Vietnam PIT Reform for Foreign Employees in 2026, What Benefits Expats Can Actually Feel?

  If you are a foreign expat in Vietnam with work permit, temporary residence card (TRC), employer sponsorship, you might be interested to learn about the new law on personal income tax (PIT) that impact your payslip.  You would also concern when this new law will become effective and whether you would take home less or more money, or you just want to make sure labour compliance is strictly followed by the company.

In here we continue the theme from our earlier post on the proposal on PIT changes, what was coming is now law, and the real question becomes how the Vietnam PIT reform for foreign employees shows up on a payslip, in payroll withholding, and at year end finalization, especially for higher income foreign professionals.

What the Vietnam PIT Reform for Foreign Employees Actually Changed

1. The amended PIT Law was passed on Dec 10th, 2025 and the main effective date is Jul 1st, 2026

Vietnam passed the amended Personal Income Tax law on Dec 10th, 2025, with effect from Jul 1st, 2026. 

2. Some salary or wage provisions apply from the 2026 tax period

The tax authority notes that certain provisions related to wages or salaries for tax resident individuals apply from the 2026 tax period.

3. Family deductions increase from Jan 1st, 2026

Resolution 110/2025/UBTVQH15 raises deductions to:

• VND 15.5m/month for the taxpayer
• VND 6.2m/month per dependent

Effective and applied from the 2026 tax period. 

4. The progressive schedule becomes simpler, and the 35% threshold shifts higher

From Jul 1st, the progressive PIT schedule moves from 7 brackets to 5, and the top 35% rate applies above VND 100m/month (instead of above VND 80m/month under current rules). 

A table illustrating Vietnam’s progressive personal income tax rates by income level

Why the Vietnam PIT Reform Matters More to High Incomers

High income expats feel the Vietnam PIT reform more because:

•       When income is high, even small payroll settings i.e. deductions, thresholds, benefit treatment can change withholding by millions per month.
•       High income packages usually include bonuses and benefits, which are exactly where classification mistakes happen.
•       The reform has split timing which parts apply from 2026 while a broader effective date arrives later, which increases the chance of payroll applying the wrong rule for months.
•       At high income, any mismatch becomes a cashflow issue now and a finalization headache later.

What the Vietnam PIT Reform Means in Real Life

Benefit 1: Higher deductions reduce taxable income every month

From the 2026 tax period, the family deduction rises to 15.5m/month for the taxpayer and 6.2m/month per dependent. 

For high income expats, deductions matter because they reduce taxable income at the top end of the progressive system, where your marginal rate is highest. This is the most visible part of the Vietnam PIT reform.

Benefit 2: Less of your income is taxed at the top rate (35% starts later)

The top PIT rate remains 35%, but the top band threshold shifts to above VND 100m/month (instead of above 80m/month). 

Even if you are well into the top band, the Vietnam PIT reform for foreign employees still helps because a slice of income that previously entered the 35% layer earlier is now taxed at the layer below first.

Benefit 3: Fewer brackets simplify

A 5 bracket structure is easier to implement consistently than a 7 bracket structure, especially for multinational payroll operations handling allowances, bonus cycles, and split month employment changes. 

This is an underrated advantage of the Vietnam PIT reform for foreign employees, which is stability.

Benefit 4: Dependents become a meaningful lever for long term expats

If you have settled in Vietnam with spouse, children, the dependent deduction increase can be material, but only if you register properly and on time. 

In practice, for many high income expats, the Vietnam PIT reform becomes real only when dependent files are appropriate.

What the Vietnam PIT Reform Means in Real Life

What Can Go Wrong for Expats

Here are the top high income expat risks under the Vietnam PIT reform for foreign employees:

Risk 1: timeline confusion leads to wrong withholding

• Main effective date: Jul 1st, 2026 
• Certain wage/salary rules for residents: applied from 2026 tax period 
• Deduction increase: Jul 1st, 2026 (2026 tax period) 

If payroll updates late, you might overpay for months and only recover or reconcile later. For high earners, that is not just a tax issue, it is a cashflow and trust issue. 

Risk 2: resident vs non-resident assumptions are left unverified

High income expats travel a lot. Resident or non-resident status changes the tax approach dramatically. The Vietnam PIT reform for foreign employees does not remove this risk, if anything, it makes it smarter to confirm your status rather than assume.

Risk 3: gross packages contain quiet taxable items

Senior expat packages often include housing support, education support, relocation benefits, flights, per diem structures, and one off awards. When these are not consistently classified and documented, year end finalization becomes painful, leading to lost trust and leading to potential labour disputes in Vietnam.

Risk 4: dependent deductions are missed in practice

The deduction amount is clear but the execution is not always. If dependent documentation is incomplete or delayed, the Vietnam PIT reform for foreign employees may not translate into reduced withholding during the year. 

Risk 5: not sufficient information

Payroll can apply rules, but payroll cannot guess:

• your travel days,
• your family status documentation,
• the tax classification of certain payments unless HR structures them correctly.

The information has to be updated accordingly, and document support is required to ensure the correct information is used.

Step by Step on Allowance and Benefits Stress Test

Step 1:  Inventory every benefit

Start with a simple list. If it shows up in your offer letter, HR policy, or payslip, even vaguely,  capture it.

Common expat benefits to list:

• Housing: rent, service apartment, utilities, agent fees
• Schooling: tuition, enrollment fees, school transport
• Travel: home leave, relocation flights, baggage, temporary accommodation
• Meals and transport: meal allowance, taxi, car allowance, driver
• Insurance: international health, life, accident
• Devices and work tools: laptop, phone, internet
• One-off items: sign-on bonus, settling-in allowance, relocation package

Step 2: What evidence you must keep

For each benefit, verify:

• Is it cash paid as allowance or in-kind which company pays directly?
• Does it need specific conditions to qualify for a favorable treatment?
• What are the minimum documents needed to defend the treatment?

Evidence checklist example:

• Written policy: company benefit policy, assignment letter, HR handbook excerpt
• Labour contract and appendix mentioning benefit terms.  If needing to review labour contract, do it now.
• Invoices and receipts with names, dates, service period
• Payment proof: bank transfer, reimbursement record

Step 3:  Fix weak documentation

Treat this like a compliance check, to correct or fix the following typical weak spots:

• Receipts without names or service period
• Payments made in cash with no trace
• Allowance paid as a lump sum with no policy basis
• School/housing paid by the employee but claimed informally
• Mixed personal vs business expenses

Fix actions:

• Ask HR for a benefits policy
• Convert informal benefits into formal payroll line items with descriptions
• Standardize invoices with named recipient, period, address for housing if relevant
• Create a simple benefit claim form for reimbursements

Step 4:  Decide the payroll reporting method

Benefits should be handled consistently, month to month.

Pick the method that fits your company’s system:

• Payroll included method: benefits appear clearly on payslip.  This is best for transparency
• Reimbursement method: strict claim and  documentation workflow
• Direct-payment method: company pays vendors and keep contracts, invoices centrally

Step 5:  Prepare for audits

Think of this explanation that HR, Finance, and the employee can all repeat without contradicting each other, including:

• Why the benefit exists: assignment support, employment package
• Who is eligible and under what conditions
• How it’s paid and documented
• Where it appears in payroll records
• Where evidence is stored and who owns it

FAQs: the Vietnam PIT Reform for Foreign Employees

1: Does the Vietnam PIT reform apply to foreigners or only Vietnamese citizens?

PIT rules apply based on taxpayer status and income conditions, not nationality. This is why the Vietnam PIT reform for foreign employees matters for expats.

2: When do I feel the change, January 2026 or July 2026?

Both can be true:

• Deduction increases apply from Jul 1st, 2026 for the 2026 tax period. 
• The amended PIT Law is effective from Jul 1st,2026, and some wage/salary provisions are applied from the 2026 tax period. 

This split timing is the reason the Vietnam PIT reform for foreign employees causes confusion in office chats.

3: What are the new deduction levels?

• Taxpayer: VND 15.5m/month
• Dependent: VND 6.2m/month

From the 2026 tax period. 

4. Does the top rate change under the Vietnam PIT reform?

The top rate remains 35%, but the threshold shifts to above VND 100m/month under the new schedule. 

5. I’m a high earner. Do deductions still matter?

Yes. High earners often benefit more from deductions because they reduce taxable income at higher marginal rates. Under the Vietnam PIT reform for foreign employees, higher deductions are one of the most practical benefits.

6. What’s the most common mistake for expats?

Assuming payroll can apply benefits and deductions without correct personal facts and documentation. Under the Vietnam PIT reform, documentation is the bridge.

7. Why do dependents matter so much in expat conversations?

Because the deduction is monthly and recurring, but the paperwork can be cross border and time consuming.

8. Can I wait to year end to reconcile?

Year end finalization may correct totals, but high income expats usually care about predictable monthly net pay and avoiding surprises. With deduction changes effective from Jul 1st,2026 for the 2026 tax period, it is reasonable to ask how monthly withholding reflects the Vietnam PIT reform for foreign employees. 

9. What about the 5 brackets instead of 7 change?

It is designed to simplify and widen bracket ranges, reducing friction and implementation complexity. It becomes effective from Jul 1st, 2026 in summaries of the amended law. 

Conclusion

If you are a long term foreign expat, the Vietnam PIT reform for foreign employees is not just about paying a bit less or a bit more. To prepare for 2026 tax finalization, for high income professionals, the best outcome for applying the PIT reform right is simple, which are predictable tax, documented facts, and no surprises.

About ANT Lawyers, a Law Firm in Vietnam

We help clients overcome cultural barriers and achieve their strategic and financial outcomes, while ensuring the best interest rate protection, risk mitigation and regulatory compliance. ANT lawyers has lawyers in Ho Chi Minh city, Hanoi, and Danang, and will help customers in doing business in Vietnam.

Source: https://antlawyers.vn/update/vietnam-pit-reform-for-foreign-employees.html

Read More

India Imposes 5 Years Anti-Dumping Duties on Hot-Rolled Steel From Vietnam

   

Introduction

India has announced the imposition of anti-dumping duties for a period of five years on certain hot-rolled steel products originating in or exported from Vietnam.

On November 13th, 2025, the Ministry of Finance of India confirmed that the measure aims to protect domestic steel producers from injury caused by unfairly priced imports.

India Imposes 5 Years Anti-Dumping Duties on Hot-Rolled Steel From Vietnam

The decision follows a detailed investigation conducted by India’s Directorate General of Trade Remedies (DGTR), which concluded that Vietnamese origin steel was being dumped into the Indian market at prices that harmed the local industry.

Final Findings by DGTR Trigger the Measure

The duty announcement is based on DGTR’s final findings issued on August 13th, 2025.

DGTR determined that imports of alloy and non-alloy hot-rolled steel plates from Vietnam were being sold in India at low prices, significantly undercutting domestic producers.

This conclusion provided the legal basis for the Ministry of Finance to impose definitive anti-dumping duties for a five-year period.

Duty Rates and Scope of Application

Under the final decision:

• Hoa Phat Dung Quat Steel Joint Stock Company is the only Vietnamese manufacturer exempted from the anti-dumping duty.
• All other Vietnamese producers and exporters will face a fixed anti-dumping duty of USD 121.55 per metric ton on covered products.

According to Reuters, the same duty rate also applies to goods shipped from Vietnam but manufactured in third countries, targeting transshipment practices used to bypass the measure.

Duration and Legal Effect

The anti-dumping duty will remain in force for five years from the date of publication, unless earlier revoked, amended, or replaced following a review or policy decision.

The payable duty will be collected in Indian rupees, calculated according to the exchange rate applicable on the date the import invoice is presented.

Implications for Vietnamese Exporters and Indian Importers

The decision poses several business implications:

• Most Vietnamese exporters will face significantly higher costs when supplying hot-rolled steel to India.
• Indian importers may experience increased procurement costs and supply chain adjustments.
• Re-exporters or third-country processors routing goods through Vietnam may also be subjected to the duty, depending on origin verification.

This measure highlights India’s growing vigilance against both dumping and potential circumvention patterns in the steel sector.

Trade Compliance Message

India’s imposition of a fixed anti-dumping duty underscores its commitment to shielding domestic industries from price caused by imported steel.

The exemption for only one Vietnamese producer reflects DGTR’s detailed assessment of cooperation levels and pricing practices.

As India continues to intensify its scrutiny of steel imports, exporters operating in Vietnam will need to maintain pricing transparency, and compliance to avoid future liabilities.

About ANT Lawyers, a Law Firm in Vietnam

We help clients overcome cultural barriers and achieve their strategic and financial outcomes, while ensuring the best interest rate protection, risk mitigation and regulatory compliance. ANT lawyers has lawyers in Ho Chi Minh city, Hanoi, and Danang, and will help customers in doing business in Vietnam.

Source: https://antlawyers.vn/update/india-imposes-5-years-anti-dumping-duties-on-hot-rolled-steel-from-vietnam.html

Read More

What Foreigners Must Know Before They Buy an Apartment in Vietnam: 7 Steps

  Foreigners have shown growing interest in Vietnam’s real estate market, not just for living, but also for long term investment or relocation. The law does allow foreigners to buy an apartment in Vietnam, but the process is sometimes not straight forward.

There are ownership limits, project eligibility rules, and strict regulations about how an apartment can be used. Some projects may not be legally open to foreign buyers. Others have unclear ownership structures, which could create long delays or real estate disputes later.

In here, we discuss several issue, giving some hints on what to check, what to avoid, and how to protect your rights when you decide to buy an apartment in Vietnam

What Foreigners Must Know Before They Buy an Apartment in Vietnam

What Foreigners Can and Cannot Buy?

Under Vietnamese law, foreigners are allowed to buy an apartment in Vietnam in specific conditions. Ownership is permitted only in commercial housing projects approved by competent authorities.

Here are the main points every buyer should know:

• Foreign ownership limit: Only up to 30% of total units in any apartment building can be owned by foreigners. Once that quota is full, further purchases by foreigners are not allowed.
• Ownership duration: A foreign buyer receives ownership for 50 years, renewable upon request to the authorities.
• Property type restriction: Foreigners can own apartments, not land or individual houses (except under rare conditions).
• Eligibility of the project: Only projects approved for foreign ownership can sell to non Vietnamese buyers.
• Location restrictions: Projects near military or security areas cannot be sold to foreigners, even if approved for local buyers.

If you plan to buy, it is crucial to confirm the project’s eligibility before paying a deposit. This verification prevents unnecessary risk.

Legal Risks Commonly Faced by Foreign Buyers

Many foreign buyers assume that once a developer offers a unit, the transaction is automatically legal. Unfortunately, that’s not always true. Below are the most frequent risks observed in practice.

Project not legally approved for foreign ownership

Some developers market apartments to foreigners even though the project has not yet received permission to sell to foreign individuals. This can later lead to cancellation or loss of deposit.

Misleading ownership structure

When projects are not eligible for foreign ownership, some developers use long term rental contracts (often 50 years) as a substitute for a sale contract. Legally, this is not ownership, it is a lease. The buyer cannot register ownership or sell it later as property.

Incomplete legal documents

A developer may not have all the required certificates such as the investment registration certificate, construction permit, or land use right certificate. Without these, ownership registration can be delayed or denied.

Illegal use of apartments

Apartments in residential buildings can only be used for living. Turning them into offices or using them for short term online accommodation activities violates housing regulations. Such operations require separate business licenses, fire safety approvals, and tax declarations.

Payments through improper channels

Paying in foreign currency or to personal accounts instead of authorized developer accounts can cause regulatory and tax issues. All payments should go through licensed Vietnamese banks under the buyer’s name.

Step by Step Process When You Buy an Apartment in Vietnam

The buying process may look simple, but each step involves specific legal documents and careful review. Here is a general outline of what to expect.

Step 1: Clarify your purpose and ownership eligibility

Before you begin, decide whether your goal is to live, rent, or invest.

If your purpose involves generating income, make sure the building’s legal status allows leasing, especially for short term or serviced apartment style operations.

Ask the developer whether:

• The project is approved for foreign ownership;
• The foreign ownership quota is still available;
• The area is not in a restricted security zone.

This early check will save time and prevent potential legal conflicts.

Step 2: Verify the developer’s legal status

Request the developer’s official documents, including:

• Investment Registration Certificate (IRC) in case of foreign developer,
• Enterprise Registration Certificate
• Construction Permit and approved design drawings
• Land Use Right Certificate for the project land
• Authorization to sell apartments to foreigners

A reliable developer will have these documents ready and be transparent about their contents. If the developer hesitates or delays, that is a warning sign.

Step 3: Review the draft Sale and Purchase Agreement (SPA)

The SPA is the central document defining your ownership rights. It should be bilingual (Vietnamese and English) and include:

• Apartment details (size, floor, design, finishing)
• Total price and payment schedule
• Handover and warranty obligations
• Penalties for delay or breach
• Procedure for ownership registration (pink book issuance)

Always have the draft SPA reviewed by a qualified lawyer before signing. Small wording differences can significantly affect your rights, especially concerning refund conditions or penalties.

Step 4: Deposit and payment schedule

Most developers require a deposit (around 5–10% of the purchase price) to reserve a unit. The deposit agreement must clearly state:

• Payment purpose and amount;
• Refund conditions if the sale cannot proceed;
• Deadlines for signing the SPA.

For off plan projects, payments are typically divided into several stages tied to construction progress. You should:

• Pay only through official banking channels in Vietnam;
• Avoid paying to personal accounts or in foreign currency;
• Keep all receipts for later registration.

Step 5: Construction progress and handover

Before handover, inspect the apartment carefully:

• Check the walls, floor, water and electricity systems;
• Test all fixtures and ensure the finishing matches the contract;
• List any defects and ask the developer to fix them before signing the handover record.

The handover report should include the date, names of parties, and confirmation of apartment condition. Only sign after you are satisfied.

Step 6: Ownership certificate (Pink Book) registration

Once the apartment is handed over and payment is complete, the developer must support you in applying for the ownership certificate, commonly called the “Pink Book.”

This certificate, issued by the Department of Natural Resources and Environment, proves your ownership. It records:

• Your name and nationality;
• Apartment address and size;
• Ownership duration;
• Legal rights and obligations.

Foreign buyers should ask the developer for a clear timeline and written confirmation of when the pink book will be issued. In some cases, delay happens because the developer has not completed tax obligations or legal procedures.

Step 7: Compliance during ownership

Even after obtaining ownership, foreign buyers have ongoing obligations:

• Pay management fees and maintenance funds to the building management company;
• Declare and pay personal income tax on rental income, if leasing;
• Comply with fire safety and building rules;
• Renew ownership before the 50 year term expires.

Proper record keeping ensures smooth renewal, resale, or inheritance later.

Understanding Use Restrictions in More Detail

Residential apartments are governed by Vietnam’s Housing Law, which defines their use strictly for living purposes.

If an owner uses the apartment for short term stays through online accommodation platforms, this activity is considered a commercial use and subject to different licensing. It may require:

• Business registration under the tourism or lodging category;
• Fire safety and security approval;
• Tax registration and regular declarations.

Without these, authorities may impose administrative fines or request suspension. This is why buyers intending to lease should clarify the project’s intended use at the start. Some mixed use or serviced apartment developments are legally structured to permit such operations, but most residential condominiums are not.

Due Diligence Checklist for Foreign Buyers

Before you buy an apartment in Vietnam, undertake due diligence and check the following items carefully:

No.	Item to Verify	Why It Matters
1	Project eligibility for foreign ownership	Only approved projects can sell to foreigners
2	Developer’s IRC, construction permit, and land use certificate	Confirms the project’s legal existence
3	Foreign ownership quota remaining	Ensures your unit can be registered
4	Draft SPA reviewed in both languages	Prevents contract disputes
5	Deposit and payment method via official bank	Ensures transaction legality
6	Handover inspection checklist	Protects your rights on defects
7	Pink book issuance timeline	Confirms ownership security
8	Restrictions on use (living vs leasing)	Avoids administrative penalties

Completing this checklist reduces exposure to hidden legal problems and helps ensure that your purchase proceeds smoothly.

Common Questions About Buying Apartments in Vietnam

Q1. Can foreigners really own apartments in Vietnam?

Yes. Foreigners may buy an apartment in Vietnam in approved projects, within the 30% ownership limit of a building.

Q2. How long is ownership valid?

Usually 50 years, renewable upon request to the authorities. The renewal is generally straightforward if you continue to meet eligibility requirements.

Q3. Can I buy multiple apartments?

Yes, provided that total ownership by foreigners in the building does not exceed the legal limit.

Q4. Can I lease my apartment?

You can lease it on a long term basis and pay income tax on the rent. Short term online leasing is considered a business activity and may need additional licensing.

Q5. Can I sell the apartment before the 50 year term expires?

Yes, you can transfer ownership to another eligible buyer. The buyer’s ownership period will continue for the remaining years of the original term.

Q6. What taxes apply when buying or selling?

Buyers pay registration and notary fees. Sellers pay a 2% transfer tax on the sale price. Rental income is also taxable.

Q7. What is the difference between a sale contract and a 50 year lease contract?

A sale contract grants ownership registered with a pink book. A 50 year lease gives only usage rights for the duration of the lease and cannot be transferred as ownership.

Q8. Can I finance my purchase through a local bank?

Some banks offer limited financing for foreigners with long term visas or local income. However, most foreign buyers purchase with cash or funds transferred from abroad.

Q9. What happens if the developer delays handover or pink book issuance?

The SPA usually provides for penalties or compensation. You can enforce the terms through negotiation or, in serious cases, legal proceedings.

Q10. Can I inherit or transfer my apartment to my family?

Yes, inheritance by eligible heirs is allowed. If the heir is a foreigner, they must also meet eligibility conditions or sell the property.

Key Legal Advice to Protect Your Rights

• Engage a local lawyer to verify all documents before signing.
• Confirm project eligibility for foreign buyers and check foreign ownership quota.
• Ensure contracts are bilingual and notarized.
• Pay only via legal banking channels and keep receipts.
• Avoid “early sale” or “deposit” offers when the project is not fully licensed.
• Respect use restrictions, residential apartments cannot be used as offices or for short term rentals without proper registration.
• Keep communication written with the developer and agent to prevent disputes.
• Monitor ownership renewal before expiry.
• Declare taxes properly to maintain compliance.
• Consult professionals early if you face delays or unclear terms.

Conclusion

Buying property in a foreign country always involves more than signing a contract. In Vietnam, the key challenge is understanding what you can legally own and how to maintain that ownership safely.

When you plan to buy an apartment in Vietnam, focus on the legal foundation rather than marketing promises. Ensure the project is eligible for foreign ownership, verify documents, and make payments only after clear approval.

With careful preparation and accurate information, foreign buyers can navigate Vietnam’s legal system confidently and avoid unnecessary risks. The process requires patience and attention to detail, but the reward is secure ownership in compliance with local law.

About ANT Lawyers, a Law Firm in Vietnam

We help clients overcome cultural barriers and achieve their strategic and financial outcomes, while ensuring the best interest rate protection, risk mitigation and regulatory compliance. ANT lawyers has lawyers in Ho Chi Minh city, Hanoi, and Danang, and will help customers in doing business in Vietnam.

Source: https://antlawyers.vn/library/7-steps-buy-an-apartment-in-vietnam.html

Read More