Only 742 of 2,750 Applications Approved; HoREA Proposes Codifying Land Acquisition Mechanism in Law

Ho Chi Minh, November 5, 2026 — The Ho Chi Minh City Real Estate Association (HoREA) has proposed incorporating the mechanism for “negotiating the acquisition of land use rights for commercial housing projects” into the revised Land Law. According to a cafef.vn report dated November 4, 2026, the mechanism is currently being piloted under National Assembly Resolution No. 171. This is a proposal; the legal provisions have not yet been amended.

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HoREA's position is that the authorities should not wait until the pilot expires, but should enshrine the mechanism in law. For buyers, current project supply, price lists and signing procedures have not changed as a result of this proposal.

What the proposal covers

Under the current pilot, businesses may negotiate with land use rights holders to acquire land for commercial housing projects.

According to cafef.vn on 4 November 2026, HoREA cites Ministry of Agriculture and Environment report 3686/BC-BNNMT of 16 April 2026: 2,750 pilot applications were registered under Resolution 171, and 742 land plots, about 30%, were approved.

What this means for foreign buyers

Three things remain unchanged today. You may purchase a new home from a developer, or a unit still held by the developer in a completed development, or purchase from another foreign owner; you cannot purchase a home from a Vietnamese owner, as Article 17.2 of the 2023 Housing Law does not provide this option for foreigners. The sole exception is a foreigner married to a Vietnamese citizen living in Vietnam, who enjoys the same housing rights as a Vietnamese citizen under Article 20.2.c.

Ownership conditions also remain unchanged: ownership is granted for a maximum of 50 years from the date the pink book (certificate of ownership) is issued, with the possibility of renewal; upon resale to a Vietnamese buyer, the ownership term converts to long-term (permanent) ownership. The foreign ownership quota for a single building is 30% under Article 19. The 50-year term and its renewal are set out in Article 20, with implementation guidance under Decree No. 95/2024/ND-CP. For detailed guidance, see Foreign ownership quota and 50-year ownership guide.

Three checks before paying a deposit

Whether payment is made in Korean won, New Taiwan dollars, Chinese yuan or US dollars, the order is the same: first ask the project's foreign customer sales department to verify the seller's identity, the remaining foreign ownership quota for the building and the pink book status, then discuss the deposit and contract; when buying from a developer, sign the formal sale and purchase agreement (SPA), and when buying from a foreign owner, sign a sale and purchase contract with that owner. Do not pay any deposit before these three points have been confirmed in writing. The Pink book and pre-deposit checklist lists the documents to request.

A Chinese-language contact can check the amounts and payment dates instalment by instalment against the developer's official price list and payment schedule, and can also check the remaining foreign ownership quota and pink book processing status for a specified development. Simply provide the development name via Zalo or WeChat.

Sources

• VnExpress Bat dong san: HoREA proposes easing land access for thousands of commercial housing projects (2026-11-04)
• CafeF Bat dong san: HoREA seeks to legalize land transfers for commercial housing projects (2026-11-04)