Name: 2026年越南房地產詐騙越來越嚴重！ (小心詐騙訂金陷阱！) (Vietnam Real Estate SCAMS are Getting Worse in 2026! (Shady Deposit TRAPS!))
Uploaded: 2026-02-02T00:58:05.000Z
Duration: 16 min 6 s

轉承詞

Renting a condo in Vietnam may be a great deal for foreigners when they first move here, most foreigners are not losing money on the rent because the rent is too high.

在越南租公寓對剛搬來的外國人來說，可能是一筆划算的交易，大多數外國人並不是因為租金太高而賠錢。

It happens before you even move in, before you unpack, before you find a light switch, before you realize that the ocean view or the river view is technically true.

在你搬進去、在你 unpack、在你找到電燈開關、在你意識到海景或河景 technically true 之前，這件事就發生了。

If you hang your head out the window and you squint a little bit, welcome to Vietnam where the people are friendly, the food is amazing, and

如果你把頭伸出窗外，稍微 squint 一下，歡迎來到越南，這裡人民友善，食物美味，而且

your security deposit can vanish like it just got a job offer in Singapore.

你的保證金可能會 vanish，就像它剛收到一份新加坡的工作機會一樣。

In fact, a recent survey shows that over 70% of expats face rental fraud issues.

事實上，最近的調查顯示，超過 70% 的外籍人士都面臨租賃詐騙問題。

With security deposit at the top of the list and with the new housing laws coming out last year, sky scammers already evolved quicker than the regulations in 2026.

其中保證金名列前茅，而隨著去年新住房法的出臺，到了 2026 年，詐騙集團的手段已經比法規演進得更快了。

Today, I'm exposing 12 condo rental mistakes foreigners keep on making in Vietnam.

今天，我要揭露外國人在越南常犯的 12 個公寓租賃錯誤。

And they're not just here are the mistakes.

而這些錯誤不只是這些，這些就是錯誤。

I'm going to go through a step by step guide on what to do, when to do it, and

我會一步一步帶你瞭解，在租賃公寓的過程中，

where the traps appear in the process of renting a condo so you don't have to learn Vietnamese contract law the hard way by funding the landlord's new iPhone.

什麼時候該做什麼，以及陷阱出現在哪裡，這樣你就不必為了資助房東的新 iPhone 而艱難地學習越南合約法了。

And then some of you might be thinking, ken, come on.

然後有些人可能會想，Ken，拜託。

Renting a condo in Vietnam can't be that complicated.

在越南租公寓不可能這麼複雜吧。

Sure, and swimming with sharks is easy if you never get into the water.

當然，跟鯊魚一起游泳也很簡單，前提是你根本不碰水。

In Vietnam, you usually search for properties in three places.

在越南，你通常會在三個地方尋找房產。

These websites will have filters that you can actually filter with price districts and also unit types.

這些網站會有篩選器，你可以根據價格、區域和房型來篩選。

Examples include MacDongsang.comVN an international style site such as dot Property Vietnam and Faz Wiz Property, which also lists apartments and properties for rent.

例如 MacDongsang.comVN，還有像 dot Property Vietnam 和 Faz Wiz Property 這種國際風格的網站，它們也列出了公寓和待租的房產。

Some agencies operate professionally and do real work such as Salvio City, cbre, Cushman and Wakefield, Avison Young and some of the other companies.

還有一些仲介公司，像是 Salvio City、cbre、Cushman and Wakefield、Avison Young 等等，它們是比較專業的，會認真處理房產事務。

While others just simply repost the Same listings on 10 different groups and call it exclusive.

但有些公司只是把一樣的物件，在十幾個不同的群組裡重複張貼，就說這是獨家物件。

You have groups such as Housing for Expats in Ho Chi Minh City or Housing and Apartments for Rent in Ho Chi Minh City or Saigon and other expat housing groups that will have agents, owners and supposed owners posting side by side.

你可以找到像「Housing for Expats in Ho Chi Minh City」或「Housing and Apartments for Rent in Ho Chi Minh City or Saigon」這類型的社團，還有其他外籍人士的租屋社團，裡面會有仲介、屋主，甚至自稱屋主的人一起發布訊息。

Facebook groups can help you spot prices fast, but

Facebook 社團可以讓你快速瞭解行情，但

they can also help you find a man named John, owner direct, who somehow owns 37 apartments in over 12 buildings.

有時候你可能會遇到一個叫 John 的人，他會說自己是屋主，而且在 12 棟以上的建築裡擁有 37 間公寓。

But anytime you ask for the pink book, he just doesn't have it.

不過，只要你問他有沒有產權證明（pink book），他就總是說沒有。

Now some People hear this and say, ken, where should I search?

聽到這裡，有些人可能會問：「Ken，那我到底該去哪裡找房呢？」

Search everywhere, but verify everything.

Because the problem is not in the platform, it's in the process.

因為問題不在平臺，而在整個流程。

Thus leads us to trap number one, mistake number one, bait and switch tactics.

這就帶我們來到第一個陷阱，第一個錯誤，就是「誘餌交換」的策略。

所以，它的運作方式是這樣的。

You see a great listing online, great price, great photos, and you message.

你在網路上看到一個很棒的房源，價格很讚，照片也很吸引人，然後你就傳訊息過去。

Then you show up to the unit and they say, sorry, this unit was already rented this morning.

然後你到了現場，他們就會說：「抱歉，這個單位今天早上已經租出去了。」

We have another unit in the same building at the same price, maybe even better.

「我們在同一棟樓還有另一個單位，價格一樣，甚至可能更好。」

And then you go check out that same unit, but

然後你就去看那個同一間，但是

it has worse furniture, a really loud ac, and

new fees that start to appear like magic.

一些像是變魔術一樣冒出來的新費用。

Management fee, parking fee, and an extra deposit just because you're a foreigner.

管理費、停車費，還有因為你是外國人所以要多收的押金。

So this is not criminal and it may be just lazy marketing, but

所以這不算犯罪，可能只是懶得做行銷，但是

it definitely wastes your time and pushes you to make quick decisions.

這絕對是浪費你的時間，逼你趕快做決定。

要求三樣東西，而且要書面的。

The exact building name, the exact unit, and a video of a walkthrough.

確切的建築名稱、確切的單位，還有一個實際走動的影片。

You pay a whole deposit before you verify anything.

在你確認任何事情之前，你就付了一整筆押金。

你看了房子，你喜歡這個房子。

Then the agent says, there are many people interested.

然後仲介就說，很多人對這個房子有興趣。

The small deposit can be 5 million, 10, 10 million or one month's rent.

這筆訂金可能是五百萬、一千萬，或是相當於一個月的租金。

Then all of a sudden it becomes non refundable.

然後這筆訂金就突然變成不能退了。

Then the agent disappears or the owner changes the terms.

然後仲介就消失了，或是房東就更改了條件。

Do not put down a holding deposit until you verify who has the authority to rent the unit.

在你確認誰有權利出租這個房子之前，都不要付訂金。

Real units do not evaporate in 30 minutes.

實際的房子不會在 30 分鐘內消失。

My name is Ken Yu, international immigration and real estate attorney with over 16 years of experience helping individuals and company move, invest and relocate to Vietnam.

我是 Ken Yu，一位有 16 年以上經驗的國際移民和房地產律師，專門協助個人和公司遷徙、投資和搬遷到越南。

This is a tip that I use myself when renting an apartment.

這是我自己租公寓時會用的小撇步。

Walk into a building that you like and ask the management there who actually manages rentals or units here.

走進一棟你喜歡的建築，然後問那裡的物業管理，是誰在管理這裡的出租或單位。

And most likely they'll give you the contact or information of an agent.

他們很可能會給你一個仲介的聯絡方式或資訊。

Also, rent short term, a few days before you commit.

另外，先短期租幾天，再決定是否長期租。

In Vietnam, foreigners usually fall into one of four categories.

在越南，外國人通常分為四類。

First, standard residential apartment or this is your classic condo in a residential apartment building.

首先，標準的住宅公寓，或是你說的經典公寓大樓裡的公寓。

It is usually the safest and most straightforward for foreigners with long term living arrangements.

這通常是外籍人士長期居住最安全、最直接的選擇。

Fully furnished, sometimes comes with weekly cleaning.

配備齊全，有時候還包含每週的清潔服務。

Also sometimes comes with utilities and Internet included.

Less friction, but it could be a little bit higher on a monthly basis, depending on the size.

比較省事，但每個月的費用可能會稍微高一點，這要看大小。

Usually smaller, sometimes different rules and fees.

通常比較小，有時候有不同的規定和費用。

Fourth, condotel or tourism style development.

第四種，condotel 或稱觀光式開發案。

這些通常是為短期住宿而建的。

They are great for investors, but a nightmare for residents.

對投資者來說很棒，但對住戶來說卻是場惡夢。

Which brings us to mistake number three, renting an officetel or condotel one without understanding the restrictions.

這就帶到第三個錯誤，在不瞭解限制的情況下租賃 officetel 或 condotel。

Some buildings restrict full time living, others restrict address registration and some just treat you like a business visitor.

有些建築物限制全職居住，有些限制戶籍登記，有些則把你當成訪客。

So you have to ask two questions and get them in writing.

所以你必須問兩個問題，並取得書面證明。

第一，我可以全職住在這裡嗎？

Second, can I register my temporary residence address?

第二，我可以登記我的臨時居住地址嗎？

If you get an answer like a bunch of foreigners live here, that is not a legal answer.

如果你得到像是「很多外國人住在這裡」這樣的回答，那不是合法的回答。

第四個錯誤：Airbnb 的轉租風險。

Many buildings restrict short term stays.

If your unit is a secretly run Airbnb, the security can intervene and the refunds can get ugly.

如果你的單位是祕密經營的 Airbnb，保全可能會介入，退款也會變得難看。

To watch a full breakdown of the short term stay crackdown in Ho Chi Minh City, click on your right hand corner for that video.

想看胡志明市短期住宿大掃蕩的完整分析，請點擊右上角的影片。

Stick to standard condos for a long term stay and a proper lease stay.

長期住宿和正式租約，請選擇標準的公寓。

If you need more flexibility, then use a service apartment for shorter stays.

如果你需要更多彈性，那麼短期住宿就選擇服務式公寓。

字幕列表影片播放

2026年越南房地產詐騙越來越嚴重！ (小心詐騙訂金陷阱！) (Vietnam Real Estate SCAMS are Getting Worse in 2026! (Shady Deposit TRAPS!))

process

term

exact

separate