Vietnam Visa Guide for Property Buyers (2026)

For international buyers considering property in Vietnam, the legal right to own is only half the equation. The other half is the legal right to stay. Vietnam's visa framework has evolved considerably in recent years, and for those who want to actually spend time in their coastal apartment or holiday home, the options are far more practical than they were half a decade ago.

Yet there is still no dedicated investor visa or retirement visa. What exists instead is a patchwork of entry permits, residence cards, and work-based pathways that, when navigated correctly, can support both short visits and long-term residence. This guide lays out the system as it stands in 2026, with a focus on what property owners actually do.

The E-Visa: Your First Port of Call

Introduced in 2017 for a limited set of nationalities and a 30-day maximum stay, the e-visa has since been expanded into the default entry method for most visitors. As of 2026, it offers:

• Eligibility for citizens of over 150 countries
• Up to 90 days per entry
• Single-entry or multiple-entry options
• A flat fee of $25 USD
• Processing in roughly 3 business days
• Online application via the official portal at xuatnhapcanh.gov.vn

Applying for the E-Visa

The process is fully digital and typically takes minutes to complete:

1. Go to the official immigration portal and create an account
2. Fill out the application form
3. Upload a passport-style photo and a scan of your passport data page
4. Pay the $25 fee by card
5. Wait for approval, usually within 3 business days
6. Receive the approval letter by email and save it to your phone or print it
7. Present it at immigration along with your passport

Single or Multiple Entry?

For anyone who might leave and re-enter Vietnam within a 90-day window, the multiple-entry e-visa is the obvious pick. It costs the same as single-entry, so unless you are certain you will stay put, there is little reason to choose the single-entry version.

The Key Limitation

The e-visa cannot be extended or renewed from inside Vietnam. Once your 90 days are up, you must exit and apply afresh. That is the reality of the visa run, and it shapes how many long-stay expats plan their movements.

The Traditional Tourist Visa Still Exists

Before the e-visa, most foreigners entered on a tourist visa arranged through an embassy or a visa-on-arrival letter. That route, typically the DL class, still exists and can be issued for up to 90 days with single or multiple entry. Extensions of up to 30 days are possible from the Immigration Department within Vietnam.

For most nationalities, however, the e-visa has made this redundant. It is cheaper, faster, and equally valid. The traditional visa remains relevant mainly for nationalities outside the e-visa scheme, or for those denied an e-visa who need to fall back on an embassy application.

Phu Quoc's Special Exemption

Phu Quoc Island enjoys a unique visa-free arrangement: foreign visitors can enter through Phu Quoc International Airport or its sea ports without a visa for up to 30 days. The catch is that this applies only when the island is your point of entry. If you fly into Ho Chi Minh City or Hanoi and then travel to Phu Quoc, you need a visa like anywhere else.

For property buyers, this is useful for a quick inspection trip but not much more. Thirty days is too short for meaningful stays, and the exemption cannot be extended from the island.

Bilateral Visa Exemptions

Several countries have bilateral agreements with Vietnam allowing visa-free entry for set periods. As of 2026:

• ASEAN members: 30–90 days depending on the country
• Japan: 45 days, multiple entry
• South Korea: 45 days, multiple entry
• Germany, France, UK, Italy, Spain: 45 days, multiple entry
• Russia, Belarus: 30 days, multiple entry
• Chile: 90 days, multiple entry

For European nationals, the 45-day exemption is shorter than the 90-day e-visa, so the e-visa often makes more sense even for those who qualify for the exemption.

The DT Visa: For Genuine Investors

The DT visa is Vietnam's investor category, aimed at foreign nationals who have made direct investment in the country. It is the closest thing to a long-term property investor visa, but it comes with conditions.

Who Qualifies?

You need an Investment Registration Certificate (IRC) or Business Registration Certificate (BRC) from a Vietnamese authority. Typically, that means:

• Founders, directors, or legal representatives of a foreign-invested enterprise (FIE)
• Individuals holding an IRC for direct investments
• Board members or senior managers of an FIE

Does Buying a Property Qualify?

Not directly. Purchasing a residential apartment as a foreign individual does not automatically grant investor visa rights. The Housing Law allows foreign ownership, but residential real estate is not considered a business investment for visa purposes.

There are, however, two workarounds:

1. Invest through a Vietnamese company. If you set up an FIE that owns the property as a commercial asset, and you register as its director, you may qualify for a DT visa based on the company's IRC.
2. Structure as a direct investment. If your property investment is part of a larger project, such as a tourism or hospitality development, and you obtain an IRC, that can form the basis for a DT visa.

Duration and Renewal

DT visas are issued for 1, 2, 3, or 5 years, depending on the scale of investment and the issuing authority's discretion. A 5-year DT visa offers genuine stability, and it can be renewed as long as the qualifying investment remains in place.

The Temporary Residence Card (TRC)

A TRC is a biometric ID card that confirms legal residence for a set period. It allows multiple re-entries without a new visa and eases access to services like banking and business registration.

Categories of TRC

• LD (Labour): For work permit holders employed by a Vietnamese entity
• DT (Investor): For DT visa holders with qualifying investments
• TT (Permanent Residence Sponsorship): For spouses and dependants of Vietnamese nationals or permanent residents
• NN (Diplomatic): For diplomats and international organisation staff

How Long Does It Last?

Labour TRCs typically match the work permit term, usually 2 years. Investor TRCs can go up to 5 years. Spouse or dependant TRCs range from 2 to 5 years depending on the sponsor's status.

The Work Permit Route

For those who work in Vietnam, a work permit is the gateway to a Labour TRC. This is the standard path for most long-term employed expats.

Requirements

• A job offer from a Vietnamese entity, or directorship of your own company
• Relevant qualifications, such as degrees or professional licences
• A criminal background check from your home country, apostilled
• A health certificate from a licensed Vietnamese medical facility
• A passport valid for at least 12 months

Work permits are issued for up to 2 years and are renewable. Start the renewal process at least 60 days before expiry.

The Company Director Route

If you don't have a Vietnamese employer, the common approach is to set up a small foreign-invested enterprise and appoint yourself as director. That gives you the legal basis for a work permit, which then leads to a Labour TRC.

The company must be genuinely active, not a shell. Typical business types include property management, consulting, import/export, or tourism services. Annual obligations include:

• Quarterly tax returns filed by a licensed accountant
• Annual financial statements
• Business licence renewal
• Work permit renewal every 2 years
• TRC renewal every 2 years

Through a reputable service company, the annual maintenance cost is roughly $1,000–$2,000.

What Property Owners Actually Do

Based on expat community practice, four strategies dominate.

Strategy 1: E-Visa Cycling

Best for: Owners who visit 2–4 times a year for 1–3 months at a time.

How it works: Apply for a 90-day multiple-entry e-visa before each trip, exit before the 90 days are up, and reapply for the next visit. You can spend up to 270+ days a year in Vietnam this way.

Cost: $25 per application.

Risk: Low. It is a standard, legal approach for occasional visitors.

Strategy 2: E-Visa + Visa Run

Best for: Full-time residents without a company or TRC structure.

How it works: Live on 90-day e-visas, exit to a neighbouring country (often Thailand, Cambodia, or Singapore) every 90 days, and reapply for a new e-visa after each exit.

Cost: $25 per e-visa plus regional travel costs of $50–$200.

Risk: Legally low, but discretionary. After 2–3 years of frequent entries, immigration officers may ask questions, though denial for legitimate visitors is rare.

Strategy 3: Company Director + Work Permit + TRC

Best for: Those planning 3+ years of full-time residence who want legal certainty.

How it works: Establish an FIE, register as director, obtain a work permit, then a Labour TRC (typically 2 years). Renew both every 2 years.

Cost: $1,500–$3,000 to set up the company, plus $1,000–$2,000 per year in maintenance.

Risk: Very low. This is the most stable long-term structure used by thousands of expats.

Strategy 4: Marriage to a Vietnamese National

Best for: Those married to or in a legal relationship with a Vietnamese national.

How it works: The Vietnamese spouse sponsors a TT category TRC, typically valid for 2–5 years.

Risk: Low, provided the marriage is legally recognised in both countries.

The Permanent Residence Card: Vietnam's Green Card

Vietnam does have a Permanent Residence Card (PRC), but it is strictly selective. Requirements include:

• At least 3 consecutive years of continuous legal residence
• Demonstrated ties to Vietnam, such as property, family, or business
• Provincial-level government approval
• A clean criminal record

Approval is discretionary, and even those who meet the criteria are not guaranteed a PRC. In practice, holders are mostly spouses of Vietnamese nationals or senior executives of major FIEs. Property ownership alone is unlikely to qualify you without additional ties.

Tax Residency: A Hidden Consideration

Spending more than 183 days in Vietnam in any calendar year makes you a Vietnamese tax resident. That means you are theoretically liable for personal income tax on your worldwide income, not just Vietnam-sourced income.

In practice, enforcement against foreign individuals' overseas income is limited, but it can become relevant if:

• You are audited by the Vietnamese Tax Department
• You face a double taxation dispute between Vietnam and your home country
• Your home country asks whether you have established tax residency elsewhere

If you plan to approach or exceed 183 days a year in Vietnam, seek professional tax advice from someone familiar with both Vietnamese law and your home country's rules.

Practical Tips for Smoother Immigration

1. Use the official e-visa portal. Third-party sites charge $50–$150 for the same $25 service. The only benefit is a friendlier interface, which isn't worth the premium.
2. Keep digital backups. Store your e-visa approval, work permit, TRC, and passport data page in secure cloud storage. You may need them at unexpected moments.
3. Register your accommodation. Foreigners are required to register their temporary residence with the local ward People's Committee. Hotels do this automatically, but if you're in your own apartment or a private rental, you or the owner should do it. Enforcement is inconsistent, but having an address record helps with banking and visa extensions.
4. Don't overstay. Even one day over results in a fine of roughly $50–$250 and can complicate future applications. Repeated overstays can lead to an entry ban.
5. Hire reputable firms for company setup. Use a corporate services firm with a verifiable track record and a real office in Vietnam. Budget $1,500–$3,000 for setup, not $300 from a freelance contractor.
6. Plan renewals early. Work permits need renewal 60 days before expiry; TRCs should be started 30–45 days before. Immigration backlogs are real.

Key Takeaway: For occasional visits, the 90-day e-visa is sufficient. For full-time residence, the company director + work permit + TRC pathway offers the most stable legal basis. There is no retirement or property owner visa, but the existing tools, used correctly, are enough for legal long-term residence.

How Vietnam Compares to Regional Rivals

Vietnam's system is less purpose-built than some neighbours, but the trade-offs are worth understanding:

• Thailand: The Retirement Visa requires proof of income ($2,500/month or $30,000 deposit) and annual renewal. The Elite Visa offers 5–20 years for $15,000–$30,000 upfront.
• Malaysia: MM2H requires a monthly income of MYR 40,000 ($8,500) and a fixed deposit of MYR 1 million ($210,000). More demanding but offers long-term renewable residence.
• Indonesia: KITAS for investors requires demonstrable investment but provides a clearer path than Vietnam's indirect company director route.
• Cambodia: A retirement visa costs $1,500/year with minimal requirements, but the country carries higher political and rule-of-law risk.

Vietnam may lack a dedicated investor or retiree visa, but its property and lifestyle advantages are compelling enough that most experienced buyers see visa management as a manageable inconvenience rather than a deal-breaker.

Final Thoughts

Vietnam's visa system, while not built for property owners, offers adequate tools for both short-term and long-term residence. The 90-day e-visa covers most holiday home scenarios. The company director pathway handles most full-time resident cases. And for those married to Vietnamese nationals, the spouse sponsorship route is the smoothest of all.

The key is to plan ahead. Visa crises in Vietnam are almost always the result of poor preparation, not legal impossibility. With the right structure in place, living legally in Vietnam as a foreign property owner is entirely achievable.