Decree No. 54/2026/NĐ-CP: What's New on Social Housing and Real Estate Trading Floors

On 9 February 2026, the Government issued Decree No. 54/2026/NĐ-CP amending and supplementing a number of articles of decrees in the fields of housing and real estate business. The document took effect immediately on the date of signing (Clause 1, Article 41), has no retroactive effect and does not replace any document.

This is a technical revision: less paperwork, clearer processing deadlines, and more authority delegated to localities.

Which documents does Decree 54/2026 amend?

According to information provided by the Ministry of Construction in Official Dispatch 3511/BXD-QLN dated 5 March 2026, the Decree has 43 articles in 6 chapters and amends six decrees:

• 96/2024/NĐ-CP — Main content: Guidance on the Law on Real Estate Business; Notable change: Electronic dossiers; trading floors and brokerage enterprises that terminate or suspend operations do so under enterprise law and must notify the Department of Construction
• 95/2024/NĐ-CP — Main content: Guidance on the Housing Law; Notable change: Adds Article 37a on the sale, lease and lease-purchase prices of State-invested resettlement housing
• 98/2024/NĐ-CP — Main content: Renovation and reconstruction of apartment buildings; Notable change: Shorter procedures; allows a bidding process to select the developer when agreement on receiving the transfer of land use rights cannot be reached
• 100/2024/NĐ-CP — Main content: Development and management of social housing; Notable change: Changes the agency that confirms housing and income conditions; clarifies the purchase registration sequence; gives priority in sales to current tenants
• 140/2025/NĐ-CP — Main content: Delineation of authority under the two-level local government; Notable change: Commune People's Committees are decentralized or authorized to act as owner representative of public-asset housing
• 144/2025/NĐ-CP — Main content: Decentralization and delegation by the Ministry of Construction; Notable change: Adds authority over public-service housing projects

Social housing: changes applicants need to know

Social housing is the part revised the most (Chapter IV, amending Decree No. 100/2024/NĐ-CP).

Confirmation of "not owning a home" is done by the certificate-issuing agency

Article 32 of Decree 54/2026 amends Clause 1, Article 29 of Decree 100/2024. An applicant is considered not to own housing when neither they nor their spouse (if any) are named in, or have housing information in, a Certificate in the province or city where the project is located. The confirmation is done by the competent authority that issues Certificates in that locality, within 7 days of receiving the request form.

Workers without a labor contract: commune Police confirm income

Article 33 amends Clause 2, Article 30 of Decree 100/2024 for low-income urban residents (Clause 5, Article 76 of the Housing Law) without a labor contract, such as freelancers. What is new:

• The confirming agency is the commune Police where the person has permanent residence, temporary residence or current residence, within 7 days.
• The applicant declares and commits to their average monthly income; the commune Police may coordinate verification and post-checks when needed.
• The income confirmation application also serves as the document proving eligibility, so freelancers do not need to request a separate eligibility confirmation.

Note: the income ceiling in Clause 1, Article 30 was later further amended by Decree No. 136/2026/NĐ-CP (effective 7 April 2026), which is not part of Decree 54. Applicants should consult the latest consolidated text (Consolidated Document 24/VBHN-BXD dated 18 May 2026) before submitting a dossier.

A clearer purchase registration sequence

Article 34 rewrites Article 38 of Decree 100/2024. Some points buyers need to know:

• The developer must publish information at least 30 days before accepting dossiers; the dossier acceptance period is at least 30 days.
• Each household or individual may not register for multiple projects at the same time.
• Documents proving eligibility and conditions are valid for 12 months from the date of confirmation. Applicants must commit that they have not yet benefited from a housing support policy.
• The developer publishes the list of eligible dossiers within 30 days of the submission deadline.
• Priority for women applies only when the applicant is a single woman or the household head according to residence data.

Current tenants get priority to buy before the 10-year term

Article 38 amends Clause 12, Article 78 of Decree 100/2024. For social housing leased under Clause 2, Article 26 of Decree No. 100/2015/NĐ-CP, the developer may give priority in sales to the current tenant if they wish to buy before the 10-year term and meet the eligibility and conditions. The developer may also sell back to the National Housing Fund. The sale price is calculated from the appraised price, plus average loan interest over the lease period, less depreciation.

This is a transitional provision for a specific group of projects and does not apply generally to every social housing unit currently being leased.

Trading floors and brokerage enterprises

For Decree No. 96/2024/NĐ-CP, the direction of the amendment is cutting conditions and increasing transparency:

• Article 6 amends Point b, Clause 4, Article 17: when a trading floor terminates or suspends operations, it does so under enterprise law. The notice must also be sent to the Department of Construction for public posting.
• Article 7 amends Article 18: a brokerage enterprise only needs to meet the conditions on head office and business location under enterprise law.
• Article 8 adds Article 18a on termination and suspension of operations of brokerage enterprises, who must likewise notify the Department of Construction.
• Repeals Clause 2, Article 15, Clause 6, Article 26 (dossiers for the brokerage practice certificate exam) and Point c, Clause 9, Article 31.

As a result, buyers can check the Department of Construction's information page to see whether a trading floor is still operating before transacting.

Resettlement housing prices and apartment renovation

• Article 37a (added to Decree 95/2024 by Article 19 of Decree 54): the sale price of State-invested resettlement housing is decided by the provincial People's Committee (or the commune level if decentralized), on the principle of calculating costs correctly and fully. Lease and lease-purchase prices are calculated by the formula in this article.
• Apartment renovation (Chapter III): the provincial People's Committee decides the maximum time for agreeing on the transfer of land use rights; if no agreement is reached, a bidding process is held to select the developer.

Transition: what about dossiers already submitted?

• Dossiers submitted before 9 February 2026: the receiving agency may not require additional documents that the new Decree has dropped, unless the relevant database is not yet operational.
• Social housing projects that have already received dossiers under Decree 100/2024 continue under the old sequence; projects that have not yet received dossiers apply the new regulations.
• Eligibility confirmations issued before 9 February 2026 remain usable for 12 months from the date of confirmation.

What homebuyers should do

• Check whether the social housing project began accepting dossiers before or after 9 February 2026 to know which sequence applies.
• If you are a freelancer, contact the commune Police where you reside to confirm your income; keep your declaration truthful because it may be post-checked.
• Track the issue date of your confirmation, because it is valid for only 12 months.
• Register for only one social housing project at a time.
• Before transacting through a trading floor, check the Department of Construction's information page to see whether the floor is still operating or has terminated or suspended operations.

If you are looking into commercial housing in the Ciputra – Phú Thượng area, you can also see information on the projects Tami Homes distributes, such as Maison Privée, Astor 1 and The Windsor Collection, on the website.

Reference documents

• Decree No. 54/2026/NĐ-CP dated 9 February 2026, Government, amending and supplementing a number of articles of Decrees in the fields of housing and real estate business. Look up at: Government Gazette or Government Electronic Portal
• Official Dispatch No. 3511/BXD-QLN dated 5 March 2026, Ministry of Construction, providing information on legal documents issued in February 2026: moc.gov.vn
• Consolidated Document No. 24/VBHN-BXD dated 18 May 2026, Ministry of Construction, consolidating Decree 100/2024/NĐ-CP on social housing: moc.gov.vn
• Consolidated Document No. 20/VBHN-BXD dated 26 March 2026, Ministry of Construction, consolidating Decree 98/2024/NĐ-CP on renovation and reconstruction of apartment buildings: [moc.gov.vn](https://moc.gov.vn/Images/FileVanBan/BXD_20-VBHN-BXD_26032026(1).pdf)
• Decree No. 136/2026/NĐ-CP dated 7 April 2026, Government, amending Decree 100/2024/NĐ-CP (income conditions): Government Gazette or Government Electronic Portal

This article is general information compiled from legal documents and does not replace legal advice. Updated on 23 October 2026.