Country Overview
Economic Overview
Currency: VND — ~26,000 per USD (Feb 2026) Inflation: 2.5% current CPI (January 2026) · 3.0% 5yr avg
Property & Ownership
Freehold ownership: No Mechanism: All land in Vietnam is state-owned; foreigners cannot own land. Under the revised Housing Law (effective August 2024), foreigners may purchase apartments in approved residential projects for 50-year leasehold terms, renewable once upon expiration. Purchase must be through a Vietnamese licensed developer in an eligible project; check with a Vietnamese property lawyer to confirm current project eligibility. Restricted zones: Foreigners are prohibited from purchasing property in areas designated as national defense or security zones. Additional restrictions apply in certain border and coastal regions. A Vietnamese lawyer is essential before any purchase. Recent changes: The 2024 Housing Law expanded foreigner property rights somewhat, but the 50-year leasehold cap and project-eligibility rules remain in place. The law also restricted foreigners from purchasing more than 30% of units in a single apartment building or 10% of houses in a single ward.
Visa & Residency Options
E-visa (90-day tourist/visitor)
- Vietnam’s e-visa allows Americans to enter for up to 90 days on a single or multiple-entry basis. Cost is approximately $25 USD. The e-visa can be extended once at an immigration office for an additional 90 days (totaling up to 180 days in-country before needing to exit).
- PR path: None — tourist/e-visa does not lead to residency
- After the extension period, most long-stay expats exit to a neighboring country (Thailand, Cambodia, Laos) and re-enter on a new e-visa. This “visa run” approach is common but technically contrary to visa intent; enforcement is inconsistent. Confirm current rules before relying on this strategy.
Business visa (DN) — employer-sponsored
- Requires sponsorship from a Vietnamese company or foreign company with operations in Vietnam; not obtainable independently.
- Duration: 1–3 months, renewable
- PR path: Does not lead to residency without converting to a Temporary Residence Card
- Commonly obtained by digital nomads through visa agencies (cost varies), but the legal basis for non-employed remote workers is weak. Scrutiny has increased; consult an immigration specialist.
Temporary Residence Card (TRC) — employer or investor sponsored
- The TRC is Vietnam’s primary long-stay document for foreigners. It requires formal sponsorship: an employer holding a work permit on your behalf, a Vietnamese spouse, or a qualifying business investment (typically establishing a Vietnamese company).
- Duration: 1–5 years depending on category, renewable
- PR path: Vietnam does not have a conventional permanent residency pathway for foreign nationals. Long-term residents renew TRCs indefinitely or naturalize (citizenship requires 5 years continuous residence with TRC, Vietnamese language proficiency, renunciation of US citizenship — rarely pursued by Americans).
- For retirees without employment: TRC is generally not accessible without a Vietnamese spouse or a qualifying investment. Most American retirees in Vietnam cycle on renewable e-visas.
Social Security & Tax
SSA benefits portable: Qualified Totalization agreement: None — SSA agreements overview. Americans living in Vietnam may owe US self-employment taxes (if working) without offset. Consult a tax advisor familiar with US expat taxation before relocating.