Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Everything you need to know before buying real estate is included in our Vietnam Property Pack
Vietnam allows foreigners to buy residential property, but the rules are genuinely different from what you might expect in other countries.
This guide breaks down exactly what you can and cannot own as a foreign individual in Vietnam in 2026, covering ownership limits, residency pathways, and citizenship requirements.
We constantly update this blog post to reflect the latest regulations and housing prices in Vietnam, so you always have current information.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Vietnam.
Insights
- Foreign ownership in Vietnamese apartment buildings is capped at 30% of total units per building, meaning popular projects in Ho Chi Minh City and Hanoi often hit their quota within months of launch.
- Vietnam's ownership model means you own the apartment or house structure, but not the land underneath it, which stays under state ownership with land use rights granted for up to 50 years (extendable once).
- Buying property in Vietnam does not grant any residency rights or immigration benefits, as housing law and immigration law are completely separate systems in Vietnam.
- The investor visa pathway (DT categories) in Vietnam requires a minimum capital contribution of VND 3 billion (around $120,000 USD) into a business entity, not a home purchase.
- Vietnamese citizenship through naturalization requires at least 5 years of legal residence with a residence card, Vietnamese language proficiency, and the ability to sustain a living in Vietnam.
- Since July 2025, Vietnam's amended nationality law allows some applicants to retain their foreign citizenship upon naturalization, though this requires presidential approval on a case-by-case basis.
- In expat-heavy neighborhoods like Thao Dien (Thu Duc City) and Tay Ho (Hanoi), foreign quotas are often fully utilized, so verifying availability before committing to any purchase is essential.
- Overseas Vietnamese (Viet Kieu) who can prove their Vietnamese origin now enjoy property rights almost on par with local citizens under the 2024 Land Law, which is a significant shift from previous legislation.
Can buying property help me get permanent residency in Vietnam?
Does buying a property qualify or at least help for residency in Vietnam?
As of early 2026, buying a residential property in Vietnam does not qualify you for any residency permit or help you obtain permanent residency, because Vietnam's immigration law treats property ownership and immigration status as completely separate matters.
There is no minimum property investment amount that triggers residency in Vietnam because property purchase is simply not a qualifying factor under Vietnamese immigration law.
If you want residency in Vietnam, the actual pathways include employment with a work permit, marriage to a Vietnamese citizen, investment through a business entity (the DT investor visa categories), or being invited by a Vietnamese organization for specific purposes.
Property ownership can serve as supporting evidence of ties to Vietnam when applying for certain visa extensions, but it does not replace or shortcut any of the formal residency requirements established under the Law on Entry, Exit, Transit, and Residence of Foreigners in Vietnam.
Is there any residency visa directly linked to property ownership in Vietnam right now?
As of early 2026, Vietnam does not offer any residency visa or "golden visa" program where purchasing real estate alone qualifies you for long-term residency.
Buying a primary residence (your main home) in Vietnam gives you property ownership rights for up to 50 years (extendable once), but it does not grant you any visa, residence permit, or immigration status.
Similarly, buying a rental or investment property in Vietnam may create taxable rental income obligations, but it does not create any immigration status by itself, and rental property ownership is not recognized as a pathway to residency under current Vietnamese law.
Can real estate investment lead to citizenship in Vietnam?
Can property investment directly lead to citizenship in Vietnam?
As of early 2026, Vietnam does not have a citizenship-by-investment program, and property investment does not directly lead to Vietnamese citizenship regardless of the purchase amount in VND, USD, or EUR.
A higher property investment amount does not accelerate any citizenship timeline in Vietnam because the naturalization process is based on years of legal residence, language proficiency, and integration into Vietnamese society, not on how much you paid for your apartment or house.
The typical timeline from initial business investment (through DT investor visa categories) to citizenship eligibility in Vietnam is at least 5 years of legal residence with a residence card, followed by a separate citizenship application that includes language testing and background verification.
The key difference in Vietnam is that there is no citizenship-by-investment option at all; the only path to citizenship for foreigners is naturalization through extended residence, which requires demonstrating language skills, financial self-sufficiency, and compliance with Vietnamese laws.
Is citizenship automatic after long-term residency in Vietnam?
Citizenship in Vietnam is never automatic after long-term residency; it always requires a separate application process that includes document submission, background verification by police, and a final decision by the President of Vietnam.
The standard requirement for Vietnamese citizenship is at least 5 years of legal residence in Vietnam with a valid residence card, though spouses of Vietnamese citizens may have this reduced to 3 years.
Beyond time requirements, applicants must pass a Vietnamese language assessment demonstrating enough proficiency to integrate into Vietnamese society, provide proof of financial self-sufficiency, and show compliance with Vietnamese laws and respect for local customs.
Since July 2025, the processing time for citizenship applications has been shortened, with the overall administrative timeline reduced to under 10 days for the review stages, though the total time from application to decision typically ranges from 4 to 6 months.
What are the real requirements to become a citizen in Vietnam?
Do I need physical presence for citizenship in Vietnam right now?
Vietnam requires applicants for citizenship to have resided in the country for at least 5 years up to the time of their application and to have been granted a residence card, though the law does not specify a minimum number of days per year like some other countries do.
The physical presence requirement in Vietnam is calculated based on cumulative years of legal residence with a valid residence card, rather than a strict annual day count or rolling year calculation.
Authorities verify physical presence during citizenship applications through residence card records, police verification of your registered address, and immigration entry and exit data maintained by the Ministry of Public Security.
Exemptions or reductions to the physical presence requirement exist for applicants married to Vietnamese citizens (reduced to 3 years), those with Vietnamese parents or grandparents, individuals who have made meritorious contributions to Vietnam, and those whose naturalization is deemed beneficial to the state.
Can my spouse and kids get citizenship too in Vietnam in 2026?
As of early 2026, spouses and children can apply for Vietnamese citizenship through family-based pathways, with spouses of Vietnamese citizens eligible for reduced residence requirements (3 years instead of 5) and exemptions from language and financial self-sufficiency conditions.
Family members generally cannot apply together with the main applicant in a single application; each person must submit their own citizenship application, though minor children can be included with their parent's application if applying at the same time.
Children under 18 years old can be included as dependents in a parent's citizenship application, and the law specifically addresses minor children applying for Vietnamese citizenship together with their parents.
Spouses face different requirements than standalone applicants, specifically benefiting from exemptions on Vietnamese language proficiency, the 5-year minimum residency requirement, and financial self-sufficiency documentation if married to a Vietnamese citizen.
What are the most common reasons citizenship is denied in Vietnam?
The most common reason citizenship applications are denied in Vietnam is failing to meet the residence requirement, meaning applicants cannot document at least 5 years of continuous legal residence with a valid residence card issued by Vietnamese authorities.
Two other frequently cited reasons for citizenship denial in Vietnam are insufficient Vietnamese language ability (applicants must demonstrate enough proficiency to integrate into the Vietnamese community) and incomplete or inconsistent documentation across passports, residence records, and civil status documents.
Applicants can reapply after a denial, though decisions made by the Ministry of Justice to reject nationality applications are considered final and are not subject to appeal or litigation, so applicants must address the deficiencies and submit a new application.
The single most effective step applicants can take to avoid citizenship denial in Vietnam is to ensure complete and accurate documentation from the start, including properly legalized and translated foreign documents, consistent records of residence, and clear evidence of meeting all eligibility conditions.