Can foreigners own property in Malaysia, Thailand, Vietnam or Bali?
Updated 29 October 2026. Prices, fees and taxes on this page are current at that date, are not guaranteed and may change in future. Sources are listed at the end.
Short answer: Malaysia is the only one of the four where a foreigner can hold a freehold title to a house or apartment in their own name, including some landed homes, subject to state approval and a minimum price. Thailand lets foreigners own condominium units, within a 49% foreign quota per building, but not land. Vietnam gives foreigners 50-year ownership of homes in approved projects, renewable once. In Indonesia, including Bali, foreigners can hold a home only on a right-to-use title, not freehold.
Nominee arrangements are a trap. In countries that bar foreigners from owning land, putting a home in a local person's name or a local company you don't really control can leave you with no legal ownership at all. Get advice from a lawyer in that country.
Side by side
| Malaysia | Thailand | Vietnam | Indonesia (Bali) | |
|---|---|---|---|---|
| Apartments | Yes, freehold or leasehold title in your name | Yes, freehold unit, if the building's foreign quota (49% of saleable area) isn't full | Yes, in commercial housing projects; foreigners can own up to 30% of units in a building | Yes, on a right-to-use (Hak Pakai) title |
| Landed houses | In some states and price bands; in Kuala Lumpur from RM1 million | No freehold land; long leases instead | Houses in commercial projects, capped at 250 per area of about 10,000 people | Right-to-use title only |
| How long | Freehold: no expiry. Leasehold: up to 99 years | Condo unit: no expiry. Leases: 30 years is the usual term | Up to 50 years from the ownership certificate, extendable once | Fixed term with extensions; not freehold |
| Approval or condition | State's written approval for every foreign purchase | Funds brought in from overseas for condo purchases | Valid passport and entry stamp; projects outside defence and security areas | Passport, visa or stay permit; one home per person or family, within size limits; minimum price by region |
| Minimum price | Set by state: RM1 million in Kuala Lumpur | None set nationally | None set nationally | Set by region: in Bali, IDR 5 billion for a house and IDR 2 billion for an apartment |
Summary for comparison only, checked 29 October 2026. Thailand, Vietnam and Indonesia rules are from the sources listed below; confirm them with a lawyer in that country.
What makes Malaysia different
- Real ownership. Your own name goes on the title, and a freehold title has no expiry date.
- Clear rules. One national guideline plus each state's minimum price. See Minimum price for foreigners.
- No inheritance tax, and heirs can inherit the title, subject to the usual approvals. See Can foreigners inherit property?
- Loans available. Malaysian banks may lend ringgit to non-residents for property. See Home loans for foreigners.
What costs more in Malaysia
- A higher minimum price than its neighbours in most places: RM1 million (≈ US$250,000) in Kuala Lumpur.
- 8% stamp duty for foreign buyers from 2026, plus the state's approval fee. See Property taxes for foreign buyers.
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Read next: Is it worth buying property in Kuala Lumpur? · Freehold vs leasehold in Malaysia · Does buying property give you residency?
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Frequently asked questions
Can foreigners own land in Malaysia?
Yes, with the state's written approval and above the state's minimum price. In Kuala Lumpur foreigners can buy homes, including landed homes, of RM1 million or more; Selangor limits foreigners to strata homes.
Can foreigners own property in Thailand?
Foreigners can own condominium units in Thailand, provided foreign ownership in the building stays within 49% of the saleable area. Foreigners generally cannot own land, so houses are usually held on long leases.
How long can a foreigner own property in Vietnam?
Up to 50 years from the date the ownership certificate is issued, extendable once for up to another 50 years, for apartments and houses in approved commercial housing projects.
Can foreigners buy property in Bali?
Not freehold. A foreigner can hold a house on a right-to-use (Hak Pakai) title, or an apartment on a right-to-use or right-to-build title, above a minimum price set by region: in Bali, IDR 5 billion for a house and IDR 2 billion for an apartment under a 2022 ministerial decree.
Which Southeast Asian country is easiest for foreigners to own property?
Of Malaysia, Thailand, Vietnam and Indonesia, Malaysia is the only one where a foreigner can hold a freehold title in their own name, including some landed homes. The trade-off is a higher minimum price and higher buying costs.
Keep reading
- Malaysia vs Singapore for foreign buyers
- Can foreigners buy property in Malaysia?
- Can foreigners buy landed property?
- Minimum price for foreigners, by state
About the author
Seann Siow is a registered estate negotiator in Kuala Lumpur (REN 34312) with more than 10 years in property. He helps foreign buyers and relocating families buy new condominiums in Kuala Lumpur.
Sources
Checked 29 October 2026.
- National Land Code, section 433B (state approval for acquisition of land by non-citizens and foreign companies).
- Ministry of Economy, Garis Panduan Perolehan Hartanah (Guideline on the Acquisition of Properties), in force 13 July 2022 — ekonomi.gov.my.
- Finance Act 2025 (Act 874), sections 25, 26 and 29(b), amending the Stamp Act 1949 from 1 January 2026 (8% stamp duty on homes transferred to non-citizens who are not permanent residents, and to foreign companies).
- JLL, "Rethinking Thailand's condominium ownership policy", 28 November 2025 (49% foreign quota, 30-year lease term) — jll.com.
- Viet Nam News, "Is foreign ownership of real estate permitted in Việt Nam?", 2 April 2026 (50-year term, 30% and 250-house caps) — vietnamnews.vn.
- Hukumonline, "Foreigners may purchase residential houses with the following minimum prices" (Government Regulation 18/2021, Minister of ATR/BPN Regulation 18/2021 and Decree 1241/2022) — hukumonline.com.
- The Thaiger, "Buying property in Thailand as a foreigner: names, money and the 49% rule", updated 26 August 2026 (land ownership, funds from abroad) — thethaiger.com.
- US dollars: converted at RM4 = US$1 and rounded, a rough guide only.
General information, checked on the date shown, not legal, tax or financial advice. Rules and fees change; confirm them for your purchase with the state land office, a lawyer or a tax adviser. All prices, fees, taxes and figures on this page are based on information current at the date checked, are not guaranteed, and may change in future. Seann Siow, REN 34312.