Frequently asked

We're an independent consultant and agent for international real estate selection. We don't sell properties directly — the seller is a developer, owner, or overseas agency. Our role is to find a property matching your goal (investment, rental, residency, relocation), verify documents, guide the deal, and handle post-handover operations. We cover Dubai, Vietnam, and Bali. Fee is fixed or a percentage of the deal, always in writing.

Yes, in 2026 a Russian citizen can legally buy in UAE, Vietnam, and Indonesia. There are no passport-based restrictions. All limitations concern money flow due to sanctions against certain Russian banks. We identify a legal payment channel — several work, including USDT escrow and accounts in friendly jurisdictions. Ownership: UAE — full freehold in freehold zones; Vietnam — 50 years renewable; Bali — Hak Pakai (25+20+25 years) or via PT PMA.

**UAE, ready:** 3–4 weeks from selection start to Title Deed. **UAE, off-plan:** 1–2 weeks to signing and first payment, keys in 2–4 years per developer schedule. **Vietnam:** 4–6 weeks for selection and registration, keys in 1–3 years (off-plan) or immediately (ready). **Bali (leasehold):** 6–8 weeks — selection, land due diligence, notaris. Ready villa — immediately after signing and payment. We provide an individual timeline after property selection.

After keys we help: (1) set up utilities and internet (UAE — DEWA + Etisalat, Vietnam — EVN + FPT, Bali — PLN + Biznet), (2) sign a rental management contract (vetted partners in each country), (3) set up rental accounting and reporting, (4) apply for visa/residency if needed. Post-sale service is under a separate agreement, ~1,500–3,000 USD/year depending on scope. You can also self-manage — we hand over everything with instructions.

Honest 2026 figures, after all costs and Russian NDFL 13/15%: **UAE** long-term — 5–6% net; short-term via manager — 5.5–7% net (occupancy risk). **Vietnam** — 3.5–5% net (low average occupancy, 10% local taxes). **Bali** (leasehold + short-term) — 3.5–5% net factoring right amortization; via PT PMA + long-term — 4–6% net. Marketing promises of 8–12% are gross before all costs; real numbers are 1.5–2x more modest. We always model net when selecting.

All communication is in Russian. We read and explain documents in Russian, including SPA, escrow agreements, titles. You only sign bilingual versions (local language + English, sometimes + Russian). During your visit — we either accompany as translator-consultant or provide a Russian-speaking local partner. English is not required but useful on-site.

Message on Telegram or fill in the site form. Initial 30–45 minute call — free. We discuss your goal (investment / residency / relocation / mix), budget, horizon, risk profile, country. We then send a preliminary shortlist of 5–10 properties and an assessment of the strategy. If you decide to proceed — we sign a service contract, you pay a deposit (usually 1,500–3,000 USD credited against the final fee), and we start detailed selection.

International passport, proof of address (employer letter or bank statement), source of funds (NDFL declaration, sale contract, bank statement). Emirates ID and residency visa are not required for purchase — only for opening a local bank account. Then: reservation 5,000–20,000 AED, SPA signing, payment, DLD registration with 4% transfer fee. Ready property closes in 2–4 weeks, off-plan in a week. We accompany the process from selection to Title Deed.

We work with all RERA/DLD-registered developers. By default we recommend top-tier with 10+ years of delivery history: Emaar, Sobha, Meraas, Nakheel, DAMAC, Meydan Group, Binghatti (young but with a strong track record). We also consider niche projects by Ellington, Select Group, Reportage. Young brands without delivered projects are approached cautiously and only at a clear market discount.

Standard schemes: 20/80 (20% during construction, 80% at handover), 40/60 or 50/50 (even), post-handover (40% in installments after keys, 2–4 years). No interest — developers compensate via construction cashflow. Real payment amounts and schedule are in the SPA and published with RERA. Assignment (resale before handover) is possible — new buyer takes over the balance. Assignment overhead: 6–10% of the price.

Yes. Since 2015 foreigners can purchase housing in Vietnam for 50 years, renewable. Limits: no more than 30% of units in a condo may be foreign-owned (foreign quota), no land ownership (only condos or houses on leased land), no purchases in defense-related zones. We only source properties with open foreign quota and complete documentation (LURC, Construction Permit, Bank Guarantee).

Five documents every developer must provide: Business Registration Certificate, Land Use Right Certificate ("red book"), Investment Registration Certificate, Construction Permit, Bank Guarantee from a state bank (Vietcombank, BIDV, VietinBank). Missing any = we walk. Also: 5-year delivery history, litigation search (congbo.vn), buyer reviews in local groups. Default is top-tier: Vinhomes, Sun Group, Novaland, Masterise, CapitaLand.

Under Housing Law a foreigner applies for renewal. Since 2015 the state has renewed — no denial precedents, but no systemic renewal mechanism yet (the law is from 2015, first properties only approaching first renewal in 2065+). Realistically: 15 years before term end resale prices start to decline. Grandchildren will likely inherit an updated regime. For a 10–15 year investment horizon it's not critical.

Three legal paths: Hak Pakai (25+20+25 years, requires KITAS/KITAP residency, residential only), Leasehold / Hak Sewa (lease for 25–30 years with renewal option, no residency needed), PT PMA + Hak Guna Bangunan (foreign company owns land, 30+20+30 years, minimum paid-in capital 2.5B IDR ≈ 160K USD). Nominee schemes (an Indonesian holds using your money) are not recommended — under Indonesian law you're not the owner.

Freehold (Hak Milik) is unavailable to foreigners in Bali. There's Hak Pakai but it requires residency. Leasehold is long-term lease paid upfront. Price difference: 25-year leasehold is typically 30–50% cheaper than comparable freehold. Pros of leasehold: no residency needed, quick setup. Cons: 3–4% annual amortization of right value. After 15 years the asset loses ~50% of market price. For a 5–10 year investment + personal use — leasehold is fine. For long-term capital — PT PMA.

Not mandatory. Three options: (1) power of attorney to our representative in the destination — signed at a Russian notary, apostilled, translated; (2) DocuSign e-signature — accepted in the UAE; (3) courier of original SPA (Vietnam, Bali). We handle every stage: document collection, SPA review, payment coordination via escrow or to the developer, representation at the land office, and delivery of the final Title Deed. A personal visit is recommended but not required.

Three steps: (1) sign the POA at a Russian notary (~30 USD, we'll provide the template for the specific country); (2) apostille at the Russian Ministry of Justice (5–7 business days, ~30 USD); (3) translation and legalization in the destination (UAE additionally needs MoFA legalization). We keep the POA narrow: specific actions on a specific property, with an amount cap and 6-month expiry. No open-ended authority.

The deposit for our selection and guidance services is paid by invoice to our legal entity's account (Victorius LLC, Kyrgyz Republic). Invoice currency — by agreement (USD, AED, KGS or rubles at the rate on the invoice date). Full property price goes in the destination currency (AED, VND, IDR) or USD/EUR to escrow or seller/developer account. Direct ruble transfer to UAE/Vietnam/Indonesia isn't possible. Working routes: SWIFT via non-sanctioned Russian banks (Raiffeisen, UniCredit), accounts in Kazakhstan/Armenia/UAE/Kyrgyzstan, USDT via licensed exchangers. We discuss each option individually.

Yes, in UAE — legally. Top developers (Emaar, DAMAC, Sobha, Binghatti) officially accept USDT via VARA-licensed exchangers. Process: bring USDT to a Dubai exchange office, they convert to AED and transfer to the developer's escrow. Exchange fee 0.5–1.5%. In Vietnam and Indonesia crypto isn't legally accepted as payment — fiat via bank is required. Sometimes USDT is transferred directly to a private seller, but that's their personal risk and not a recommended practice.

**UAE:** DLD transfer fee 4%, admin fee ~ 580 AED, Title Deed 250 AED, developer NOC 500–5,000 AED, brokerage 2%+VAT, trustee 4,000 AED — total 6–7% overhead. **Vietnam:** registration fee 0.5%, VAT 10% (usually in price), notary 0.5%, brokerage 2% — total ~ 3%. **Bali (leasehold):** notaris 1%, transfer duty at freehold 5%, brokerage 3–5% — total ~ 5%. Plus our fee: 2–3% of the deal, covering selection, legal review, guidance. All amounts in the contract — no surprises.

Our selection service deposit is refunded proportionally to the stage of cancellation (details in Returns). UAE reservation fee is usually refunded less 10–20% (developer penalty). If you've signed the SPA and started paying, the cancellation clause is in the SPA: < 25% paid = 100% penalty, 25–50% = 40%, > 50% = 25%. In Vietnam — local law: refund less developer's actual costs. In Bali with leasehold — per contract, usually first month is a free cancellation window.

Baseline: international passport (all pages, clean scan), Russian internal passport, proof of address (bank letter, utility bill, employer letter), source of funds (2-year NDFL, sale contract, bank statement), CV/professional status. For POA-based deals — notarised POA with apostille. UAE sometimes asks for marital status proof. All documents remain confidential and are not shared with third parties without your consent.

On our side — an international real estate lawyer with 8+ years of experience. On the destination side — a local lawyer (must be local, knowing local law). UAE — advocate licensed by UAE MoJ. Vietnam — luat su (barrister) licensed by Vietnam Bar Federation. Bali — notaris (Indonesian notary accredited by BPN). We work with vetted lawyers; if you have your own — welcome, a second opinion is always helpful. Local legal fees: 500–2,000 USD depending on complexity.

**UAE:** buying from 750,000 AED (~205,000 USD) grants a 2-year Investor Visa. From 2M AED (~545,000 USD) — 10-year Golden Visa. Processing: 3–6 weeks, ~4,000 AED. Family included. **Vietnam:** property doesn't automatically grant residency. There's an Investor Visa for business investment from 3B VND (~122,000 USD), not housing. **Indonesia:** villa purchase doesn't grant residency but eases KITAS via investment program from 350,000 USD or Second Home Visa (5–10 years).

**UAE:** without a will — by sharia (may unexpectedly favour distant relatives). Strongly recommend a DIFC Wills Registry — registration 10,000 AED, fully protects your wishes. **Vietnam:** foreigner's 50-year ownership is inheritable, but a foreign heir must sell within a year unless they obtain Vietnamese residency. **Bali:** Hak Pakai is inheritable by residents; leasehold is inheritable if included in contract. PT PMA — inheritable via share transfer. We recommend an international will for all assets.

The property itself isn't declared, but the foreign account used for the money is (form 1120022 to FNS within a month of opening). Then — annual account activity report (ODS) by June 1. Rental income is declared on 3-NDFL by April 30, tax 13% (up to 5M RUB) / 15% (above) paid by July 15. Foreign tax paid in the destination is credited under DTA. We can recommend a tax consultant specialising in international assets.