The direct answer: NO. Buying a house in Vietnam does not give a foreigner the right to a temporary residence card. To put it in the law’s safe phrasing: current law does not provide for the issuance of a temporary residence card merely on the grounds of home ownership. Article 36, Clause 1 of Law 47/2014/QH13 (consolidated document 62/VBHN-VPQH dated 23/3/2026) lists a closed set of cases eligible for temporary residence cards — and there is no “homeowner” category among them.
1. Who is eligible for a temporary residence card (Article 36, Clause 1)
- Point a: members of diplomatic missions, consular offices and international organizations of the United Nations/intergovernmental organizations in Vietnam, with their spouses, children under 18 and household employees serving during the term → NG3 card;
- Point b: persons temporarily residing in Vietnam who hold visas coded LV1, LV2, LS, DT1, DT2, DT3, NN1, NN2, DH, PV1, LD1, LD2, TT, UD1, UD2 → a card with the corresponding code.
No code exists for homebuyers. An important clarification: NN1 is not a “homebuyer visa” — NN1 is issued to heads of representative offices or projects of international organizations and foreign NGOs in Vietnam; NN2 to heads of representative offices/branches of foreign traders (Article 8). No legal text grants NN1 or a residence card on the grounds of home ownership.
2. How can a homebuyer reside long-term?
A homebuyer wishing to reside long-term in Vietnam must qualify under a different eligible category, for example:
- DT (investment) — if qualifying as an investor under the regulations;
- LD (labor) — if holding a work permit;
- TT (family) — if a relative of a Vietnamese citizen;
- NN1 — if heading a representative office/project of an international organization or NGO.
Conversely, holders of only DL/EV/VR visas or visa-exempt entries are not eligible for a temporary residence card.
3. The reverse question: does buying a house require a residence card?
No. Under the Housing Law 27/2023/QH15 (effective 01/8/2024), a foreign individual “permitted to enter Vietnam” is eligible to own housing (Article 17, Clause 1, Point c) — lawful entry (visa, visa exemption, e-visa, etc.) is enough. Proving documents under Article 3 of Decree 95/2024/ND-CP: a valid foreign passport bearing an entry stamp at the time of the transaction and a written commitment of not being entitled to diplomatic/consular privileges and immunities — no residence card and no work permit required. The house must not be located in an area requiring national defense or security protection (Article 16 of the 2023 Housing Law).
4. Card validity by category (Article 38)
- DT1, UD1, UD2: no more than 10 years (new level under Law 118/2025/QH15, effective 01/7/2026);
- NG3, LV1, LV2, LS, DT2, DH: no more than 05 years;
- NN1, NN2, DT3, TT: no more than 03 years;
- The card must be at least 30 days shorter than the passport’s remaining validity (Article 38, Clause 1).
5. Residence card fees
Under Circular 28/2026/TT-BTC (effective 01/4/2026): cards valid up to 02 years — USD 145; over 02 to 05 years — USD 155; over 05 to 10 years — USD 165 per card.
6. Practical notes
Foreigners intending to buy a house in Vietnam should: (1) determine their lawful residence category independently of the purchase; (2) check whether the project lies in a defense/security-protected area; (3) prepare a valid passport with an entry stamp and the written commitment under Decree 95/2024. Do not trust advertisements claiming that “buying a house gets you a residence card” — current law contains no such provision.
For reference only; not legal advice. This content was drafted by AI and reviewed by the QA council of FLAT Law Firm; it is not legal advice from a human lawyer. Regulations may change; please check the current legal texts before relying on this information.
Need advice on home-buying conditions or long-term residence for foreigners in Vietnam? Contact FLAT Law Firm for advice.
For reference only, not legal advice. Content quality-checked by the AI Legal Council; not yet reviewed by a human lawyer.
