Vietnam has been ranked 50th out of 88 surveyed countries and territories in the Global Real Estate Transparency Index (GRETI) 2026 released by JLL, as reported by the Vietnam Investment Review (VIR).
With a composite transparency score of 3.15, Vietnam emerged as one of the top 10 fastest-improving real estate markets globally over the 2024–2026 evaluation period, remaining in the "Semi-Transparent" tier alongside regional peers including Thailand, India, and South Korea.
Regulatory Milestones & Market Fundamentals
• Global Evaluation Criteria: The GRETI 2026 index assesses 88 markets across 256 variables grouped into six core categories: Performance Measurement (25%), Regulatory and Legal Frameworks (23.5%), Market Fundamentals (16.5%), Transaction Processes (15%), Listed Vehicle Governance (10%), and Sustainability (10%).
• Key Legal Reforms in 2024: Vietnam implemented landmark regulatory revisions including the amended Land Law, Housing Law, and Real Estate Business Law. The updated regulatory framework mandates all real estate transactions to be conducted through the formal banking system and requires appraisers to hold certified qualifications.
• National Land Digitisation in 2026: Under Decree No. 357, the government established a binding target to complete the nationwide digital land database by the end of 2026.
• Capital Flows & Valuation Discrepancies: Highly transparent markets currently capture over 98% of cross-border commercial real estate investment, whereas semi-transparent markets like Vietnam account for approximately 1.3%. In Vietnam, property valuation accuracy currently ranges between 60% and 75% with turnaround times of 10 to 20 days, reflecting limited reliance on public records.
Important Notice Points:
• Global Ranking & Score: Ranked 50th out of 88 markets with a score of 3.15 ("Semi-Transparent" category), positioned among the top 10 most improved markets globally.
• Mandatory Banking Transactions: Complete enforcement of mandatory bank-mediated transactions under the 2024 revised Land, Housing, and Real Estate Business Laws.
• Digital Land Database Target: Decree No. 357 mandates completion of the unified national land database by the end of 2026.
• Valuation Input Breakdown: Vietnam's valuation model currently derives 40% from expert judgment, 40% from field surveys, and only 20% from public data, yielding an overall accuracy rate of 60–75%.
Vietnam's entry into the top 10 most improved real estate markets globally underscores tangible progress in regulatory modernization and land record digitization, serving as an important benchmark for lowering transaction risk and strengthening foreign direct investment confidence across the region.
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