Minister of Agriculture and Environment Trịnh Việt Hùng said land recovery under the draft amended Land Law must be strictly controlled, not abused, and not hinder project implementation. The draft shifts from compensating recovered assets to rebuilding people's lives, and requires each land plot to have a unique nationwide identifier. Land price tables and price adjustment coefficients issued by provincial People's Councils will apply from 1/1/2028, and the government proposes continuing the pilot for transferring land-use rights for commercial housing under Resolution 171/2024/QH15 rather than codifying it now. Nationwide there are about 105 million land plots, over 70 million with data and nearly 44 million connected, and the government has assigned the ministry to complete the land database in 2026.
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Original headline: Bộ trưởng Bộ Nông nghiệp và Môi trường: Không lạm dụng việc thu hồi đất
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- National Assembly deputy: Land price adjustment coefficients should be reviewed annually
Deputy Lê Văn Thế (Ninh Bình) proposed reviewing the land price adjustment coefficient (K) at least once a year, instead of once every 3 years as in the government's draft amended Land Law. He argued that an annual review does not mean an adjustment, and that prices for newly formed roads and areas missing from land price tables need timely supplementation. Deputy Hoàng Quốc Khánh (Lai Châu) suggested letting the provincial People's Committee set and adjust the K coefficient within limits approved by the provincial People's Council, while Deputy Lê Hữu Trí (Khánh Hòa) called for uniform national principles for determining it. The draft has 3 chapters and 112 articles, 148 fewer than the current law, and the National Assembly plans to vote on November 21.
- Construction Minister: Social housing cannot be resold at market price after 5 years
Construction Minister Trần Hồng Minh said social housing is a humanitarian policy supporting low-income people, so after 5 years it cannot be resold at market price and must be sold to the eligible beneficiaries to prevent policy abuse. Most National Assembly deputies supported the policy but asked for controls on selling prices after 5 years, while some proposed that owners transfer only to investors, who would then resell to buyers. Current social housing prices range from VND 15-29 million per m2 depending on the locality, reflecting construction, infrastructure and interest costs. From now to 2030, localities are assigned 899,857 units for development, including 191,023 rental units; Ho Chi Minh City has the highest target at 181,257 units. The National Assembly will vote on the draft Law on Housing (amended) on November 21, and if passed, it takes effect July 1, 2027.
- Deputy proposes refunds for social housing buyers if unreasonable costs are found
Deputy Nguyen Ngoc Son (Hai Phong delegation) commented on the draft amended Housing Law at the afternoon session on Oct. 28, agreeing with social housing development and management rules but asking for clarity on how prices are set. Under the draft, investors can build the project themselves or hire consultants to verify prices before approval, and must audit and settle investment costs after acceptance. Son proposed publicly disclosing the components of sale and rental prices, independent post-audits by risk level, and a duty to refund buyers when costs are unreasonable or invalid. He also called for income criteria tied to local prices and living costs, linking housing data with land and population data to curb speculation and misuse, and shifting from boosting supply to meeting residents' ability to pay.
- Professor Dang Hung Vo: Taxing idle real estate at 1-5% a year would be enough to deter
The government has proposed a 0.2% tax rate on idle or slow-to-develop land and property, with no quota applied. Professor Dang Hung Vo, former Deputy Minister of Natural Resources and Environment, argues that 0.2% is too low to deter and says rates of 1%, 2%, 3% or 5% a year are needed. He calls for clear criteria to define idle property, linked data to identify each owner's holdings, and possibly a separate property tax law. He says idle property will eventually be taxed, in 5, 7 or 10 years, given the direction set in Resolution 18 of 2022 and Resolution 21. He also urges a shift away from treating property as a place to store money, so that capital moves into production and business services.
- From 2027, the following cases will not be allowed to transfer Red Book (Sổ đỏ) land certificates: residents should take note!
Under Article 45 of the 2024 Land Law, transferring a Red Book (Sổ đỏ) through sale, lease, inheritance or gift requires a complete land certificate, land free of disputes (or disputes resolved by an effective court judgment or decision), no seizure or enforcement measures, and remaining land-use term. Individuals' protection-forest and special-use forest land cannot be transferred, especially in strictly protected or ecological restoration zones, unless the land use is changed under an approved plan. Economic organisations cannot receive transfers of protection or special-use forest land (except under an approved plan), and individuals not living in the forest area cannot receive land in those protected zones. Communities, religious organisations, overseas Vietnamese and foreign-invested organisations also cannot receive transfers or gifts where the law does not allow it.
- Draft Housing Law (amended): Tightening conditions for transferring social housing
The Government's draft amended Housing Law tightens rules on reselling social housing after 5 years to prevent policy exploitation. Under the draft, once the full purchase price is paid and 5 years have passed, owners may resell social housing only to people eligible for social housing support, whereas the current law allows market-based transfers with no restriction on buyers. For rent-to-own social housing, a tenant who no longer needs the unit may have to terminate the contract and return the home, rather than transfer it freely as under current rules. Sales, rent-to-own and lease transactions for social housing would also need to be recorded in the national housing and real estate market information and database system.
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