Paperwork explained
Service charges: what it is, why it matters, how to obtain it
What are service charges in Vietnam?
Service charges (phí dịch vụ, also called phí quản lý vận hành) are the recurring monthly fee every Hanoi condo owner pays to the Building Management Board for day-to-day operations — security, lifts, cleaning, lighting and landscaping. Billed per square metre of your unit at a rate set locally and reviewed periodically by owners, they apply for as long as you own the unit, whether you occupy it, rent it out, or leave it empty while based abroad.
Service charges at a glance
Document- Vietnamese name
- Phí dịch vụ nhà chung cư
- Also called phí quản lý vận hành ('operating management fee') in everyday use and on invoices
- Set by
- The Building Management Board, at a rate approved by owners at the General Meeting
- Before the Board is elected, the developer or its appointed operator sets an interim rate
- When you pay it
- Monthly, from the month you take handover of your unit, for as long as you own it
- Usually invoiced together with electricity, water and parking by the building's operator
- Typical cost
- Roughly VND 4,000–25,000+ per m² per month (≈ €0.15–€0.95/m²/month), depending on building tier
- Budget buildings sit at the low end, full-facility premium and luxury towers at the high end — see the cost breakdown below
- Billing basis
- Charged per square metre of your unit's built-up area, not a flat fee
- A 70 m² apartment at VND 12,000/m²/month pays roughly VND 840,000 (≈ €31) a month
- Validity
- Ongoing for the life of your ownership; the rate can be revised by owner vote
- No expiry — non-payment can lead to restricted access to shared facilities or, in persistent cases, formal recovery action by the Management Board
- Governing law
- 2023 Housing Law and Decree 95/2024/ND-CP
- Require the rate to be transparent, tied to services actually delivered, and approved by owners rather than set unilaterally
- Language
- Vietnamese invoices are the binding version
- Ask your property manager for an English summary if you manage the unit remotely
- What it typically covers
- Shared security, lift maintenance, common-area cleaning, landscaping, lighting, waste collection and reception staff
- Does not usually cover in-unit repairs, your own utility meters, or major structural work — repairs inside your walls sit with you personally, and building-wide structural work is funded by the separate maintenance fund
- Required for
- Every owned or rented unit inside a registered condominium (chung cư)
- Standalone villas and townhouses on private land generally pay a separate estate or ward-level fee instead, not this document
What Hanoi service charges typically cost, by building tier
Rates are set locally by each building's Management Board and vary with the facilities on offer — treat the ranges below as a starting point for budgeting, not a quote for a specific building. Two projects in the same district can sit at different tiers depending on staffing levels, pool count and how many amenities the operator maintains.
| — | Min | Max | Base |
|---|---|---|---|
| Budget / no-frills apartmentBasic security, lift upkeep and common-area cleaning only | VND 4,000/m²/mo | VND 7,000/m²/mo | per m² built-up area, monthlyOwner, from handover |
| Mid-range condoAdds landscaping, a shared gym or pool, and 24/7 reception | VND 7,000/m²/mo | VND 12,000/m²/mo | per m² built-up area, monthlyOwner, from handover |
| Premium / branded developmentMultiple pools, concierge, EV charging, landscaped grounds and higher staffing ratios per resident | VND 12,000/m²/mo | VND 18,000/m²/mo | per m² built-up area, monthlyOwner, from handover |
| Luxury / serviced-style residenceHotel-style housekeeping, valet and guest services — some towers approach the running costs of a serviced-apartment operation rather than a standard condominium | VND 18,000/m²/mo | VND 25,000+/m²/mo | per m² built-up area, monthlyOwner, from handover |
| Reserved / additional parkingMotorbike parking is usually included in the base rate; car spaces are billed separately in most Hanoi towers | VND 800,000/mo | VND 2,500,000/mo | per car space, monthly, where applicableOwner, optional, on top of the base service charge |
| Late-payment surcharge, if applicableNot fixed by national law — the exact rate sits in your building's condominium regulations, not the service-charge schedule itself | Set by building | Set by building | % of overdue amount per day, per condominium regulationsOwner, only if payment is late |
| Total | VND 4,000/m²/mo (≈ €0.15/m²/mo) | VND 25,000+/m²/mo (≈ €0.95+/m²/mo) |
Example: 85 m² apartment in a mid-range Tây Hồ development
- Service charge at VND 9,000/m²/month
- VND 765,000/month · ≈ €28/month
- Annual total
- VND 9,180,000/year · ≈ €334/year
- Σ
- ≈ €28/month · ≈ €334/year, billed monthly alongside utilities
2023 Housing Law (in force since 1 January 2025) · Decree 95/2024/ND-CP
Property managers who track service-charge budgets and rate reviews for foreign owners
Savills Property Management (Savills Vietnam Co., Ltd.)
★Conseiller immobilier international: Property & Asset Management (gestion locative et d'actifs), gestion résidentielle et commerciale, location résidentielle, valorisation, conseil en investissement, recherche de marché. Grand bureau à Hanoi (Lotte Center).
Ho Chi Minh City · EN, VN
CBRE Property Management (CBRE Vietnam Co., Ltd.)
★Plus grand conseiller immobilier mondial: Property Management / Asset Services, gestion d'immeubles, conseil, location bureaux/résidentiel, valorisation, project marketing résidentiel. Bureau Hanoi: Capital Place, 29 Lieu Giai.
Ho Chi Minh City · EN, VN
Anabuki NL Housing Service Vietnam
★Gestion et exploitation d'immeubles résidentiels au standard japonais (Anabuki Japon + Nam Long); call center 24/7, technique, financier, courtage.
Ho Chi Minh City · VI, EN, JA
JLL Vietnam (Jones Lang LaSalle)
★Property & facility management, conseil, valuation, leasing; division property management pour actifs premium et institutionnels.
Ho Chi Minh City · EN, VI
Frequently asked questions
Do you have to pay service charge in Vietnam?
Yes. Every apartment owner in a Hanoi condominium pays the monthly service charge, regardless of nationality or whether you live in the unit or let it out. It is a condition of ownership set out in your Sale & Purchase Agreement and, later, your building's condominium regulations — not an optional extra.
What are condo fees called in Vietnam?
The recurring monthly fee is phí dịch vụ or phí quản lý vận hành (service/operating charge). It is distinct from the one-off kinh phí bảo trì (2% maintenance fund) paid once at handover, and from any separate parking fee (phí gửi xe) some buildings bill on top.
How is the service-charge rate set, and can it change?
Before the Building Management Board is elected, the developer or its operator sets an interim rate — often a promotional figure for the first year or two. Once owners hold their first General Meeting, the Board proposes a rate tied to actual services, which owners approve or amend by vote, and can revise again at later meetings as facilities, staffing or utility costs change.
Are foreign owners charged a different rate than local owners?
No. The rate is set per square metre of built-up area under the building's approved schedule and applies to every unit on the same basis, regardless of the owner's nationality — a 70 m² unit pays the same rate whether the owner is Vietnamese or foreign.
Is there a way to estimate my service charges before I buy?
Use the building-tier ranges above as a starting rule of thumb, then ask the sales team or Management Board for the current approved rate — brochures often quote an optimistic figure. Our advisory desk can also give you a tailored estimate once you share the specific project and unit size.
What happens if I don't pay my service charge?
Consequences typically start with a late-payment surcharge set in your building's condominium regulations, followed by restricted access to shared facilities such as the gym, pool or parking, and sometimes a hold on issuing documents you may need — such as a certificate confirming no outstanding building debts before resale. Persistent non-payment can escalate to formal recovery action by the Management Board.
Is the service charge the same as the maintenance fund?
No. The service charge is a recurring monthly fee for day-to-day upkeep — security, cleaning, lifts. The maintenance fund is a separate, one-off 2% contribution paid once at handover for major structural repairs such as lift overhauls or façade work. See our guide to the maintenance fund for how the two are kept apart on your settlement statement. A rate increase to either must be approved by owners at a General Meeting, not imposed unilaterally by the Management Board or operator — if you were not present, ask for the minutes and vote record.
Sources
- Housing Law 2023 (27/2023/QH15) — in force since 1 August 2024; governs condominium management, the Management Board and service charges.
- Decree 95/2024/ND-CP — implementing decree detailing condominium operation and service-charge rules (no official English-language text currently published online; cited by reference only).
Get a service-charge estimate for a specific building before you buy
Send us the project name and unit size — our Hanoi advisory desk checks the current approved rate, recent Management Board budgets and any planned increases, then gives you an independent, no-obligation estimate within 24 hours. No commitment, and never a substitute for your own lawyer.