Vietnam has sustained GDP growth of 6–7% per year over the past two decades, lifting more than 40 million people out of poverty and emerging as one of the world's most significant manufacturing economies. The country has captured a substantial share of global supply chain diversification away from China ("China+1" strategy), attracting major investment from Samsung, LG, Intel, and dozens of other technology manufacturers. The consumer market — 98 million people with a rapidly expanding middle class — presents further long-term opportunity.
For internationally mobile investors and entrepreneurs, Vietnam offers a business investor visa route that provides multi-year residence rights in exchange for a qualifying investment. This guide covers the investor residency framework, the business environment, real estate for foreign investors, and the practical considerations for HNW individuals.
Compliance notice: Vietnam's investment law, visa conditions, and residency rules are subject to frequent amendment. All figures and conditions in this guide reflect publicly available information as of mid-2026. Verify current requirements with the Ministry of Finance (which absorbed the former Ministry of Planning and Investment in the 2025 government restructuring) and the provincial Department of Finance, and engage qualified Vietnamese legal counsel before committing capital.
Vietnam's Investor Visa and Temporary Residence Card
Vietnam does not operate a golden visa in the European sense. Instead, it provides long-term residence rights to foreign investors through the Business Investor Visa (DN) and the subsequent Temporary Residence Card (TRC) system.
Business Investor Visa (DN Visa)
The DN visa is available to:
- Foreign individuals who have made, or intend to make, a qualifying investment in a Vietnamese enterprise.
- Representatives of foreign companies with investment projects in Vietnam.
DN visa types:
- DN1: For foreign individuals contributing capital of VND 3 billion or more (approximately $120,000 USD) to a Vietnamese enterprise; or owning a qualifying enterprise in Vietnam.
- DN2: For investors with lower capital contributions or representatives of foreign companies.
The DN visa can initially be issued for up to 12 months. For investors meeting the threshold, it can be extended multiple times or converted to a Temporary Residence Card.
Temporary Residence Card (TRC)
The TRC is the standard long-term residence document for qualifying foreign investors:
- Duration: 2 or 5 years, renewable.
- Eligibility: Foreign nationals who are members of a Board of Management or legal representatives of enterprises, or who have contributed capital of VND 3 billion+ in a Vietnamese enterprise.
- Benefits: Right to live and work in Vietnam without a separate work permit; multiple-entry without additional visa applications; banking, property purchase (within limits), and business operations.
Important: Vietnam does not offer permanent residence or citizenship by investment. Long-term residence via TRC is renewable indefinitely in practice for qualifying investors, but there is no passive route to permanent status.
Investing in Vietnam: Key Sectors
Manufacturing and Industry
Vietnam has become the preferred destination for manufacturing investment in Southeast Asia, particularly for:
- Electronics assembly: Samsung manufactures approximately 50% of its global smartphone output in Vietnam (plants in Bắc Ninh and Thái Nguyên provinces). Apple suppliers including Foxconn, Luxshare, and Pegatron have expanded Vietnamese capacity significantly.
- Textiles and footwear: Vietnam is the world's second-largest garment exporter and third-largest footwear exporter.
- Consumer goods: Unilever, P&G, Nestlé, and other consumer staples multinationals have large Vietnamese manufacturing operations.
For direct investors, industrial park investments are a key vehicle: Vietnam has over 400 established industrial zones with varying levels of infrastructure quality and incentive packages.
Real Estate
Foreign ownership of Vietnamese real estate is legally permitted under the 2014 Housing Law, as amended, with important limitations:
- Condominium (apartment): Foreigners may own apartment units (but not land); ownership term: 50 years, renewable once (for residential use); foreigners may own up to 30% of the apartments in any single building.
- Villa / landed property: Foreigners may own one villa in designated areas; same 50-year term.
- Commercial property: Via a locally registered business entity.
Key markets:
- Ho Chi Minh City (HCMC): Vietnam's commercial capital; Districts 1, 2 (Thu Duc City), and 7 are prime residential areas. High-rise apartment prices: $3,000–$8,000/sqm for prime product.
- Hanoi: Capital city; Ba Dinh, Tay Ho, and the emerging West Lake corridor. Prices: $2,000–$5,000/sqm.
- Da Nang: Coastal city; strong short-term rental demand; resort-style development. Prices: $1,500–$3,500/sqm.
- Phu Quoc: Island resort; Vinpearl and other resort developers; premium branded residences.
Rental yields: Gross rental yields on serviced apartments in HCMC: 4–7% reported (verify with independent assessment before purchasing).
Important caveat on foreign ownership: Vietnamese property law is complex and has changed repeatedly. The 50-year ownership term and the limitations on foreign ownership percentages are significant considerations. In addition, some overseas developers have sold Vietnamese property to foreign buyers via offshore structures that do not confer proper Vietnamese title. Qualified Vietnamese legal advice on title and ownership structure is essential before any purchase.
Technology and Startups
Vietnam's startup ecosystem has grown rapidly: Hanoi and HCMC host significant venture-backed ecosystems, with notable exits including VNG (gaming/tech), MoMo (fintech), and VinFast (EV). Government support for innovation is strong, and a young, tech-literate population drives digital adoption.
Taxation in Vietnam
- Personal income tax: 5–35% progressive for residents; 20% flat for non-residents (on Vietnam-source income only).
- Tax residency: 183+ days in Vietnam in 12 months, or 365 days cumulatively over two consecutive years, triggers tax residency (worldwide income taxable).
- Corporate income tax: 20% standard; 10% for high-tech companies; 17% for qualifying SMEs; free trade zone rates vary.
- Capital gains on securities: 0.1% withholding on transaction value (not net gain) for individuals.
- Capital gains on real estate: 2% withholding on transfer value for individuals; 20% of net gain if documentable.
- Wealth tax: None.
- Inheritance tax: None.
- VAT: 10% standard (8% reduced rate temporarily applied on some categories — verify current status).
Vietnam has DTAs with the UK, France, Germany, the US, Japan, South Korea, Singapore, Thailand, and others. Treaty benefits require careful structuring with qualified Vietnamese tax counsel.
Practical Considerations
Currency
The Vietnamese Dong (VND) is not freely convertible. Profits and capital can generally be repatriated by qualifying foreign investors via formal banking channels, but this requires proper documentation of the original investment. Currency controls are a key operational consideration — take legal advice before structuring investment inflows and outflows.
The VND has depreciated gradually against USD over the past decade. Investors should model currency exposure carefully.
Business Registration
Foreign investors establish a presence in Vietnam primarily through:
- Wholly Foreign-Owned Enterprise (WFOE): 100% foreign-owned limited liability company; most common vehicle.
- Joint Venture: With a Vietnamese partner; required in some restricted sectors.
- Representative Office: No commercial activity permitted; for market research only.
Licensing and regulatory approval timelines vary by sector: manufacturing projects in industrial zones: typically 1–3 months; certain restricted sectors (banking, insurance, media, telecom): significantly longer and subject to foreign ownership caps.
Infrastructure and logistics
Vietnam's infrastructure has improved dramatically but remains uneven. HCMC and Hanoi have modern ring roads and expanding metro systems (HCMC Metro Line 1 fully operational from late 2024; further lines under construction). The logistics network — ports, roads, rail — is actively being expanded. Long Thanh International Airport (new airport for HCMC, replacing Tan Son Nhat) is under construction with completion targeted in the late 2020s.
Healthcare
International-standard private hospitals operate in both HCMC and Hanoi (FV Hospital, Vinmec, City International Hospital). Expatriate medical insurance with international evacuation cover is standard for HNW individuals residing in Vietnam.
Education
Good international schools in HCMC and Hanoi offer IB, Cambridge IGCSE, and American curricula: British International School Vietnam, Saigon South International School, United Nations International School of Hanoi (UNIS), among others.
Vietnam Passport and Citizenship
Vietnam does not currently offer citizenship by investment. Naturalisation is possible after five years of continuous legal residence with a Vietnamese spouse, or in exceptional cases approved by the National Assembly. Vietnamese citizenship requires renouncing existing citizenship — a significant factor for most HNW individuals. In practice, residency via TRC, renewed indefinitely, is the practical model for long-term foreign residents.
Vietnamese passport: Visa-free or visa-on-arrival access to approximately 55 destinations — limited compared to most investor-nationality passports.
Who This Programme Suits
Vietnam's investor residency is most suitable for:
- Manufacturing and supply chain investors seeking operational presence in one of Asia's most competitive manufacturing destinations.
- Real estate investors targeting Vietnam's high-growth urban apartment and resort markets (within the foreign ownership constraints).
- Entrepreneurs and founders building Vietnam-facing consumer or technology businesses.
- Regional business builders using Vietnam as a Southeast Asian hub alongside Singapore or Thailand.
It is not suited to passive investors seeking a simple residency card in exchange for a fund investment, or those requiring Schengen access, a global passport, or a zero-tax environment.
How Global Investments Can Help
Global Investments works with investors across Southeast Asia, and Vietnam increasingly features in diversified Asia-Pacific strategies. The combination of strong GDP growth, supply chain positioning, and an expanding consumer market makes Vietnam a compelling active investment destination.
We can assist with:
- Investment structure advisory: Guiding you through WFOE registration, joint venture assessment, and industrial park selection for manufacturing investment.
- Real estate due diligence: Independent assessment of Vietnamese property opportunities, title structures, and developer credibility.
- Legal and tax coordination: Working alongside qualified Vietnamese lawyers and your home-jurisdiction advisers.
- Visa and residency navigation: Facilitating introductions to immigration specialists for DN visa and TRC applications.
- Portfolio context: Placing Vietnam within a wider Asia-Pacific investment allocation.
Investment thresholds, rules, and timelines change frequently — verify current requirements before proceeding and seek professional legal advice. Global Investments provides strategic guidance alongside, not as a substitute for, qualified legal and tax counsel in Vietnam.
Contact Global Investments to explore Vietnam as part of your Asia-Pacific investment and residency strategy.
This guide is for general information only and does not constitute legal, financial or immigration advice. Programme details, investment thresholds, and eligibility requirements change; always verify current requirements with a qualified immigration lawyer and financial adviser before making any investment or application. Investment values can fall as well as rise.