Vietnam Property Investment Visa: Can Real Estate Help You Stay Longer?
Vietnam’s booming real estate market has attracted foreign investors seeking profitable property investments and long-term residency options. However, unlike some countries that offer citizenship or residency through real estate investment, Vietnam has strict foreign ownership laws and does not provide an automatic investment visa for property buyers.
That said, there are alternative visa options that foreign investors can use to stay in Vietnam for extended periods. This guide explores whether buying property in Vietnam can help secure a long-term visa, the available residency options, and the best strategies for foreign investors looking to extend their stay.
Table of Contents
Can Property Investment in Vietnam Lead to Residency or a Long-Term Visa?
Does Vietnam Offer an Investment Visa for Property Buyers?
Unlike countries like Thailand, Malaysia, or Portugal, Vietnam does not currently offer a residency-by-investment (RBI) program or a dedicated property investment visa. However, owning property can support visa extensions and longer stays through alternative legal routes.
How Can Foreign Investors Stay in Vietnam Long-Term?
While property ownership alone does not grant residency, foreign investors can use the following visa options to stay in Vietnam:
- Business Investment Visa (DT Visa) – For those investing in a company.
- Temporary Residence Card (TRC) – Available for business owners and employees.
- Long-Term Tourist Visa – Options for extended stays.
- Spouse Visa – If married to a Vietnamese citizen.
Foreign property buyers often combine real estate investment with business activities to qualify for long-term residency options.
What is the DT Visa?
The DT Visa (Investment Visa) is issued to foreign investors who establish or invest in a company in Vietnam. It allows for multiple entries and long-term stays, making it a popular choice for property investors who also conduct business.
DT Visa Categories and Validity
- DT1 Visa: For investors contributing over $4.3 million (100 billion VND) – Valid for 10 years.
- DT2 Visa: For investments between $2.15 – $4.3 million – Valid for 5 years.
- DT3 Visa: For investments between $130,000 – $2.15 million – Valid for 3 years.
- DT4 Visa: For investments under $130,000 – Valid for 1 year.
How Can Property Investors Qualify for the DT Visa?
Since foreigners cannot own land or commercial businesses directly, a real estate investment alone does not qualify for the DT Visa. However, investors can:
- Establish a Vietnamese company that operates in real estate development, management, or leasing.
- Invest in commercial property projects through a legal business structure.
- Use their property investment as part of a larger business venture to qualify for the visa.
Many foreign investors set up a company to manage their rental properties and qualify for a DT Visa.
Temporary Residence Card (TRC) for Long-Term Stay in Vietnam
What is a Temporary Residence Card (TRC)?
A Temporary Residence Card (TRC) allows foreigners to stay in Vietnam for up to 10 years without the need for frequent visa renewals. It is commonly granted to:
- Business investors holding a DT Visa.
- Foreign employees with a Work Permit.
- Spouses or dependents of Vietnamese citizens.
Can Property Buyers Qualify for a TRC?
Owning an apartment in Vietnam does not directly grant a TRC, but real estate investors can qualify through:
- Setting up a business and obtaining a DT Visa, which can then be converted into a TRC.
- Marrying a Vietnamese citizen, allowing them to apply for a TRC based on family reunification.
While property ownership helps establish long-term ties to Vietnam, it must be paired with business activities or family connections to secure a TRC.
Alternative Visa Options for Property Investors
Tourist Visa Extensions
Foreign property investors who do not qualify for a business visa or TRC often use tourist visas for extended stays.
- Standard Tourist Visa: Valid for 1 to 3 months, renewable multiple times.
- Business Tourist Visa: Longer validity with multiple-entry options.
Many investors use a visa run strategy, leaving and re-entering Vietnam periodically to extend their stay while managing their real estate investments.
Spouse Visa for Foreigners Married to Vietnamese Citizens
- Foreign investors married to a Vietnamese citizen can apply for a renewable five-year visa exemption.
- This visa allows unrestricted entry and can be converted into a TRC for long-term residency.
If an investor has Vietnamese ancestry, they may also qualify for citizenship or permanent residency under special government programs.
Best Strategies for Foreign Property Investors Seeking Long-Term Stay
1. Combine Property Investment with Business Activities
- Set up a Vietnamese company to manage rental properties and qualify for a DT Visa and TRC.
- Invest in real estate projects as a business, allowing access to investor visas.
2. Explore Marriage or Ancestry-Based Residency
- Foreigners married to a Vietnamese citizen can apply for a spouse visa or TRC.
- Those with Vietnamese heritage can seek citizenship or permanent residency.
3. Use Tourist and Business Visas for Extended Stays
- Many investors cycle between tourist visas while managing properties.
- Some opt for business visas with extended validity for real estate investment activities.
4. Stay Updated on Future Residency Policy Changes
Vietnam’s government has been considering residency programs for investors, similar to Thailand’s Elite Visa or Malaysia’s MM2H (Malaysia My Second Home) Program.
Foreign investors should monitor policy changes for potential real estate investment visa programs in the future.
While Vietnam does not offer a direct property investment visa, real estate ownership can support long-term residency through business investment, family ties, and extended visas. Foreign investors who combine real estate with business activities can qualify for a DT Visa and Temporary Residence Card (TRC), allowing them to stay in Vietnam legally for extended periods.
For expert guidance on real estate investment and visa options in Vietnam, contact Realtique today. Our team specializes in helping foreign investors navigate legal requirements, find the best properties, and secure long-term stay solutions in Ho Chi Minh City, Hanoi, and other prime locations.
Visit Realtique.net to start your investment journey in Vietnam.
