Vietnam 越南
First choice for growth — you are buying growth, not rent
Vietnam is a growth story: GDP growth of 8% is rare worldwide. But by the day-one-cash-flow standard it ranks third — serviced apartments bought at primary-market prices net only about 2.5%, which cannot beat local one-year deposits (about 5.9–7.0% in November 2026). In Vietnam, be an operator, not a rent-collecting landlord.
Four grades
Identity & tax (in one line)
Identity & tax: there is no golden visa and buying property confers no status; only genuine enterprise capital (DT3, ≥ VND 3 billion) leads to a residence card of up to 3 years. Rent is taxed at 5% VAT + 5% personal income tax on gross revenue; a sale is taxed at 2% of the full price.
This section is general information only — not immigration or tax advice. Program rules change frequently; before acting, rely on the official texts and a licensed adviser.
Key metrics
Claimed figures (unverified / as claimed)
- Long-let residential net return vs term deposits: 净约 2.9%（本站推导：无机构发布越南住宅净回报序列，机构毛回报口径约 2–4%）；12 个月定存 5.9–7.0%（2026-11 挂牌）
The figures above are original claims or data not yet checked line by line; they are background only and are not used in any calculation.
Why this country
GDP grew 8.02% in 2025 and realised FDI reached USD 27.62 billion (+9%). Of the four businesses, Vietnam's only early-mover dividend is self-storage: a market growing from USD 110 million to USD 240 million by 2030 (16.2% CAGR), occupancy of 85–90%, under 0.01 sq ft of storage per capita (mature markets reach 5 sq ft), and institutional money already in (MyStorage took EMIA investment). But per-unit rents and NOI have no published data, so yields cannot be verified, and average lease terms are only 7.3 months. Vietnam's positioning is therefore: trade operating capability for growth — do not expect a purchase to clear the bar on day one.
Vietnam has four opportunities on the board, more divergent than any other country: rank 5 self-storage shows verified occupancy (85–90%) but disputed market-growth figures (16.2% vs 4.3% from two research houses) and unverified returns, verdict conditional; rank 6 industrial property's headline claim lost its source and is now graded unverified, with JLL gross yields and a Savills sale-and-leaseback model as institutional anchors; rank 8 serviced apartments net 4–6% only at discounted secondary-market entry (about 2.5% at primary prices), graded an operator estimate, verdict conditional; rank 12 self-service laundromats net 1.6–3.2% (verified) are judged below the bar — the lowest-returning entry on the board, kept as a comparison point. Four evidence states inside one country is exactly why this site reviews entry by entry and never judges by country label.
Watch for published per-unit self-storage rents and NOI — that is the only gate between Vietnam as a growth story and Vietnam as a cash-flow asset. Until then, position size in Vietnam should be set by operating capability, not by growth rates.
Entry routes
Self-storage operator route (build your own, or partner with a local operator)
Ready-built factories/warehouses in industrial parks (land leased via a foreign-invested enterprise, up to 50 years)
Serviced-apartment operations (net 4–6%, below the 8% line — only worth doing in passing). Residential long-let is an explicit no.
Risks
- Foreigners cannot own land; apartments are capped at 30% per building with a 50-year term, renewable once
- Nominee arrangements are invalid and carry confiscation risk
- Dong depreciation eats into dollar-denominated returns
- Self-storage leases are short and market awareness is low.