In Vietnam, land belongs to the people
Vietnam’s constitution places all land in the ownership of the people, administered by the State. No individual or company — Vietnamese or foreign — owns land in Vietnam. What an investor holds is a land-use right (quyền sử dụng đất): a state-granted entitlement to use a parcel for a defined purpose and, in many cases, a defined term.
For foreign buyers the framework has generally been narrower still: ownership of apartments for a term of 50 years, with the possibility of renewal, subject to caps on how much of any building or ward foreigners may hold. Landed property and the land itself remain, in practice, out of reach. These rules have evolved and may continue to — but the constitutional principle beneath them does not change.
In Portugal, ownership is plena — full
Portugal recognises propriedade plena — full, perpetual ownership of land and buildings. A foreign buyer acquires exactly the same title as a Portuguese citizen: no special terms, no expiry, no nationality quotas. Title is executed before a notary and recorded in the public land registry (Conservatória do Registo Predial), inside the legal order of the European Union.
The practical consequences are substantial. Perpetual, registered title is durable collateral for financing. It passes cleanly to heirs. It cannot drift in value because a term is running down, and it does not depend on a future renewal decision.
Generational capital deserves a title that outlives the generation.
Permanence and the generational ledger
Our philosophy is built on relationships that endure beyond a single transaction, and many of our partnerships now span generations. Generational capital has one non-negotiable requirement: the asset must outlive the generation that bought it. A 50-year entitlement is a long lease on the future. A freehold is the future — held outright, on a ledger that does not expire.
The exit question
Ownership structure also decides who can buy the asset from you. A foreign-held apartment in Vietnam is most naturally resold within the same quota-bound foreign framework, or converted into a local sale — a narrower pool, on a clock. A Lisbon freehold can be sold to anyone on earth. Liquidity is simply another word for how many people are allowed to want what you own.
Frequently asked questions
Can foreigners buy land in Vietnam?
No. All land in Vietnam is owned by the people and administered by the State. Investors hold land-use rights; foreign buyers have generally been limited to 50-year apartment ownership with renewal possibilities, subject to quotas.
Can foreigners own land in Portugal outright?
Yes. Portugal imposes no nationality restrictions — foreign buyers acquire full, perpetual freehold title to land and buildings, registered in the public land registry.
How secure is Portuguese property title?
Title is executed before a notary, recorded in a public registry, and protected within the European Union’s legal order — one of the most established property-rights frameworks in the world.
About PTG Lisboa Investments
PTG Lisboa Investments is a real-estate investment platform bringing Southeast Asian equity to Lisbon. For more than 34 years we have built relationships on trust, aligned interests and honor — and we bring that philosophy to every project we develop in Portugal.
Visit PTG Lisboa InvestmentsThis article is general information for our partners and readers. It is not investment, legal or tax advice, and figures are indicative market observations that change over time. Please seek professional advice for your own circumstances.