Temporary Residence Card procedures for foreigners purchasing houses or real estate in Viet Nam

Under the latest regulations—including the 2014 Housing Law, the 2023 Amended Housing Law (effective from 2025), the 2020 Investment Law, and the Law on Entry, Exit, Transit and Residence of Foreigners—foreigners are permitted to own houses in Viet Nam and may apply for a temporary residence card of up to 5 years to complete the procedures for obtaining the Certificate of Home Ownership (commonly known as the “red book”).

I. UPDATED LEGAL BASIS

· 2014 Housing Law and the 2023 Amended Housing Law (effective 2025).

· 2020 Investment Law.

· Law on Entry, Exit, Transit and Residence of Foreigners (2014, amended 2019).

· Decree 99/2015/ND-CP and related amendments.

· Guidelines from the Immigration Management Department – Ministry of Public Security.

II. FOREIGNERS’ RIGHTS TO OWN HOUSES IN VIET NAM

Under the amended Housing Law, foreigners may own houses in Viet Nam through the following methods:

· Purchasing commercial houses or apartments in eligible housing projects.

· Receiving inheritance or gifts of houses from lawful entities.

· Ownership duration: up to 50 years, extendable under the law.

· Eligible foreigners may be granted the Certificate of Home Ownership if all legal requirements are met.

A valid temporary residence card is **mandatory** for foreigners applying for the Certificate of Ownership.

III. TEMPORARY RESIDENCE CARD FOR FOREIGN PROPERTY OWNERS

The temporary residence card issued by the Immigration Management Department has the following duration:

· Up to 5 years for investors or foreign individuals with lawful ownership of houses in Viet Nam.

· Minimum 1 year (full 12 months).

IV. REQUIRED DOCUMENTS

· Original passport valid for at least 13 months.

· Two (02) photos sized 2 x 3 cm (white background).

· Form NA6 or NA7 depending on the guarantor.

· Form NA8 – Application for temporary residence card.

· House purchase contract or ownership-related documents.

· Proof of purpose of stay (work permit, investment certificate, family relationship documents, etc.).

· Temporary residence confirmation issued by the local police.

V. SUBMISSION AND PROCESSING TIME

1. Submit at the Immigration Department (Ha Noi or Ho Chi Minh City).

2. Or submit at the provincial Immigration Office where the foreigner resides.

3. Processing time: 05 working days.

4. Fees: according to the latest fee schedule issued by competent authorities.

VI. IMPORTANT NOTES UNDER UPDATED REGULATIONS

· A temporary residence card is mandatory to complete the house ownership certification process.

· A short passport validity will reduce the residence card duration.

· The foreigner must reside legally at the purchased property.

· Property must be located in an area where foreign ownership is legally permitted.