Draft Land Law (Amended) 2026: Notable Proposals

This is a draft, not yet law. On the morning of 22 October 2026, at the 2nd Session of the 16th National Assembly, the Government submitted the draft amended Land Law and the National Assembly discussed it in group sessions. As of 23 October 2026, the National Assembly had not yet voted to adopt it. Land Law No. 31/2024/QH15 remains in force and is the basis for all current transactions. This article summarizes the proposals that directly affect buyers of homes and land.

Where does the draft stand?

• Drafting agency: the Ministry of Agriculture and Environment. The draft was released for public comment before being submitted to the National Assembly.
• Government direction to finalize: Resolution No. 278/NQ-CP dated 18 September 2026 required the dossier to be finalized urgently for submission to the National Assembly at the 2nd Session.
• Examination: the National Assembly's Committee on Economic and Financial Affairs carried out a preliminary examination on 29 September 2026 and submitted its formal examination report on 22 October 2026.
• Submission to the National Assembly: On the morning of 22 October 2026, Minister of Justice Hoàng Thanh Tùng, on behalf of the Prime Minister, presented a joint submission for three draft laws: the Land Law, the Housing Law and the Law on Real Estate Business (amended). The National Assembly discussed them in group sessions that morning and afternoon.
• Vote: has not yet taken place. The National Assembly will consider adoption during the 2nd Session; readers should follow the National Assembly's press releases for the official outcome.

In terms of scale, the version submitted to the National Assembly has 13 chapters and 112 articles, which is 3 chapters and 148 articles fewer than the 2024 Law. Details on procedures are delegated to the Government to regulate.

Notable proposals for buyers

1. Land prices: dropping the "specific land price" and using the land price list plus an adjustment coefficient

According to the submission, the draft does not retain the specific land price mechanism or consulting organizations that determine land prices. Instead, land use fees, land rent and compensation would be calculated according to the land price list combined with the land price adjustment coefficient. The draft sets out the principles and bases for State land valuation, and the land price list.

For buyers, the State land price is the basis for calculating financial obligations, for example when changing the land use purpose or when land use rights are recognized. It is not the market transaction price.

2. Identification code for each land parcel, electronic certificates

Each land parcel would have a single nationwide identification code. Land registration and the Certificate, whether in paper or electronic form, would have equal legal value. According to the submission, state agencies may not require citizens or businesses to provide again information that is already in the database.

3. Notarization: the Government will specify which contracts must be notarized

Current law requires contracts for the transfer, donation, mortgage or capital contribution of land use rights to be notarized or certified, except in real estate business cases. According to the submission, the draft assigns the Government to determine which types of contracts must be notarized or certified, linked to the digital transformation roadmap. The specific list is therefore not in the draft law.

4. Considering issuance of certificates for procedural violations before 1 August 2024

According to the submission, the draft proposes considering the issuance of Certificates in certain cases of procedural violations before 1 August 2024, provided the land has been used stably, is not in dispute and conforms to planning.

5. Projects slow to use land: progressive payments, recovery after 60 months

For projects that do not put land into use or fall behind schedule, the submission proposes collecting a progressive payment that increases with the length of the violation. After 60 months without the land being put into use, the State would recover it. This proposal aims to force developers to proceed on schedule, indirectly reducing the risk of "stalled projects" for buyers of off-plan homes. The submission does not state specific progressive rates.

6. Land rent paid in one lump sum or annually, decentralized to the commune level

Those leasing land may choose to pay rent in one lump sum or annually. Under the decentralization approach, communes handle households, individuals and residential communities; the provincial level handles organizations and projects located across two or more commune-level administrative units.

Current law vs. the draft

• Scale — Land Law 2024 (in force): 16 chapters, 260 articles; Draft Land Law (amended), submitted to the National Assembly on 22 October 2026: 13 chapters, 112 articles
• Land price for financial obligations — Land Law 2024 (in force): Land price list and specific land price (Articles 159, 160); Draft Land Law (amended), submitted to the National Assembly on 22 October 2026: Drops the specific land price, uses the land price list plus an adjustment coefficient
• Certificate — Land Law 2024 (in force): Issued in a uniform form; Draft Land Law (amended), submitted to the National Assembly on 22 October 2026: Paper and electronic forms have equal value, with a land parcel identification code
• Notarization of transfer contracts — Land Law 2024 (in force): Notarization or certification mandatory, except in real estate business cases (Clause 3, Article 27); Draft Land Law (amended), submitted to the National Assembly on 22 October 2026: The Government specifies which contracts must be notarized or certified
• Projects slow to put land into use — Land Law 2024 (in force): Extension of 24 months and a payment for the delay period; recovery on expiry (Clause 8, Article 81); Draft Land Law (amended), submitted to the National Assembly on 22 October 2026: Progressive payment according to the violation period; recovery after 60 months
• Effect — Land Law 2024 (in force): From 1 August 2024; Draft Land Law (amended), submitted to the National Assembly on 22 October 2026: Not yet in force; the effective date will be decided by the National Assembly upon adoption

What homebuyers should note

• All current transactions are still carried out under the 2024 Land Law and its guiding documents. Do not apply the content of the draft.
• Dossiers in progress (certificate issuance, transfer of ownership, change of purpose) should be completed under current regulations. The transitional provisions of the new law have not been finalized.
• If a developer or seller cites the "new law" to change contract terms, ask them to specify the document that has been adopted and is in force.
• Follow the National Assembly's vote result and the official date the law takes effect.
• When buying an off-plan home, check the project's land use progress and legal status right now.

Reference documents

• Land Law No. 31/2024/QH15, National Assembly, dated 18 January 2024 (in force from 1 August 2024 under Law No. 43/2024/QH15). Look up at: https://vanban.chinhphu.vn/?pageid=27160&docid=211189
• Law No. 43/2024/QH15 dated 29 June 2024, National Assembly: https://vanban.chinhphu.vn/?pageid=27160&docid=211201
• Resolution No. 278/NQ-CP dated 18 September 2026 of the Government on the September 2026 thematic meeting on law-making: https://xaydungchinhsach.chinhphu.vn/chinh-phu-yeu-cau-khan-truong-hoan-thien-cac-du-an-luat-dat-dai-nha-o-kinh-doanh-bat-dong-san-sua-doi-119260920101326422.htm
• Preliminary examination of the draft Land Law (amended), Committee on Economic and Financial Affairs, 29 September 2026 (People's Representative Newspaper): https://daibieunhandan.vn/tham-tra-so-bo-du-an-luat-dat-dai-sua-doi-va-du-an-luat-kinh-doanh-bat-dong-san-sua-doi-10432172.html
• Submission on the draft Land Law (amended) to the National Assembly on 22 October 2026 (Government Electronic Newspaper): https://baochinhphu.vn/thao-go-cac-diem-nghen-ve-the-che-giai-phong-nguon-luc-dat-dai-cho-phat-trien-kinh-te-xa-hoi-102261022091715919.htm
• Press Release No. 06, 2nd Session, 16th National Assembly (People's Representative Newspaper), 22 October 2026: https://daibieunhandan.vn/thong-cao-bao-chi-so-06-ky-hop-thu-2-quoc-hoi-khoa-xvi-10439539.html

This article is general information compiled from legal documents and publicly available drafts and does not replace legal advice. The content of the draft may change when the National Assembly adopts it. Updated on 23 October 2026.