Real estate — brokerage and developer payroll

In plain termsForeign sales directors, asset managers, and brokerage staff earn at developers and agencies. Employment is the employer door. A visa alone does not grant work (no).

What people actually do

Primary sales for apartment launches, agency desks serving expats, and asset roles for funds. Personal housing leases are housing — not this earn page. Owning a brokerage company is own a business.

Labour stack

Foreign workers generally need a permit (yes). Positions: manager, executive, expert, technician. Brokerage practice cards under real-estate business law are a separate professional gate — not filed as FactValue cells yet. Do not invent exam fees. Ordinary WP for employed roles still runs.

Stay LĐ, TRC capped at 2 years. Risk:forced exit or deportation.

Tax

Resident worldwide (yes). Non-resident employment flat20%.

Dead ends

• Tourist stamp + commission deals.
• Home-country realtor licence as Vietnam brokerage rights.
• Confusing a lease for yourself with the right to sell property.

Open the next door

• Foreign workers generally need a work permit

  Bộ luật Lao động 45/2019/QH14 Điều 153 khoản 2
  yeschecked Aug 2026
• Positions for which foreigners may be hired

  BLLĐ 45/2019 Điều 152 khoản 1; NĐ 219/2025/NĐ-CP Điều 3
  manager, executive, expert, technicianchecked Aug 2026
• Maximum work-permit term

  BLLĐ 45/2019 Điều 155; NĐ 219/2025/NĐ-CP Điều 21
  24 monthschecked Aug 2026
• Maximum term of a one-time renewal

  BLLĐ 45/2019 Điều 155; NĐ 219/2025/NĐ-CP Điều 29
  24 monthschecked Aug 2026
• Married to a Vietnamese citizen and living in Vietnam — permit exempt

  BLLĐ 45/2019 Điều 154 khoản 8 (via NĐ 219/2025 Điều 7 khoản 1)
  yeschecked Aug 2026
• Capital contribution threshold for owner/board exemption

  NĐ 219/2025/NĐ-CP Điều 7 khoản 2–3
  3,000,000,000 VNDchecked Aug 2026
• Under this many work days in a calendar year — permit exempt

  NĐ 219/2025/NĐ-CP Điều 7 khoản 13 điểm a
  90 dayschecked Aug 2026
• Under 3 months to sell services — permit exempt

  BLLĐ 45/2019 Điều 154 khoản 4
  yeschecked Aug 2026
• NĐ 219/2025 effective date

  NĐ 219/2025/NĐ-CP Điều 35 khoản 1
  2025-08-07checked Aug 2026
• Issuing authority

  NĐ 219/2025/NĐ-CP Điều 4
  provincial People's Committee where the foreigner will workchecked Aug 2026
• Work permit may be renewed this many times

  BLLĐ 45/2019 Điều 155; NĐ 219/2025 Điều 29
  1checked Aug 2026
• One permit cycle ceiling before a fresh issue is required

  BLLĐ 45/2019 Điều 155 — 24 + one renewal 24, then new issue
  48 monthschecked Aug 2026
• Under 3 months for complex tech incident — permit exempt

  BLLĐ 45/2019 Điều 154 khoản 5 (via NĐ 219 Điều 7 khoản 1)
  yeschecked Aug 2026
• Licensed foreign lawyer in Vietnam — permit exempt

  BLLĐ 45/2019 Điều 154 khoản 6 (via NĐ 219 Điều 7 khoản 1)
  yeschecked Aug 2026
• Head of foreign NGO / international org project or rep office — permit exempt

  BLLĐ 45/2019 Điều 154 khoản 3 (via NĐ 219 Điều 7 khoản 1)
  yeschecked Aug 2026
• Cases under an international treaty Vietnam is party to — permit exempt

  BLLĐ 45/2019 Điều 154 khoản 7 (via NĐ 219 Điều 7 khoản 1)
  yeschecked Aug 2026
• Priority-field confirmation exemption (filed categories)

  NĐ 219/2025/NĐ-CP Điều 7 khoản 14–15
  finance; science & technology; innovation; national digital transformation — with ministry/provincial confirmationchecked Aug 2026
• Owner/board with capital below the exemption threshold still needs a permit

  NĐ 219/2025/NĐ-CP Điều 2 khoản 1 điểm l
  yeschecked Aug 2026
• Authority when work spans multiple provinces

  NĐ 219/2025/NĐ-CP Điều 4
  People's Committee where the employer's head office ischecked Aug 2026
• Filing channel for work-permit dossiers

  NĐ 219/2025/NĐ-CP Điều 6, Điều 22
  National Public Service Portal; Public Administration Service Centrechecked Aug 2026
• Criminal-record certificate is bundled in the same dossier

  NĐ 219/2025/NĐ-CP Điều 6
  yeschecked Aug 2026
• Earliest days before start date to file a new permit

  NĐ 219/2025/NĐ-CP Điều 22
  10 dayschecked Aug 2026
• Latest days before start date to file a new permit

  NĐ 219/2025/NĐ-CP Điều 22
  60 dayschecked Aug 2026
• Statutory processing days to issue a permit

  NĐ 219/2025/NĐ-CP Điều 22 (Mẫu số 04)
  10 working dayschecked Aug 2026
• Statutory days to refuse in writing

  NĐ 219/2025/NĐ-CP Điều 22
  3 working dayschecked Aug 2026
• Earliest days before expiry to file renewal

  NĐ 219/2025/NĐ-CP Điều 28
  10 dayschecked Aug 2026
• Latest days before expiry to file renewal

  NĐ 219/2025/NĐ-CP Điều 28
  45 dayschecked Aug 2026
• Max age of health certificate for renewal

  NĐ 219/2025/NĐ-CP Điều 27
  12 monthschecked Aug 2026
• Passport must still be valid at renewal

  NĐ 219/2025/NĐ-CP Điều 27
  yeschecked Aug 2026
• Processing days to reissue a permit

  NĐ 219/2025/NĐ-CP Điều 23–26
  3 working dayschecked Aug 2026
• Reissue does not reset the permit clock

  NĐ 219/2025/NĐ-CP Điều 26 — reissue term = prior term minus time already worked
  yeschecked Aug 2026
• Job title or work form change with same employer needs a new permit

  NĐ 219/2025/NĐ-CP Điều 20 khoản 2
  yeschecked Aug 2026
• Minimum notice days before multi-province work

  NĐ 219/2025/NĐ-CP Điều 22 khoản 5
  3 dayschecked Aug 2026
• Permit dies when the employment contract ends — does not wait for printed expiry

  BLLĐ 45/2019 Điều 156 khoản 2 via NĐ 219/2025 Điều 30 khoản 1
  yeschecked Aug 2026
• Labour contract term cannot exceed the work-permit term

  BLLĐ 45/2019 Điều 151 khoản 2
  yeschecked Aug 2026
• Employer must justify labour need and get written approval before hiring

  BLLĐ 45/2019 Điều 152 khoản 2
  yeschecked Aug 2026
• Consequence of working without a permit

  BLLĐ 45/2019 Điều 153 khoản 2
  forced exit or deportationchecked Aug 2026
• Max term of exemption confirmation certificate

  NĐ 219/2025/NĐ-CP Điều 10
  24 monthschecked Aug 2026
• Max term of one renewal of exemption confirmation

  NĐ 219/2025/NĐ-CP Điều 17
  24 monthschecked Aug 2026
• Processing days to issue exemption confirmation

  NĐ 219/2025/NĐ-CP Điều 9
  5 working dayschecked Aug 2026
• Days to refuse exemption confirmation in writing

  NĐ 219/2025/NĐ-CP Điều 9
  3 working dayschecked Aug 2026
• Notify-only path: working days before start

  NĐ 219/2025/NĐ-CP Điều 9 khoản 4
  3 working dayschecked Aug 2026
• A prior work permit or exemption confirmation can substitute experience proof

  NĐ 219/2025/NĐ-CP Điều 18–20
  yeschecked Aug 2026
• Revoked exemption confirmation must be reported to Immigration Department (Ministry of Public Security)

  NĐ 219/2025/NĐ-CP Điều 33 khoản 2
  yeschecked Aug 2026
• Numeric experience thresholds for the four positions are filed in facts.json

  NĐ 219/2025/NĐ-CP Điều 3 — filed 2026-08-09
  yeschecked Aug 2026
• Điều 7 khoản 4–12 exemption limbs are fully filed in facts.json

  NĐ 219/2025/NĐ-CP Điều 7 khoản 1–15 — filed 2026-08-09
  yeschecked Aug 2026
• Who counts as a manager for work-permit positions

  NĐ 219/2025/NĐ-CP Điều 3 khoản 1
  enterprise manager under Enterprise Law Art 4(24), or head/deputy head of an agency/organisationchecked Aug 2026
• Head of a branch, representative office, or business location counts as executive

  NĐ 219/2025/NĐ-CP Điều 3 khoản 2 điểm a
  yeschecked Aug 2026
• Min years experience for field-head executive limb

  NĐ 219/2025/NĐ-CP Điều 3 khoản 2 điểm b
  3 yearschecked Aug 2026
• Min years experience for expert with university degree (general)

  NĐ 219/2025/NĐ-CP Điều 3 khoản 3 điểm a
  2 yearschecked Aug 2026
• Min years experience for expert in priority fields with matching degree

  NĐ 219/2025/NĐ-CP Điều 3 khoản 3 điểm b
  1 yearschecked Aug 2026
• Min years experience for technician with ≥1 year training

  NĐ 219/2025/NĐ-CP Điều 3 khoản 4 điểm a
  2 yearschecked Aug 2026
• Min training years for technician limb (a)

  NĐ 219/2025/NĐ-CP Điều 3 khoản 4 điểm a
  1 yearschecked Aug 2026
• Min years experience for technician limb without stated training requirement

  NĐ 219/2025/NĐ-CP Điều 3 khoản 4 điểm b
  3 yearschecked Aug 2026
• ODA advisory / project support under international agreement — permit exempt

  NĐ 219/2025/NĐ-CP Điều 7 khoản 4
  yeschecked Aug 2026
• Foreign journalist confirmed by Ministry of Foreign Affairs — permit exempt

  NĐ 219/2025/NĐ-CP Điều 7 khoản 5
  yeschecked Aug 2026
• Teaching/management at diplomatic/intergovernmental school or treaty body — permit exempt

  NĐ 219/2025/NĐ-CP Điều 7 khoản 6
  yeschecked Aug 2026
• Student / trainee internship (incl. VN seafarer training) — permit exempt

  NĐ 219/2025/NĐ-CP Điều 7 khoản 7
  yeschecked Aug 2026
• Family member of foreign mission staff allowed to work under treaty — permit exempt

  NĐ 219/2025/NĐ-CP Điều 7 khoản 8
  yeschecked Aug 2026
• Official-passport work for state / political / socio-political body — permit exempt

  NĐ 219/2025/NĐ-CP Điều 7 khoản 9
  yeschecked Aug 2026
• Person responsible for establishing a commercial presence — permit exempt

  NĐ 219/2025/NĐ-CP Điều 7 khoản 10
  yeschecked Aug 2026
• Unpaid volunteer under treaty with diplomatic/IO confirmation — permit exempt

  NĐ 219/2025/NĐ-CP Điều 7 khoản 11
  yeschecked Aug 2026
• Work under central/provincial international agreement — permit exempt

  NĐ 219/2025/NĐ-CP Điều 7 khoản 12
  yeschecked Aug 2026
• Intra-company transfer: prior continuous employment months required

  NĐ 219/2025/NĐ-CP Điều 7 khoản 13 điểm b
  12 monthschecked Aug 2026
• Ministry of Education & Training confirmation path — permit exempt

  NĐ 219/2025/NĐ-CP Điều 7 khoản 14
  yeschecked Aug 2026
• Days for employer to return an expired/invalid work permit to the issuer

  NĐ 219/2025/NĐ-CP Điều 31 khoản 1
  15 dayschecked Aug 2026
• On administrative revoke, issuer notifies employer and Immigration Department

  NĐ 219/2025/NĐ-CP Điều 31 khoản 2
  yeschecked Aug 2026
• Days for employer to return an expired exemption confirmation

  NĐ 219/2025/NĐ-CP Điều 33 khoản 1
  15 dayschecked Aug 2026
• Labour Code defines a day-count for 'living in Vietnam' marriage exemption

  BLLĐ 45/2019 Điều 154 khoản 8 — 'sinh sống trên lãnh thổ Việt Nam' with no day-count or registration threshold in the Labour Code
  nochecked Aug 2026
• Number of statutory work-form limbs for foreign workers

  NĐ 219/2025/NĐ-CP Điều 2 khoản 1 điểm a→m
  13checked Aug 2026
• Thirteen work forms (Điều 2.1 a–m)

  NĐ 219/2025/NĐ-CP Điều 2 khoản 1 (vbpl ItemID=180273)
  a employment contract; b intra-company transfer; c economic/social contracts; d contractual service supplier; đ service seller; e volunteer; g commercial-presence founder; h secondment (ex-ICT); i project/bid packages; k diplomatic-family treaty work; l board/owner capital under 3bn VND; m employment with foreign mission/org in VNchecked Aug 2026
• Board/owner under 3bn VND is a permit-required work form

  NĐ 219/2025/NĐ-CP Điều 2 khoản 1 điểm l — capital under 3 billion VND is a work form that requires a permit
  yeschecked Aug 2026
• Forms a and m require a written employment contract before start

  NĐ 219/2025/NĐ-CP Điều 22 khoản 4 — forms a and m must sign written employment contract before planned start
  yeschecked Aug 2026
• A single national work-permit fee schedule is filed

  NĐ 219 has no fee amounts. Work-permit fees are set by provincial HĐND under TT 85/2019/TT-BTC (as amended by TT 106/2021) — not a single national schedule
  nochecked Aug 2026
• Work-permit fees are set at provincial council level

  Practice under Luật Phí và lệ phí + TT 85/2019/TT-BTC provincial competence (illustrated by provincial NQ e.g. Đồng Nai 43/2025) — amounts vary by province
  yeschecked Aug 2026
• All thirteen Điều 2 work forms are filed

  NĐ 219/2025/NĐ-CP Điều 2 khoản 1 a–m filed 2026-08-09 (closes N10)
  yeschecked Aug 2026