If you own or are buying property in Vietnam from Australia, New Zealand or Singapore, the property valuation documents you prepare will shape how quickly and accurately a valuer can work. A complete file lets the valuer confirm ownership, area, use rights and physical condition during one site visit. A thin file leads to delays, extra requests, or a valuation report that is limited in scope. This guide sets out the documents usually needed for a property valuation in Vietnam, the differences from the title systems you may know at home, and typical reference fees.
Why Documents Shape a Property Valuation in Vietnam
A valuation rests on three sets of information: legal status of the property, its physical characteristics, and market conditions at the valuation date. Missing legal documents mean the valuer cannot confirm who holds the rights or the permitted use of the land. Missing technical drawings mean the condition and area of improvements must be estimated, which lowers confidence in the conclusion.
For a broader view of timing, see our Vietnamese guide How long does a property valuation take?
Legal Documents for the Property
The legal group is the most important. Documents commonly requested include:
- The land use right certificate and house ownership certificate, which combine land use rights with ownership of houses and other assets attached to the land. Vietnamese people often call it the sổ hồng (pink book). Older properties may still hold the earlier sổ đỏ (red book).
- Planning information for the area, particularly where planning changes may affect the site.
- Construction permits and completion records, where buildings are on the land.
- Identity documents for the owner or authorised representative, and any power of attorney.
- Sale, gift, mortgage or lease agreements where the property is subject to a transaction.
If the property is under dispute, subject to enforcement, or mortgaged, tell the valuer at the start. This affects the scope of the valuation and how the report can be used.
Technical Documents
Technical documents help the valuer describe the asset accurately. Depending on the property, prepare:
- Current site plans, as-built drawings or floor plans of the building;
- The year of construction, any renovations, and the maintenance history;
- For apartments: documents showing usable area, floor level and details of the building management;
- For factories or plant: equipment lists, import records and maintenance logs where available.
Documents by Purpose
The same property can need different papers depending on why the valuation is required:
- Bank or mortgage valuation: lenders may use their own forms and require borrower information. Check with the bank first.
- Court, dispute or inheritance: include the decision or correspondence from the court or enforcement authority and a list of interested parties.
- Capital contribution in kind: include the contribution agreement and details of the receiving company.
- Tax, divorce or internal transfers: include the transaction date and any declarations already made.
Common Scenarios
Only the pink book is missing. If the original certificate has been lost, arrange a replacement before the valuation. Our Vietnamese guide to replacing a lost land certificate sets out the steps.
Only photocopies are available. Valuers usually need to check originals during the site visit. If the original is held by a bank as security, tell DAVA early so the check can be arranged with the lender.
Improvements have no drawings. Houses built years ago, renovated without approval or missing as-built drawings are common. In these cases the valuer describes the actual condition and states the limits of the report, rather than drawing conclusions the file cannot support.
How DAVA Processes Your File
- Send a summary by phone, Zalo or email: property type, address, purpose and the documents you already hold.
- DAVA reviews the list and tells you which documents are missing or should be added.
- Sign the engagement, agree on the site visit, and arrange when originals will be checked.
- The valuer inspects the property and compares its condition with the papers.
- The valuation report is issued once the analysis is complete.
Timing
Timing depends on how complete the file is, the type of property and the number of inspections needed. A ready file usually moves much faster than one that needs several rounds of additional documents. If you need a deadline, say so at the start so the scope can be assessed.
Vietnam vs Australia, New Zealand and Singapore
This comparison is general and not legal advice. Foreign ownership rules and transfer costs are specific to each transaction, so please confirm them with a lawyer in the relevant country.
| Criteria | Vietnam | Australia | New Zealand | Singapore |
|---|---|---|---|---|
| Who signs the report | Licensed valuer (thẩm định viên về giá) | Certified Practising Valuer (CPV) of the Australian Property Institute (API) | Registered valuer under the Valuers Act 1948 | Licensed appraiser |
| Licensing body | Ministry of Finance | API; some states such as Queensland and Western Australia require registration | Valuers Registration Board (LINZ) | IRAS, under the Appraisers Act 1906, with annual renewal |
| Valuation standards | Vietnamese valuation rules | IVS and API standards | PINZ and NZIV standards | SISV for property; IVAS for businesses |
| Title document | Sổ hồng (land use right and house ownership certificate) | Certificate of title | Certificate of title | Title deed; HDB flats or condominiums, and 99-year leasehold |
| Typical fee reference | See table below | Indicative only, roughly AUD 300–700 for a standard residential valuation; varies | From about NZ$800 plus GST (2023 figure) | About S$500–700 |
| Key difference for overseas buyers | Foreigners can own apartments only under conditions; they cannot own land directly | Check foreign investment rules with your adviser | Check overseas investment rules with your adviser | Additional Buyer's Stamp Duty applies to foreign buyers |
Vietnamese valuers and overseas valuers use similar concepts such as market value, but the reports are not interchangeable. A valuation report produced in Vietnam is similar to a registered valuation in New Zealand in purpose, but it follows Vietnamese rules and forms. If a bank or court overseas will rely on the report, confirm the required format before you commission it.
Valuation Fees: Reference Figures
Fees depend on property value, purpose and the complexity of the file. The table below is the reference schedule for Vietnamese property valuations. Please request a quote for your specific case.
Biểu phí chỉ mang tính tham khảo, tượng trưng. Phí thực tế tùy hồ sơ, vị trí và số lượng tài sản. Vui lòng liên hệ để được báo phí tốt nhất.
Reference fees only. Actual fees depend on documents, location and the number of assets. Please contact us for the best quote.
Amounts are in VND million.
| Property value | Bank valuation | Preliminary quote | Court or dispute | Criminal or special |
|---|---|---|---|---|
| VND 500 million | 3.0 | 2.1 | 10.4 | 20.0 |
| VND 1 billion | 4.0 | 2.8 | 10.4 | 25.0 |
| VND 2 billion | 5.0 | 3.5 | 13.0 | 30.0 |
| VND 3 billion | 5.9 | 4.1 | 19.5 | 35.0 |
| VND 5 billion | 7.6 | 5.3 | 19.5 | 42.0 |
| VND 10 billion | 12.4 | 8.7 | 26.0 | 50.0 |
| VND 20 billion | 22.9 | 16.0 | 39.0 | 89.0 |
| VND 50 billion | 44.7 | 31.3 | 63.7 | 190.0 |
| VND 100 billion | 59.5 | 41.7 | 115.7 | 310.0 |
| Above VND 100 billion | By agreement | By agreement | By agreement | By agreement |
For scale: a bank valuation fee of VND 7.6 million on a VND 5 billion property is roughly AUD 420, NZD 520 or SGD 380. These conversions are approximate, based on rates around 1 November 2026, and rounded.
How DAVA supports foreign companies and expats in Vietnam
DAVA is part of Công ty TNHH Hãng Định Giá và Kiểm Toán Châu Á (AAVC). We have more than 15 years of experience valuing real estate, businesses and machinery and equipment. Our licensed valuers have worked for courts, state agencies, banks and companies, and we visit properties in person, including in Ho Chi Minh City, Hanoi and Da Nang.
For clients in Australia, Qualified AU Pty Ltd can also be contacted on WhatsApp. Our team can work with you in English; documents can be prepared bilingually.
Contact DAVA for a scope and fee proposal
Hotline/Zalo: 0945 009 002 · 0906 915 002 · 028 6674 3333
Email: voan.sgg@gmail.com
Zalo OA: https://zalo.me/4259407728989141071
For Australian clients: WhatsApp +61 451 710 342 (Qualified AU Pty Ltd)
Sources
- Smith Partners, New Zealand valuation fee reference (2023 figure)
- HLAS, how to get your home appraised in Singapore
- Landmark Valuations, property valuation cost in Australia 2026
- Currency.wiki, AUD to VND rate
- Wise, NZD to VND mid-market rate
- XE, SGD to VND mid-market rate
Fee figures from commercial valuation firms are indicative and may be promotional. Exchange rates vary by provider; check your bank's rate before converting a large amount.
