Guide to Vietnam's Golden Visa: Residency By Investment
Vietnam's investment immigration landscape underwent significant transformation in 2025 with the launch of a new Golden Visa program alongside the established DT investor visa system.
Vietnam's investment immigration landscape underwent significant transformation in 2025 with the launch of a new Golden Visa program alongside the established DT investor visa system. This comprehensive guide examines both frameworks, providing high-net-worth individuals and families with essential information for making informed investment residency decisions.
Vietnam launches dual-track investment immigration system
Vietnam operates two parallel investment immigration programs as of July 2025. The traditional DT (Đầu Tư) investor visa system, established under Law No. 51/2019/QH14, offers four tiers based on investment amounts. The new Golden Visa program, launched in May 2025, introduces 10-year residency options with streamlined digital processing. Both programs provide pathways to permanent residency and eventual citizenship, though requirements and benefits differ significantly.
The DT visa system requires active business investment ranging from under USD 122,000 to over USD 4 million. Processing takes 5-7 working days through immigration authorities. The Golden Visa targets three categories: investors establishing operations, skilled professionals in priority sectors, and long-term residents contributing to tourism. While specific investment thresholds await government finalization, the program promises expedited online processing without embassy appointments.
Vietnam's economic fundamentals support both programs. GDP growth reached 7.09% in 2024, with foreign direct investment stock totaling USD 297 billion. The country attracted USD 25.4 billion in realized FDI during 2024, positioning it as Southeast Asia's manufacturing hub. This economic momentum, combined with ASEAN market access and a young workforce, creates compelling opportunities for international investors seeking Asian residency options.
Investment thresholds create tiered access to residency benefits
The DT visa system operates through four clearly defined investment categories. DT1 visas require investments exceeding VND 100 billion (approximately USD 4.07 million), offering 5-year validity with temporary residence cards valid up to 10 years. DT2 visas target investments between VND 50-100 billion (USD 2.04-4.06 million), providing similar 5-year validity and 10-year residence card eligibility. DT3 visas accommodate mid-range investors with VND 3-50 billion (USD 122,000-2.04 million) investments, granting 3-year validity and residence cards up to 3 years. DT4 visas serve entry-level investors below VND 3 billion, offering 12-month validity without residence card eligibility.
Investment categories under the DT system encompass establishing foreign-invested enterprises, contributing capital to existing Vietnamese companies, acquiring shares in joint-stock companies, and investing in government-prescribed priority sectors. All investments require formal registration through Investment Registration Certificates and Enterprise Registration Certificates. Capital injection must occur through Vietnamese bank accounts with full verification.
The proposed Golden Visa investment framework remains under government review. Expected minimum thresholds start around VND 3 billion (USD 120,000), with variations based on investment type and location. Unlike the DT system's active business requirement, the Golden Visa may permit portfolio investments, tourism sector investments, real estate development, and government-approved projects. This flexibility addresses criticism that Vietnam's current system disadvantages passive investors compared to regional competitors.
Application process demands meticulous documentation and compliance
The DT visa application process follows a structured three-step approach. Investors first establish a Vietnamese business entity, obtaining an Investment Registration Certificate within 15-30 business days and an Enterprise Registration Certificate within 3-7 business days. Capital injection into company accounts must be verified through bank documentation. The second step involves visa application submission to the Vietnam Immigration Department, with approval letters issued within 5 working days. Applicants can apply at Vietnamese embassies abroad or directly within Vietnam if already present. The final step for DT1-DT3 holders involves temporary residence card applications, processed within 5 working days.
Documentation requirements include valid passports with minimum 6-month validity and two blank pages, completed visa application forms (NA2 for new applicants, NA5 for in-country applications), investment certificates, business licenses, capital contribution verification, bank statements proving fund injection, apostilled criminal background checks, health certificates, and sponsor guarantee letters. Company documentation encompasses business licenses, investment licenses, Enterprise Registration Certificates, Investment Registration Certificates, and seal sample registrations.
The Golden Visa promises simplified procedures through online application systems and digital document submission. Expected documentation includes valid passports, health insurance coverage, police clearance certificates from home countries, medical examination reports, investment documentation, financial statements, and background verification documents. The elimination of embassy appointments and promise of "lightning-fast" processing within weeks represents a significant improvement over traditional procedures.
Family inclusion policies favor higher-tier investors
Vietnam's investment immigration programs demonstrate clear stratification in family benefits. DT1, DT2, and DT3 visa holders can sponsor spouses and children under 18 for TT (Thăm Thân) dependent visas. Legal spouses require marriage certificates legalized and translated into Vietnamese, while children need birth certificates proving parent-child relationships. Common-law partnerships receive no recognition, and adult children cannot qualify as dependents regardless of student status or disabilities.
DT4 visa holders face significant family restrictions. The program provides no automatic family benefits, preventing sponsorship of TT visas for spouses or children. Family members must pursue separate visa pathways, effectively excluding this tier from family-friendly investment immigration. Parents and extended family members cannot qualify as dependents under any DT visa category, limiting family reunification to nuclear families with minor children.
The Golden Visa program promises comprehensive family inclusion, with spouses and dependent children enjoying identical residency status to primary applicants. While specific age limits await clarification beyond "under 18," the program's family-friendly approach addresses a key competitive disadvantage versus regional alternatives. Processing times for dependent visas typically match primary applications at 5-7 working days, with emergency processing available for additional fees.
Tax regime undergoes major transformation in October 2025
Vietnam's tax landscape faces fundamental restructuring with new Corporate Income Tax legislation effective October 1, 2025. The standard 20% CIT rate continues, but a tiered system introduces differentiated rates based on enterprise size. Critical changes include taxation of foreign-earned profits when earned rather than repatriated, shifting capital gains taxation from 20% on net gains to deemed rates on gross proceeds, and enhanced transfer pricing documentation under Decree 20/2025.
Personal income tax obligations depend on residency status, determined by 183+ days in Vietnam annually, permanent residence, or leases exceeding 183 days. Tax residents face progressive rates from 5% to 35% on worldwide income, while non-residents pay a flat 20% on Vietnam-sourced income only. Monthly personal deductions reach VND 11 million, with VND 4.4 million per dependent. Social insurance contributions total 25.5% (8% employee, 17.5% employer), while health insurance adds 4.5% (1.5% employee, 3% employer).
Investment incentives remain substantial despite global minimum tax implementation. Geographic incentives offer 10-17% CIT rates in disadvantaged areas, while sectoral incentives provide rates as low as 5% for R&D activities over 37 years. High-tech enterprises enjoy 10% rates for 15 years, while renewable energy and supporting industries receive various holidays and reductions. The most favorable package combines 5% CIT rates for 37 years with 6-year exemptions and 13-year 50% reductions.
Vietnam maintains double taxation agreements with over 80 countries, providing relief through exemptions, credits, deductions, or preferential rates. The January 2025 signing of the Multilateral Competent Authority Agreement enhances information sharing with 29+ jurisdictions. Foreign investors must apply for treaty benefits 15 days before tax payment deadlines, with late applications accepted up to 3 years after due dates.
Regional competition reveals Vietnam's balanced value proposition
Southeast Asian investment immigration programs demonstrate significant diversity in requirements and benefits. Thailand's Elite Visa offers the region's lowest entry cost at USD 20,000 for Bronze membership, extending to USD 150,000 for 15-year Diamond status. However, the program provides no work rights, permanent residency pathways, or citizenship options, functioning purely as a long-term tourist visa with VIP services.
Malaysia's MM2H program underwent substantial revision, now requiring USD 600,000 to USD 2 million in liquid assets plus mandatory property purchases. The program offers 10-20 year validity with family inclusion but imposes 90-day annual stay requirements for younger applicants. Work rights remain limited to Platinum tier holders, and no citizenship pathway exists.
Singapore's Global Investor Program represents the premium option, demanding SGD 10-25 million (USD 7.4-18.5 million) investments with substantial business experience requirements. The program offers immediate permanent residency and citizenship eligibility after just 12 months, but approval processes remain notoriously stringent. Dual citizenship prohibition requires renouncing other nationalities.
Philippines' SIRV provides cost-effective business investment options starting at USD 75,000, with permanent residency upon investment completion and citizenship after 10 years. However, real estate investments don't qualify, limiting options to business sectors. Indonesia's Golden Visa, launched September 2023, requires USD 350,000-5 million investments but offers no permanent residency or citizenship pathways despite 10-year validity.
Vietnam's programs balance affordability with substantive benefits. Investment thresholds starting at USD 70,000 rank among the region's lowest, while 5-7 day processing times match the fastest competitors. Full work and residence rights, family inclusion, and clear citizenship pathways within 5 years distinguish Vietnam from lifestyle-only or limited-benefit alternatives.
Policy evolution enhances program attractiveness
Recent legislative changes significantly improved Vietnam's investment immigration framework. The Vietnam Nationality Law amendments effective July 1, 2025, waive 5-year residency requirements for investors contributing to national development. Dual nationality exceptions now apply when foreign nationality benefits Vietnam, though government officials must renounce other citizenships. Processing times for naturalization applications dropped to under 10 days through streamlined procedures.
Immigration policy liberalization includes e-visa expansion to all countries through 42 ports, 3-month multiple-entry e-visas, and 45-day visa exemptions for 12 countries through March 2028. The elimination of mandatory gaps between visa-exempt entries removes previous administrative burdens. Law No. 57/2024/QH15 introduces special investment procedures for high-tech zones and priority sectors, with simultaneous environmental, planning, and technical assessments reducing approval timelines.
Exit requirements focus primarily on tax compliance. Decree 49/2025/ND-CP mandates tax clearance for all departing foreign investors, with VND 50 million thresholds for business individuals overdue 120+ days and VND 500 million for corporate representatives. No general restrictions apply to investment sales or capital repatriation, though sector-specific limitations affect foreign ownership percentages in listed companies (49%) and financial institutions (30%).
Real estate and business pathways offer flexible investment options
Vietnam's real estate framework allows foreigners to own apartments and houses but not land, with 50-year ownership terms renewable once. Ownership caps limit foreign holdings to 30% of apartment building units and 350 housing units per administrative ward. Foreigners married to Vietnamese citizens gain indefinite ownership rights equivalent to nationals. Purchase requirements include valid visas, payment through licensed Vietnamese banks, and residential use restrictions.
Real estate purchase alone doesn't qualify for residency permits, requiring combination with business investments. Real estate development by foreign-invested enterprises demands 15-20% equity capital depending on project size. Business investment pathways through the DT visa system require establishing Vietnamese legal entities, obtaining Investment and Enterprise Registration Certificates, and maintaining active operations throughout visa validity.
Open sectors for 100% foreign ownership include manufacturing, information technology, export-oriented production, and most services. Restricted sectors encompass banking (ownership limits), telecommunications (infrastructure restrictions), and real estate brokerage (certification requirements). Prohibited sectors number 25, including debt collection, military activities, and certain chemical trading. Minimum capital requirements vary by sector, from USD 3,000-10,000 for simple services to USD 16 million for banking and insurance.
Special economic zones offer enhanced incentives through Vietnam's 350+ industrial zones and export processing zones. Corporate income tax rates drop to 10-17% for qualifying investments, with 2-4 year exemptions plus 4-9 years at 50% reduction. Import duty exemptions, land rent reductions, and expedited approvals complement tax benefits. Priority sectors include high technology, clean energy, environmental protection, and semiconductor manufacturing.
Professional service costs reflect investment scale
Vietnam mandates professional services for investment immigration applications, with costs scaling by investment level and complexity. Legal representation through Vietnam Bar Federation member firms remains mandatory, with international firms charging USD 300-800 per hour for senior partners and local firms ranging USD 150-400 hourly. Investment advisory services for registration certificates and business licensing add substantial costs.
Total service costs for DT1-level investments (USD 4.3+ million) range from USD 22,500-48,000, including legal fees (USD 15,000-30,000), due diligence (USD 5,000-10,000), translation and notarization (USD 500-2,000), banking services (USD 1,000-3,000), and estimated government fees (USD 1,000-3,000). DT3-level investments (USD 130,000-2.1 million) reduce total costs to USD 9,500-26,000 through proportionally lower service fees.
Due diligence requirements encompass comprehensive background checks, financial history verification, and source of funds documentation. Professional firms charge USD 3,000-7,500 per application, with enhanced due diligence for high-risk applicants adding USD 2,000-5,000. Anti-money laundering compliance costs USD 1,000-3,000, while ongoing monitoring runs USD 200-500 annually.
Translation services for foreign documents cost USD 6-16 per page depending on language complexity, with notarization adding USD 2-6 per page. Banking setup fees range USD 50-200, with investment verification services costing USD 500-2,000. Big 4 accounting firms provide comprehensive packages, while specialist immigration firms offer focused services through government-licensed channels.
Residency progression rewards long-term commitment
Temporary residence progresses to permanent status after 3 years of continuous residence with maintained investments. Permanent residence applications require legal accommodation, stable income, and financial self-sufficiency demonstrations. Processing takes up to 4 months, with potential 2-month extensions for verification. The Immigration Department conducts initial reviews before the Minister of Public Security's final decision.
Citizenship eligibility arrives after 5 years of permanent residence under standard naturalization requirements. Vietnamese language proficiency, financial self-sufficiency, clean criminal records, and cultural integration evidence support applications. However, the July 2025 Nationality Law amendments exempt investors with significant contributions from language requirements, 5-year residency mandates, and in-country residence obligations.
Recent amendments introduce limited dual citizenship with Presidential approval for investors making special contributions. Beneficiaries cannot use foreign nationality to harm Vietnam's interests but gain flexibility unavailable under previous single-citizenship requirements. Accelerated processing reduces application reviews to under 10 days through streamlined Department of Justice and Provincial People's Committee procedures.
Investment visa holders enjoy work permit exemptions (DT1-DT3), multiple entry privileges, business operation rights, and long-term property lease access. Temporary residence cards extend up to 10 years for premium investors, with renewal procedures requiring 30-day advance applications and continued investment maintenance. Annual temporary residence registration and tax compliance obligations ensure ongoing eligibility.
Strategic timing capitalizes on evolving opportunities
Vietnam's investment immigration framework stands at an inflection point. The October 2025 tax law changes demand immediate structure reviews to optimize benefits before implementation. Early Golden Visa applications may benefit from initial processing flexibility as systems establish precedents. Rising real estate prices in major cities suggest earlier entry advantages for property-focused strategies.
Regional competition intensifies as countries refine programs to attract post-pandemic investment flows. Vietnam's balanced approach combining low thresholds, genuine residency rights, and citizenship pathways positions it favorably against lifestyle-only or prohibitively expensive alternatives. The country's strategic location, robust economic growth, and young workforce amplify investment immigration value propositions.
Professional guidance remains essential given complex regulatory requirements and ongoing legislative evolution. Engaging Vietnam Bar Federation member firms, Big 4 accounting advisors, and licensed immigration specialists ensures compliance while maximizing benefit realization. Early planning for visa applications, tax optimization, and business structuring creates foundations for successful long-term residency and potential citizenship acquisition.
Conclusion
Vietnam's dual-track investment immigration system offers compelling opportunities for international investors seeking Asian residency with genuine economic participation. The established DT visa framework provides proven pathways from USD 70,000 investments, while the new Golden Visa promises enhanced flexibility and digital convenience. With 5-7 day processing times, family inclusion provisions, and clear progression to permanent residency and citizenship, Vietnam balances accessibility with substantial benefits.
Success requires careful navigation of investment requirements, tax obligations, and professional service engagement. The October 2025 tax law changes necessitate immediate planning, while evolving Golden Visa regulations reward early adopters. For high-net-worth individuals and families seeking Southeast Asian residency combined with business opportunities and lifestyle benefits, Vietnam's investment immigration programs merit serious consideration within diversified international mobility strategies.
