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
Buying property in Vietnam won't automatically grant you residency, but it can support your Golden Visa application through the residency-by-investment program.
As of September 2025, foreigners can own apartments and houses through 50-year renewable leaseholds, and property purchases starting at USD 120,000 may qualify for Vietnam's Golden Visa program, which provides temporary residency that can lead to permanent status after three years.
If you want to go deeper, you can check our pack of documents related to the real estate market in Vietnam, based on reliable facts and data, not opinions or rumors.
Vietnam offers 50-year renewable property leaseholds for foreigners, with Golden Visa residency available from USD 120,000 investment.
Property ownership requires meeting specific quotas and documentation, but does not guarantee automatic residency status.
| Property Type | Foreign Ownership Limit | Minimum Investment for Golden Visa |
|---|---|---|
| Apartments/Condos | 30% per building | USD 120,000 |
| Houses/Villas | 10% per project | USD 120,000 |
| Land (Direct) | Not permitted | N/A |
| Leasehold Term | 50 years renewable | USD 250,000 (premium projects) |
| Golden Visa Duration | 2-10 years | Permanent residency after 3 years |
| Family Sponsorship | Spouse + dependents | Same investment threshold |
| Annual Stay Requirement | No minimum days | Must enter within 30 days |
Can foreigners legally own property in Vietnam or only lease it, and for how long?
Foreigners cannot own Vietnamese land directly but can obtain 50-year renewable leaseholds on apartments and houses in approved projects.
The Vietnamese Housing Law allows foreign individuals to purchase apartments in commercial buildings up to 30% of total units per building. For houses and villas, foreigners can buy up to 10% of units in designated residential or tourism projects.
Your leasehold ownership lasts for 50 years from the purchase date and can be renewed for another 50 years upon application to Vietnamese authorities. The renewal is typically approved unless the property falls within restricted defense zones or significant legal changes occur.
If you marry a Vietnamese citizen, you may qualify for freehold ownership with no expiry date, giving you the same property rights as Vietnamese nationals.
Land itself remains off-limits to foreign ownership, meaning you only acquire use rights to the property built on the land rather than the underlying soil.
Does buying property in Vietnam automatically qualify me for a residency visa?
Property ownership in Vietnam does not automatically grant you residency status or any type of visa.
Purchasing Vietnamese real estate simply gives you property rights and ownership certificates but creates no direct pathway to residency permits. You must apply separately for residency through Vietnam's official immigration channels.
However, your property purchase can serve as supporting documentation for Vietnam's Golden Visa residency-by-investment program, which requires meeting specific investment thresholds and application procedures.
Many foreigners mistakenly believe that buying expensive properties guarantees residency, but Vietnamese immigration law treats property ownership and residency applications as completely separate processes.
It's something we develop in our Vietnam property pack.
If not automatic, what type of visa or residency permit can property ownership support?
Property ownership can support your application for Vietnam's Golden Visa through the residency-by-investment program, offering 2 to 10 years of temporary residency.
The Golden Visa program allows property investors to obtain renewable temporary residency cards that permit multiple entries and long-term stays in Vietnam. This residency status can potentially lead to permanent residency after maintaining continuous status for approximately three years.
Your property purchase must be in eligible projects designated by Vietnamese authorities and meet minimum investment thresholds to qualify for Golden Visa consideration. Some provinces require higher investment amounts than others depending on local regulations.
Alternative visa options include investor visas for business purposes, but these typically require establishing Vietnamese companies rather than just purchasing residential property.
Long-term tourist visas remain available but don't provide the same stability and renewal guarantees as residency-by-investment programs.
What is the minimum property value required, if any, to apply for a residency visa?
The current minimum property investment for Vietnam's Golden Visa starts at USD 120,000 (approximately VND 3 billion) in eligible projects.
Premium projects in major cities like Ho Chi Minh City and Hanoi may require higher investment thresholds up to USD 250,000, depending on location and project designation by Vietnamese authorities.
Your investment must be made through Vietnamese banking channels with proper documentation showing the source of funds and legal transfer of money into Vietnam.
The investment threshold applies to individual properties, meaning you cannot combine multiple smaller property purchases to meet the minimum requirement unless specifically permitted by the project structure.
These amounts represent net property values after all taxes and fees, so you should budget additional costs for legal fees, transfer taxes, and administrative expenses when calculating your total investment.
Don't lose money on your property in Vietnam
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Are there restrictions on the types of property foreigners can purchase, like apartments versus land or houses?
Foreign property ownership in Vietnam follows strict category restrictions with specific quotas for each property type.
| Property Type | Foreigner Eligibility | Ownership Limits |
|---|---|---|
| Apartments/Condos | Yes | 30% per building |
| Houses/Villas in Projects | Yes | 10% per project |
| Individual Land Plots | No | Not permitted |
| Agricultural Properties | No | Not permitted |
| Rural Houses (Non-Project) | No | Not permitted |
| Commercial Buildings | Limited | Case-by-case basis |
| Beachfront Properties | Limited | Special approval required |
How long is the property lease or ownership term allowed for foreigners, and can it be renewed?
Foreign property ownership in Vietnam operates under 50-year leaseholds that can be renewed for additional 50-year periods.
Your initial ownership period begins from the property purchase date and runs for exactly 50 years, giving you full use, rental, and transfer rights during this period. Upon expiration, you can apply to Vietnamese authorities for renewal.
Renewal applications are typically approved unless your property sits in newly designated defense zones, restricted areas, or faces significant changes in national land use policies.
The renewal process requires submitting applications to local housing authorities, paying applicable fees, and updating ownership certificates with new expiration dates.
It's something we develop in our Vietnam property pack.
What documents do I need to show to immigration authorities when applying for residency through property ownership?
Vietnamese immigration authorities require comprehensive property and financial documentation for residency-by-investment applications.
Essential documents include your property purchase contract, Pink Book ownership certificate, and proof of payment through Vietnamese banking channels showing the source of funds transferred legally into Vietnam.
You must provide your valid foreign passport, entry visa documentation, criminal background checks from your home country, and medical certificates demonstrating good health status.
Additional requirements include notarized property contracts, written commitments of non-diplomatic status, and application forms completed in Vietnamese or with certified translations.
Financial documentation must demonstrate that your property investment meets minimum thresholds and that funds originated from legitimate sources outside Vietnam.
Can I sponsor my spouse or children for residency if I obtain it through buying property?
Vietnam's Golden Visa residency-by-investment program allows you to sponsor your spouse and dependent children for linked residency status.
Your family members must apply as dependents on your primary residency application, providing marriage certificates for spouses and birth certificates for children to prove family relationships.
All sponsored family members receive the same residency duration and renewal rights as the primary applicant, but they cannot apply independently based on your property ownership.
Sponsored dependents must meet the same background check and health certificate requirements as primary applicants, though they don't need to show separate financial qualifications.
Children typically qualify as dependents until age 18, though some provisions may extend coverage for students or disabled adult children depending on specific circumstances.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Vietnam versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the ongoing residency requirements, such as minimum days of stay per year, to maintain my status?
Vietnam's residency-by-investment program does not impose strict minimum stay requirements but requires initial entry within 30 days of residency approval.
After your initial entry, you can travel freely without mandatory annual stay periods, making it one of the more flexible residency programs in Southeast Asia.
However, you must maintain your property ownership and continue meeting the investment thresholds throughout your residency period to remain eligible for renewals.
Some visa categories may require attending annual review meetings with immigration authorities or updating your residency documentation periodically, but these don't involve minimum physical presence requirements.
Long periods of absence won't automatically cancel your residency, but you should maintain Vietnamese address registration and keep your residency documents current.
Are there tax obligations or property ownership fees linked to keeping my residency valid?
Property ownership in Vietnam creates ongoing tax obligations regardless of your residency status, including annual property taxes and maintenance fees.
Standard Vietnamese property tax applies annually based on your property's assessed value, with rates varying by location and property type throughout different provinces and cities.
If you rent out your property, Vietnamese income tax applies to rental earnings at rates determined by your total income and residency tax status.
Additional local fees may include building maintenance charges, management fees for condominiums, and infrastructure development contributions depending on your specific property location.
Failing to pay property taxes or maintenance fees won't directly cancel your residency, but it can complicate renewal applications and create legal issues with your property ownership status.
Can I apply for permanent residency or citizenship later, and does property ownership help with that process?
Vietnam's Golden Visa program provides a pathway to permanent residency after approximately three years of continuous temporary residency status.
Permanent residency applications require demonstrating good standing, continuous property ownership, tax compliance, and no criminal violations during your temporary residency period.
Vietnamese citizenship through naturalization remains extremely rare and typically requires decades of residency, fluent Vietnamese language skills, and exceptional contributions to Vietnamese society or economy.
Property ownership strengthens your permanent residency application by showing long-term commitment to Vietnam and ongoing financial investment in the country's development.
It's something we develop in our Vietnam property pack.
What is the current government stance in 2025 on foreign property ownership and residency in Vietnam, and are there any proposed legal changes?
As of September 2025, Vietnam maintains a welcoming stance toward foreign property investment with recent legal reforms expanding foreign ownership rights and streamlining procedures.
The amended Housing Law effective January 2025 clarifies foreign ownership rights, expands eligible property types, enhances project transparency, and streamlines transfer and renewal processes for foreign investors.
Current reforms focus on protecting foreign investors while increasing foreign ownership quotas in selected cities and projects to attract more international capital into Vietnam's real estate market.
A proposed 10-year Golden Visa option is under government review but hasn't become law yet, potentially offering longer residency periods for higher investment thresholds.
The government continues reviewing policies to balance foreign investment attraction with national security concerns, particularly regarding land use in strategic areas and defense zones.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Foreign property ownership in Vietnam offers legitimate investment opportunities through 50-year renewable leaseholds, with Golden Visa residency programs providing pathways to long-term residence starting at USD 120,000 investment.
While property ownership doesn't guarantee automatic residency, it can effectively support residency-by-investment applications that may lead to permanent status after three years of continuous compliance with Vietnamese regulations.
Sources
- BambooRoutes - Buying Land Vietnam Foreigner
- Realtique - Vietnam Property Ownership Laws for Foreigners
- Mitou - Can Foreigners Rent or Purchase Real Estate in Vietnam in 2025
- DiscusWestAfrica - Vietnam Golden Visa Residency by Investment
- HMLF - Comprehensive Guide to Vietnam's Foreign Property Laws
- Invest Vietnam - How Foreigners Can Buy Property in Vietnam 2025 Guide
- Visreal - Can Foreigners Buy Property in Vietnam Latest Regulations
- CitizenX - Vietnam Golden Visa
- Visa2Fly - Vietnam Golden Visa
- Wise - Buying Property in Vietnam