Resale & Transfer Tax: 2% PIT and the Conveyancing Process

Grand Marina Saigon's secondary market has been active since all four towers (Lake, Lagoon, Cove and Sea) were handed over and residents moved in (2023), with transfer transactions taking place steadily through 2024–2026. Whether you are taking profit, rebalancing your portfolio or simply moving to a larger unit, understanding the taxes and fees on a resale or transfer helps you calculate your true net return and avoid surprises at the notary office. This guide explains how the 2% personal income tax (PIT) works, the registration fee, who typically pays what, and the full pink-book transfer process in Vietnam.

What taxes and fees apply when you sell a condo?

When transferring a condo in Vietnam, the largest item is the 2% personal income tax (PIT) on the transfer value, borne by the seller, plus a 0.5% registration fee borne by the buyer.

A typical secondary-market transfer usually involves the following items:

• 2% PIT calculated on the transfer price stated in the contract — in principle paid by the seller.
• 0.5% registration fee on the transfer value (or the State price table if higher) — paid by the buyer when registering the title change.
• Notarization fees for the sale-and-purchase contract — based on the asset value; the parties usually agree to split it or assign it to the buyer.
• Appraisal fees, the pink-book re-issuance fee and minor administrative charges at the Land Registration Office.

In practice, who pays each item is a matter of negotiation between the parties and is written clearly into the contract. Many high-end transactions in District 1 agree that the buyer "covers all taxes and fees" for simplicity, but legally the PIT remains the seller's obligation. Settle this clearly before placing a deposit.

How is the 2% PIT calculated?

PIT on a real-estate transfer is currently 2% of the transfer price (the price stated in the contract), regardless of whether you make a profit or a loss.

The key point: the 2% applies to the total transfer value, not to the gain. That means even a loss-making sale, in principle, still triggers a tax obligation based on the sale price. The price stated in the contract cannot be lower than the State-set land/property price table; if it is lower, the tax authority will apply the State table to calculate the tax. Here is an illustrative example using an indicative price for a 2-bedroom unit at Grand Marina:

The figures above are illustrative only, based on the indicative price (a Grand Marina 2-bedroom from ~VND 35 billion as stated on the site), and are not personalized tax advice. Tax rates, the method for determining the taxable price, and any exemptions/reductions may change under the laws in force at any given time; you should verify with the tax authority or an advisor before transacting.

If you are considering reselling a Grand Marina unit and want to estimate your net proceeds after taxes and fees, we can run a quick calculation based on your unit type.

Which cases are tax-exempt or reduced?

Certain cases — such as transfers between close family members, or selling your sole residence — may be exempt from PIT under the laws in force.

The cases most often referenced in practice include:

• Transfers between spouses; parents and children; grandparents and grandchildren; siblings (transfers, inheritance and gifts within this circle are often exempt).
• An individual who owns only one residence or residential land plot in Vietnam and meets the holding-period conditions set by law.
• Some inheritance and gift cases handled under a separate tax framework (inheritance/gift tax) rather than the 2% transfer tax.

Note that the conditions for exemption or reduction are fairly strict and require complete supporting documents. For foreigners who own units under the framework described in Foreigner Ownership in Vietnam: 50-Year Rule & Renewal, transfers are still permitted within legal limits, but personal-tax exemptions may apply differently. This is why many sellers should speak with an advisor or lawyer first to confirm their exact obligations.

What are the steps to transfer the pink book?

The core transfer process is: agree on the contract → notarize the sale-and-purchase contract → declare and pay the taxes/fees → register the change and receive the pink book in the buyer's name.

The steps usually follow this sequence:

• Step 1 — Agreement & deposit: the parties agree on price, terms and who bears the taxes/fees; typically a deposit contract is signed and a holding sum paid.
• Step 2 — Notarize the sale contract: both parties go to a notary office to sign the transfer contract together with the original pink book and ID documents.
• Step 3 — Declare taxes and fees: file the PIT and registration-fee declarations at the tax office / one-stop counter and pay the amounts due.
• Step 4 — Register the change & issue the title: submit the file at the Land Registration Office to update or re-issue the pink book in the buyer's name.

The step of Notarizing Your Sale Contract in Vietnam: Process & Documents is pivotal, as this is when the transfer contract becomes legally effective and serves as the basis for declaring tax. In HCMC the full process typically takes from a few weeks to over a month, depending on the file and how quickly the authorities process it.

What documents do you need for a transfer?

The seller needs the original pink book, ID documents and marital-status papers; the buyer needs ID documents; both sign the contract together at the notary office.

A standard transfer file usually includes:

• The original Certificate of Ownership (pink book) for the apartment.
• National ID / passport of each party; for foreigners, a valid passport.
• Marital-status documents (marriage certificate or single-status confirmation) to establish joint vs. separate property.
• The sale/deposit contract, handover record, and any documents on outstanding financial obligations to the developer (if any).

For high-value transactions like those at Grand Marina, many clients also engage legal support to review the file — see our article Do You Need a Lawyer to Buy a Luxury Condo in Vietnam?. In addition, because this is a branded product, understanding what are branded residences? helps you position your asking price appropriately for the market.

Would you like a standard document list tailored to your situation (sole owner, co-owners, or foreign owner)? We're happy to send a detailed checklist.

How does Marriott brand value affect the resale price?

According to research firms such as Knight Frank and Savills, branded residences are typically priced 25–35% above comparable non-branded units, a figure to keep in mind as a market reference for the secondary market.

Grand Marina Saigon is Vietnam's first Marriott & JW Marriott branded-residence project, with Marriott-standard services (24/7 concierge, multi-layer security, Marriott Bonvoy benefits). Its Ba Son, District 1 riverside setting and a location roughly 250 m from Ba Son Metro station are advantages that secondary-market buyers often value. That said, the 25–35% premium above is only a market reference at a point in time, not a promise; the actual resale price of any unit depends on the unit type, floor, orientation, timing and market policy. This is not a guarantee that the asset will appreciate.

To price close to the market, you should compare recent transactions for the same tower and unit type. You can find more in our FAQ, or talk to us directly for up-to-date reference transaction data.

When should you engage a specialist for the transfer?

Engage support from the valuation and tax-term negotiation stage onward, to avoid mistakes that slow the title transfer or create unexpected tax obligations.

A specialist familiar with the Grand Marina market can help you: set a reference price based on actual transactions, connect with qualified buyers, draft clear contract terms on taxes/fees, and coordinate with the notary and Land Registration Office to shorten timelines. For foreigners, bilingual support and an explanation of how the 50-year ownership term works on transfer are particularly important.

One final note: the information in this article is general and is not personalized tax or legal advice. Before deciding, review the legal documents and the specific price list carefully, and confirm the tax rules currently in force.