Vietnam drafts land law to expand red title eligibility and set new restrictions
The Vietnamese Ministry of Agriculture and Rural Development is consulting on a draft Land Law (2026) that would allow issuance of a land‑use certificate (commonly called a “red title”) to owners of parcels that violated land‑procedure rules before 1 Aug 2024, provided the land is being used stably, has no disputes, conforms to zoning plans and does not affect defence, security, the environment or construction safety. Applicants must settle any financial obligations to the state, unless they are exempt.
The draft also lists numerous categories that will remain ineligible for a red title, including leased or sub‑leased land (except infrastructure projects approved by the state), parcels under recovery notices, land with pending disputes or court‑enforced measures, temporary structures, assets owned by the State, and land where a recovery decision has been issued (unless three years have passed without execution). The proposal removes the current requirement that land‑transaction contracts be notarised, aiming to cut administrative steps.
In addition, the draft reinforces existing penalties for failing to register a change of ownership within 30 days: a fine of 2‑3 million VND will be imposed. The draft is slated for submission to the National Assembly in early August for parliamentary consideration.
Entities: Ministry of Agriculture and Rural Development (Vietnam) · National Assembly of Vietnam · Vietnamese Government
Claims
What the coverage asserts, and how well corroborated each claim is across sources.
- [○ 1 SOURCE] The draft removes the mandatory notarisation requirement for land‑transaction contracts (Draft Land Law 2026)
- [● 2 SOURCES] Applicants must fulfil all financial obligations to the state before receiving a red title, unless exempt (Draft Land Law 2026)
- [● 2 SOURCES] The draft excludes from red title issuance leased or sub‑leased land, land with recovery notices, disputed land, land under emergency measures, temporary structures and State‑owned assets (Draft Land Law 2026)
- [○ 1 SOURCE] Land parcels that have an effective recovery notice will not be eligible for a red title under the draft (Draft Land Law 2026)
- [● 2 SOURCES] Public consultation on the draft is being conducted by the Ministry of Agriculture and Rural Development with a submission to the National Assembly expected in early August (Ministry of Agriculture and Rural Development)
- [● 3 SOURCES] The draft Land Law 2026 would allow issuance of a red title to owners of land that violated procedural rules before 1 Aug 2024 if the land is used stably, has no disputes, fits planning, and does not危 (Ministry of Agriculture and Rural Development)
- [● 2 SOURCES] Failure to register a change of land ownership within 30 days will be fined 2‑3 million VND (Nghị định 123/2024 and Nghị định 281/2026)