Updated: 30 September 2026
Gladia Heights legal status and buying process
The legal documents in place, who signs the contract with you, and each step from booking to receiving your ownership certificate (pink book) — based on the project’s sales FAQ.
Project legal documents
| Item | Details |
|---|---|
| Land-use rights | 2 certificates, nos. DQ 128066 and DQ 128067, issued 07/11/2024 by the Ho Chi Minh City Land Registration Office |
| Construction | Letter 4151/SXD-QLXDCT of 02/02/2026 from the HCMC Department of Construction on the building permit for the high-rise blocks on lots B1 and B2N. B1 and B2N are land-lot codes; the documents do not state which lot each tower stands on (in particular tower B3, The Advanta) — Happy Land confirms the building permit for each tower when you choose a unit |
| Off-plan sales eligibility | Written confirmation of eligibility to sell off-plan housing obtained (per the project documents) |
| Sales to foreigners | Confirmed eligible in letter 2864/UBND-ĐT of 09/04/2026 |
| Handover guarantee | Vietinbank – Hanoi branch; buyers may choose whether to receive the guarantee certificate |
| Ownership term | Vietnamese buyers: long-term ownership. Foreign buyers: up to 50 years, renewable under the Housing Law |
| Contracting entity | Doan Nguyen House Trading Investment Co., Ltd. (Công ty TNHH Đầu tư Kinh doanh Nhà Đoàn Nguyên), the Keppel × Khang Dien joint venture |
From booking to signing the sale and purchase agreement
- Refundable booking: VND 100 million per booking, maximum 2 bookings per buyer, registered in the buyer’s name (individuals: VNeID, citizen ID or passport; companies: plus the business registration certificate). No cash accepted.
- Two ways to book: bank transfer or card payment to the developer’s account; or blocking the amount in your own account under an escrow agreement — Vietinbank Thu Thiem branch for Vietnamese buyers, Hong Leong Bank for foreign buyers.
- Next comes the deposit agreement, then the sale and purchase agreement (HĐMB) with its appendices. Under the policy announced at the 1 August 2026 launch, the HĐMB is signed once 10% of the price is paid.
- Names cannot be changed and the registration form or deposit agreement cannot be transferred to anyone else until the HĐMB is signed.
The booking process is taken from a document issued before the launch; the way units are reserved may change after launch — Happy Land confirms the current process when you choose a unit. For the current payment schedule and incentives see the price list & payment policy.
Buying Gladia Heights as a foreigner
Eligible buyers: foreign individuals with a valid passport and a lawful Vietnamese entry visa at the time of the transaction; foreign-invested companies and branches or representative offices of foreign organisations operating legally in Vietnam.
The project has been confirmed eligible for sale to foreigners (letter 2864/UBND-ĐT of 09/04/2026). Under the Housing Law, foreigners may own up to 30% of the units in each building, for up to 50 years with renewal; the remaining quota must be checked unit by unit. According to the project documents, the ground-floor commercial units are owned long-term by Vietnamese buyers.
Bank loans
| Item | Details |
|---|---|
| Partner lending banks | Vietinbank, Vietcombank, BIDV, Standard Chartered, MB, OCB |
| Banks with developer interest support (per the project documents) | Vietinbank, BIDV, MB, OCB |
| Current policy | Loans up to 75% of the price, 0% interest and a principal grace period for 24 months — see the price list |
Interest rates and preferential loan programmes are updated from time to time; the list of interest-supported banks may change with each policy round.
Reselling your contract before handover
You can transfer your HĐMB once it is signed, your payments due to date are complete and no application for the ownership certificate has been filed. If you have a loan, the lending bank must consent. The process has four steps:
- Step 1: submit to the developer the transfer request, the transferee’s information form, residence confirmation or VNeID, and both parties’ ID cards or passports.
- Step 2: the developer issues a confirmation (amount paid, no certificate application filed) and the invoice set so both parties can notarise the transfer.
- Step 3: after notarisation, return the original transfer document with the tax notice and tax payment receipts.
- Step 4: the developer confirms the transfer and invites the transferee to collect the confirmation.
Handover, pink book and fees
| Item | Amount / timing |
|---|---|
| Maintenance fund | 2% of the price excl. VAT, paid before handover |
| Ownership certificate application | Filed by the developer within 50 days of the apartment handover |
| Registration fee | 0.5% of the HĐMB price (incl. VAT, excl. the maintenance fund) |
| Dossier appraisal and certificate issuance fee | about VND 3,000,000 per dossier (planned) |
| Notarisation of the power of attorney | about VND 250,000 per dossier (planned) |
| Management fee | planned VND 19,500 per m² of net area per month (excl. VAT) |
| Other | annual public fire insurance; internet, parking and extra key cards as needed |
Source: the project’s sales FAQ; fees reflect the rules when the document was issued. The actual time to issue certificates depends on the authorities.
Get the live inventory and unit documents
Message Happy Land on WhatsApp or Zalo for the list of remaining units, a price calculation for the payment plan you choose, detailed floor plans per unit code and the handover checklist — free of charge.
Frequently asked questions
Does Gladia Heights have its land title?
Yes. The project holds two land-use right certificates, nos. DQ 128066 and DQ 128067, issued on 07/11/2024. Apartments bought by Vietnamese buyers are owned long-term.
Can foreigners buy at Gladia Heights?
Yes. The project was confirmed eligible for sale to foreign organisations and individuals in letter 2864/UBND-ĐT of 09/04/2026. Foreigners may own up to 30% of the units in each building, for up to 50 years with renewal.
Can I resell before handover?
Yes, by transferring the sale and purchase agreement once it is signed, payments due to date are complete and no ownership certificate application has been filed; the lending bank must consent if you have a loan.
How long until I receive the pink book?
The developer applies for the ownership certificate within 50 days of handing over the apartment. The actual issuance time depends on the authorities.
What do I pay at handover?
The 2% maintenance fund (price excl. VAT) before handover, then the 0.5% registration fee, an appraisal and issuance fee of about VND 3 million per dossier, and the planned management fee of VND 19,500 per m² of net area per month.