IMMIGRATION REAL ESTATE

What does "Real estate with residency" mean?

This is a concise term for an investment model where purchasing a property that meets the minimum value required by the government simultaneously serves as a condition for the investor (and their family) to be granted legal residency in that country. In other words, these are not two separate transactions (buying a house, then separately applying for a visa), but a single package: the real estate asset itself is the mandatory "financial proof" in the residency application, and ownership of that property must be maintained throughout the duration of the residency rights.

Why are Vietnamese investors interested in this form?

There are three main reasons why this demand is increasing strongly:

Education for children: Residency rights in an EU country open up opportunities for children to study in public school systems or European-standard international schools, and in many cases, serve as a stepping stone for admission to European universities with more favorable tuition fees compared to international student status.
Freedom of movement within the Schengen Area: Once an official residence permit is obtained, families can travel between the 29 Schengen countries without needing to apply for a separate visa for each entry.
Long-term contingency plan: Many families view this as an "insurance policy" — having a place ready to move to if needed, without having to start the visa application process from scratch when a situation arises.

European countries that apply this program.

Ngan Company has filtered out suitable countries based on the following criteria:

(1) direct investment through real estate (instead of being mandatory through government bonds or investment funds)

(2) transparent real estate market with clear legal frameworks for foreigners, and

(3) an established community of Vietnamese/Asian residents.

Greece, Cyprus, and Malta are the three most prominent names that still retain all three of these factors, with three different positionings: Greece for low entry costs, Cyprus for speed and permanent value, and Malta for the most comprehensive work/business rights.

Each country has its own "personality" regarding investment levels, processing speed, and accompanying benefits.

MALTA

A small island nation in the heart of the Mediterranean, an EU member since 2004 and also part of the Commonwealth, with a stable political environment, a legal system based on the British model, and English as an official language alongside Maltese.

Investment level: from €375,000 plus government fees, eligible for sale after 5 years while retaining the card.
Key highlights: permitted to work and do business freely — the biggest difference compared to Greece and Cyprus. Rental option available for PR.
Permanent residence card, physical card renewal every 10 years.

CYPRUS

A small island nation in the eastern Mediterranean, an EU member since 2004 and also a member of the Commonwealth, famous for its sunny climate year-round, beautiful coastline, and a long-standing expatriate community with attractive tax incentives.

Investment level: from €300,000 (+VAT)
Key highlights: Permanent residence card from the start (renewed every 10 years), only need to visit once every 2 years.
Tax incentives: 0% annual real estate tax, 15% corporate tax.

GREECE

Greece is the most familiar market for Vietnamese investors, thanks to an entry-level investment threshold that is relatively accessible compared to the general European average, and a diverse range of real estate options — from apartments in Athens and coastal villas to projects on the islands.

Investment level: from 250,000€ or 400,000€ or 800,000€
Key highlight: includes a White Paper — legal residency status after submitting the application while waiting for the official GRC (Greece Residence Card).
5-year residence permit, renewable periodically. No physical residency requirement.