{"id":1585,"date":"2026-07-28T03:02:41","date_gmt":"2026-07-28T03:02:41","guid":{"rendered":"https:\/\/lawpage.vn\/?p=1585"},"modified":"2026-07-31T03:07:02","modified_gmt":"2026-07-31T03:07:02","slug":"effective-from-july-28-2026-resolution-no-21-tw-of-the-16th-central-committee-of-the-communist-party-of-vietnam-on-the-viewpoints-and-orientations-for-amending-the-land-law-and-related-laws","status":"publish","type":"post","link":"https:\/\/lawpage.vn\/en\/effective-from-july-28-2026-resolution-no-21-tw-of-the-16th-central-committee-of-the-communist-party-of-vietnam-on-the-viewpoints-and-orientations-for-amending-the-land-law-and-related-laws\/","title":{"rendered":"Effective from July 28, 2026, Resolution No. 21\/TW of the 16th Central Committee of the Communist Party of Vietnam on the viewpoints and orientations for amending the Land Law and related laws."},"content":{"rendered":"
I) Summary of Resolution 21\u2011NQ\/TW<\/strong><\/span><\/div>\n
<\/div>\n
Resolution 21 NQ\/TW sets the goal of ensuring strict, transparent, fair, and sustainable land management, turning land into a strategic resource, competitive advantage, and driving force for national development.<\/div>\n
<\/div>\n
1. Background and Rationale<\/div>\n
After four years implementing Resolution 18 NQ\/TW, land governance has shifted toward a socialist oriented market mechanism. However, many issues remain\u2014complaints, waste, corruption, and vested interests\u2014requiring a new resolution to refine land related laws and policies.<\/div>\n
<\/div>\n
<\/div>\n
2. Foundational Principles<\/div>\n
    \n
  • Land is a special national resource, owned collectively by the people and managed by the State.<\/li>\n
  • No privatization of land; foreigners are not allowed to acquire land use rights (except overseas Vietnamese under legal provisions).<\/li>\n
  • Land use rights are a special asset, but not ownership.<\/li>\n
  • The State shifts from \u201ccompensation for assets\u201d to \u201crestoring livelihoods\u201d when land is taken back.<\/li>\n<\/ul>\n
    <\/div>\n
    <\/div>\n
    3. Specific Targets<\/div>\n
      \n
    • By 2026: Complete digital databases for all land plots with collected information.<\/li>\n
    • By 2027: Finish cadastral mapping and data for remaining areas.<\/li>\n
    • By 2030: Build a unified, transparent, efficient legal system for land management.<\/li>\n<\/ul>\n
      <\/div>\n
      4. Key Tasks and Solutions<\/div>\n
      4.1 Improve land management institutions and policies<\/div>\n
        \n
      • Unified land use planning aligned with national, regional, and local planning.<\/li>\n
      • Land allocation and leasing mainly through auctions or bidding.<\/li>\n
      • Clear rules for when auctions, bidding, or private negotiation apply.<\/li>\n
      • Limit subdivision and sale of plots in urban areas; set apartment lifespan based on building durability.<\/li>\n
      • Incentives for developing affordable rental housing.<\/li>\n
      • Clear criteria for land recovery; separate resettlement projects for better implementation.<\/li>\n
      • State determined land prices based on national frameworks; local authorities set specific price tables.<\/li>\n
      • Higher taxes on idle land to curb speculation; mechanisms to capture land value increases.<\/li>\n<\/ul>\n
        <\/div>\n
        4.2 Digital transformation and administrative reform<\/div>\n
          \n
        • Build a national land database connected across all levels.<\/li>\n
        • No retroactive invalidation of legally issued land use certificates.<\/li>\n
        • Strong decentralization and streamlined procedures.<\/li>\n<\/ul>\n
          <\/div>\n
          <\/div>\n
          4.3 Strengthen inspection, supervision, and dispute resolution<\/div>\n
            \n
          • Digital systems for real time monitoring and detecting violations.<\/li>\n
          • Enhance the role of grassroots authorities in resolving land disputes.<\/li>\n<\/ul>\n
            4.4 Address long standing land issues<\/div>\n
              \n
            • Resolve land problems related to agricultural\/forestry enterprises, surplus public land, post equitization land, and stalled projects.<\/li>\n
            • Pilot State purchase of abandoned commercial housing projects to create public housing stock.<\/li>\n<\/ul>\n
              5. Implementation<\/div>\n
              The Government is preparing an action program to revise the Land Law and related laws, aiming for submission to the National Assembly in August 2026 and approval in October 2026.<\/p>\n<\/div>\n
              <\/div>\n
              <\/div>\n
              II) Impact on Foreign Investors\u2019 Investment Decisions<\/strong><\/span><\/div>\n
              1. Positive Impacts (Increasing Investment Attractiveness)<\/div>\n
              1.1 Greater Transparency in the Land Market<\/div>\n
                \n
              • Auctions and bidding become the primary methods for land allocation \u2192 reducing \u201cask\u2013give\u201d mechanisms and lowering informal costs.<\/li>\n
              • A nationwide digital land database enables investors to easily access information and assess legal risks.<\/li>\n<\/ul>\n
                <\/div>\n
                1.2 Reduced Legal Risks<\/div>\n
                  \n
                • Clear regulations on land recovery and no retroactive application to legally issued land-use certificates \u2192 enhancing stability.<\/li>\n
                • Digital monitoring systems help limit corruption and vested interests<\/li>\n<\/ul>\n
                  <\/div>\n
                  1.3 Improved Policy Predictability<\/div>\n
                    \n
                  • A clear roadmap for 2026\u20132030 allows investors to plan long-term strategies.<\/li>\n
                  • Land price frameworks based on unified criteria help reduce volatility and disputes.<\/li>\n<\/ul>\n
                    <\/div>\n
                    1.4 New Opportunities in Emerging Areas<\/div>\n
                      \n
                    • The State\u2019s pilot program to acquire \u201cidle\u201d commercial housing projects creates opportunities for PPP cooperation and M&A activities.<\/li>\n
                    • Incentive policies for rental housing development attract investors in industrial real estate, logistics, and worker housing.<\/li>\n<\/ul>\n
                      2. Negative Impacts or Challenges<\/div>\n
                      2.1 Restrictions on Land Ownership for Foreign Investors<\/div>\n
                        \n
                      • Foreigners are not allowed to receive land-use rights transfers \u2192 investors must rely on:<\/li>\n
                      • leasing land from the State,<\/li>\n
                      • forming joint ventures with Vietnamese partners,<\/li>\n
                      • subleasing land in industrial parks.<\/li>\n<\/ul>\n
                        \u2192 This may reduce attractiveness for investors seeking long-term land ownership.<\/div>\n
                        <\/div>\n
                        <\/div>\n
                        2.2 Potential Increase in Land-Related Costs<\/div>\n
                          \n
                        • Mandatory auctions and bidding may lead to higher land prices compared to previous negotiated mechanisms.<\/li>\n
                        • High taxes on idle land increase holding costs.<\/li>\n<\/ul>\n
                          2.3 Higher Compliance Requirements<\/div>\n
                          Digitalized land data enables stricter government oversight \u2192 investors must ensure greater transparency in land use and project progress.<\/div>\n
                          <\/div>\n
                          <\/div>\n
                          2.4 Policy Transition Risks During 2026\u20132030<\/div>\n
                          The period of legal reform may create temporary \u201cpolicy gaps,\u201d making investors more cautious.<\/div>\n","protected":false},"excerpt":{"rendered":"

                          I) Summary of Resolution 21\u2011NQ\/TW Resolution 21 NQ\/TW sets the goal of ensuring strict, transparent, fair, and sustainable land management, turning land into a strategic resource, competitive advantage, and driving force for national development. 1. Background and Rationale After four years implementing Resolution 18 NQ\/TW, land governance has shifted toward a socialist oriented market mechanism. […]\n","protected":false},"author":78,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[5],"tags":[],"class_list":["post-1585","post","type-post","status-publish","format-standard","hentry","category-legal-updates"],"_links":{"self":[{"href":"https:\/\/lawpage.vn\/en\/wp-json\/wp\/v2\/posts\/1585","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/lawpage.vn\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/lawpage.vn\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/lawpage.vn\/en\/wp-json\/wp\/v2\/users\/78"}],"replies":[{"embeddable":true,"href":"https:\/\/lawpage.vn\/en\/wp-json\/wp\/v2\/comments?post=1585"}],"version-history":[{"count":0,"href":"https:\/\/lawpage.vn\/en\/wp-json\/wp\/v2\/posts\/1585\/revisions"}],"wp:attachment":[{"href":"https:\/\/lawpage.vn\/en\/wp-json\/wp\/v2\/media?parent=1585"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/lawpage.vn\/en\/wp-json\/wp\/v2\/categories?post=1585"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/lawpage.vn\/en\/wp-json\/wp\/v2\/tags?post=1585"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}