When foreign investors register a company in Vietnam, one of the first and most essential legal requirements is declaring a registered business address. This address is not just a formality—it directly affects your ability to obtain a business license, declare taxes, and maintain legal compliance. Failure to meet address-related regulations may result in rejection of registration, suspension of tax codes, or even revocation of the business license.

This article provides a comprehensive and practical guide to the legal and procedural requirements for a registered business address in Vietnam, specifically tailored for foreign investors.

Table of Contents

1. What is a Registered Business Address in Vietnam?

A Registered Business Address is the official, legal location where a company is established and operates. It must be a physical location within the territory of Vietnam, clearly defined, and used for administrative, tax, and communication purposes.

Legal Basis

According to Article 42 of the Law on Enterprises 2020, the head office of a company must be:

“Located in Vietnam, specified by a postal address including house number, street, ward, district, and city or province, and must have contact information such as phone number and email (if any).”

This address will be used by the Business Registration Office, Tax Authority, Department of Planning and Investment, and other government agencies throughout the life of the company.

2. Legal Requirements for a Registered Business Address

To register a company successfully, foreign investors must provide an address that complies with specific legal and practical standards. These include:

a. Must Be a Real Physical Address in Vietnam

The address must exist and be able to host business activities or at least receive official correspondence and inspections by authorities. Using fake, non-existent, or overseas addresses is not permitted.

Tip: You can use a shared office or business center as a temporary address if the lease is legal and zoning permits it.

b. Must Not Be a Residential Apartment (Unless Commercial Use is Permitted)

Residential apartments that are legally designated for living only (as per the Housing Law 2023, Article 6.2) are prohibited for use as business addresses unless officially rezoned for commercial use.

Using such addresses can result in:

• Rejection of company registration

• Administrative fines up to VND 20 million

• Suspension of business and tax registration

c. Must Be Clearly and Fully Described

Your registered address must include:

• Street number and name

• Ward/commune

• District

• Province/City

It must match your lease contract and conform to Vietnam’s postal format.

d. Must Have Legal Proof of Usage Rights

You must submit one of the following:

• A signed lease agreement with the landlord

• Land use rights certificate (if property is owned)

• A confirmation letter if the leaseholder subleases or shares space

These documents are required for both Investment Registration Certificate (IRC) and Enterprise Registration Certificate (ERC) for foreign-invested companies.

Local tax departments and business registration authorities regularly conduct on-site inspections to verify whether companies are physically present and operational at their registered addresses. If your business is found absent during such inspections, it may result in suspension of your tax code, blockage of invoices, or revocation of your business license.

3. What If the Company Does Not Operate at Its Registered Address?

Vietnamese authorities frequently check whether businesses are physically present at their registered address. If your company is not found there during a tax or business inspection, penalties include:

• Suspension of tax code

• Revocation of business license

• Blocked invoices

• Fines or legal sanctions

Real Case: Several startups using cheap apartment spaces without confirming zoning were penalized during routine inspections, resulting in revoked licenses.

Under Decree 70/2025/NĐ-CP, tax authorities are empowered to immediately suspend the company’s tax identification number (TIN) if the business is found operating outside of its registered address or fails to respond to two consecutive official notices. This enforcement is part of Vietnam’s risk management mechanism to ensure the authenticity of business presence.

4. Changing Registered Business Address: Legal Procedure

You must update the address in your company registration if you relocate.

If within the same province/city:

• Submit notification to the Business Registration Office

• Update the Enterprise Registration Certificate (ERC)

• Notify Tax Authority within 10 working days

If moving to a different province:

• Close tax code at the old address

• Fulfill all tax obligations

• Re-register company with the new local authority

• Update the IRC (if applicable)

Failure to update address information properly may result in administrative penalties and interruption of business operations.

5. Can Foreign Companies Use Virtual or Shared Offices?

Yes—if used properly and legally. Shared and virtual offices are allowed if zoned for business use and have valid service agreements. However, in practice, tax departments in major cities such as Ho Chi Minh City and Hanoi may reject registrations that lack clear physical presence or signage. This is consistent with Decree 01/2021/NĐ-CP and current practice under the General Department of Taxation’s inspection policies as updated by Decree 70/2025/NĐ-CP.

Shared or virtual offices are commonly used in major cities like HCMC and Hanoi. However, your company must ensure:

• The space is zoned for business use

• A lease/service contract exists and permits registration

• You can receive mail and inspections there

• A company signboard is displayed at the location

Many tax inspectors verify whether your business is actually present and active at the registered address. Lack of signage, staff, or physical activity may lead to your company being deemed non-existent, resulting in suspension of the tax code or business license.

6. Special Note for Representative Offices (Rep Offices)

Foreign companies that do not plan to conduct direct commercial activity (e.g., signing contracts or generating revenue in Vietnam) may instead set up a Representative Office.

A Rep Office in Vietnam is not allowed to generate profit, but it can:

• Promote the parent company’s business

• Conduct market research

• Liaise with local partners

• Represent the foreign headquarters

A registered address for a Rep Office must also meet the legal conditions mentioned above.

7. Green NRJ – Trusted Partner for Business Address Setup & Representative Office Services

At Green NRJ, we specialize in providing full business setup support for foreign investors in Vietnam, including:

✔️ Registered Business Address Services:

• Assistance in choosing a compliant business address

• Drafting and reviewing lease agreements

• Support for Enterprise Registration Certificate (ERC) and Investment Registration Certificate (IRC) procedures

• Address change updates with the Tax Department and DPI

✔️ Representative Office (Rep Office) Setup Services:

• Full service for Rep Office registration in Vietnam

• Provision of legal business address for rep offices in HCMC, Hanoi, and other key cities

• Support with application dossiers, Ministry of Industry and Trade licensing, and ongoing compliance

With years of experience and in-depth legal expertise, Green NRJ ensures your company is legally protected, cost-effective, and fully compliant with Vietnamese law.

📩 Contact Green NRJ today to get personalized support for your company’s registered address or representative office setup in Vietnam.

 Summary

A Registered Business Address is a legal cornerstone of company registration in Vietnam. It must be:

• Located in Vietnam

• Zoned for business use

• Backed by valid documents

• Used actively and visibly by your company

Whether you’re starting a foreign-invested company or opening a Rep Office, understanding and fulfilling Vietnam’s address requirements is critical to your business success.

Let Green NRJ help you meet all legal requirements and navigate the business setup process confidently.

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