 million notary cost. VAT of 10% applies to new-build properties from developers (already included in listed prices). Foreign buyers face strict restrictions: only 30% of apartments in any condo project can be foreign-owned, and individual ownership is leasehold (50 years renewable) rather than freehold. Foreign Vietnamese (Việt Kiều) get freehold ownership rights.

🧮 Worked example

A ₫2,500,000,000 vay mua nhà at 8.5% over a 20-year term (with 1-year teaser)

Loan amount

2.500.000.000 ₫

Annual interest rate

8.5%

Term

20 years (240 months)

Monthly payment

21.695.581 ₫

Total interest paid

2.706.939.400 ₫

Total paid (principal + interest)

5.206.939.400 ₫

❓ FAQ (Vietnam)

Common questions in Vietnam.

Vietnam mortgage teaser rate trap — what to watch?

Most Vietnamese mortgages use 1-2 year fixed teasers (typically 7.5-9%) blending to variable rates of 12-13% thereafter. The headline teaser is often misleading — banks earn most of their margin in years 3-20. Always project EMI at the post-teaser variable rate, not the headline. As of 2026, many borrowers are still adjusting to the post-teaser rate shock from loans originated in the 2022 boom. Negotiate a 3-year or 5-year fixed period if your bank offers it, even at 100-150 bps premium.

Can foreigners get a Vietnamese mortgage?

Mostly no. Foreign buyers (non-Việt Kiều) face strict ownership restrictions and almost no Vietnamese banks lend to non-residents. Foreign residents (with TRC/work permit) can sometimes get mortgages from foreign banks operating in Vietnam (HSBC Vietnam, Shinhan Vietnam) with LTV typically 50-60% and a 100-200 bps rate premium. Most foreign buyers pay cash or use developer-financed installments (popular at major developers like Vinhomes, Novaland, Sun Group).

Việt Kiều (overseas Vietnamese) home loans — what's available?

Việt Kiều (overseas Vietnamese with Vietnamese ancestry, including those with foreign citizenship) get freehold ownership rights and access to Vietnamese mortgages similar to residents under Land Law 2024 reforms. Vietcombank, BIDV, and Sacombank actively market Việt Kiều home loans with documentation accepting foreign salary statements and embassy-attested income proofs. LTV typically 65-70%, rate within 50 bps of resident rates. Major demand corridors: California-Vietnam, Australia-Vietnam, Canada-Vietnam, Germany-Vietnam.

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