[UPDATING] — This article tracks an ongoing roadmap. Law No. 24/2026/QH16 amending the 2025 Investment Law was passed by the National Assembly (announced date: 24/8/2026) but is not yet in force as of 14/10/2026, and no guiding documents have been issued. The content below summarizes the confirmed new points from the law itself, with a roadmap for tracking upcoming guiding documents — no future rule is presented as current law.
What is Law 24/2026/QH16? (clarified upfront)
Law No. 24/2026/QH16 is the Law amending the 2025 Investment Law (Investment Law No. 143/2025/QH15) — not a law amending the Land Law, contrary to some inaccurate reports. Correctly identifying the parent law is the prerequisite for tracking the right guiding documents: the decrees guiding Law 24/2026 will implement the (amended) Investment Law, unrelated to the land sector.
Core change: cutting 62 conditional business sectors
The most significant change in Law 24/2026 is removing 62 sectors from the conditional business list, leaving 137 sectors. This is a major liberalization of the investment environment: dozens of sectors previously subject to business conditions (sub-licenses, certificates, capital requirements) will move to ordinary management once the law takes effect.
The Law also adds a new Appendix IV and bans trading in N2O gas (laughing gas) — these two items take effect earlier than the rest of the law (see effective dates below).
Do not confuse: the 62 sectors removed from the conditional business list (Law 24/2026) are different from the 62 conditional market-access sectors for foreign investors in Appendix I of Decree 96/2026/ND-CP. The two lists belong to two different legal frameworks.
Dual effective dates: 01/01/2027 and 01/3/2027
Law 24/2026 uses dual effective dates — enterprises must remember both:
- 01/01/2027: the new Appendix IV and the N2O trading ban take effect;
- 01/3/2027: the remainder of the law takes effect, including the cut of 62 conditional business sectors.
Until these dates, the current conditional business list continues to apply in full. Enterprises must not disregard existing business conditions on the grounds that the new law has cut them — a law not yet in force produces no legal effect.
Status of guiding documents: none yet, drafting assignments underway
As of 14/10/2026, no guiding document for Law 24/2026 has been issued. Under the Prime Minister’s assignment, the Ministry of Public Security is tasked with drafting the decree on visa services for foreign investors, and the Ministry of Health with drafting the decree on N2O gas. Decrees guiding the remaining contents are being prepared.
The guiding documents are expected in Q1/2027, in time for the law’s effectiveness. This article will be re-researched and updated as soon as the Government issues the guiding decrees — readers should return to check the latest version.
We provide no projected document numbers for guiding documents, because any number at this point would be speculation. Information on guiding documents will only be updated once officially issued.
What should enterprises prepare now?
Although the law is not yet effective and no guiding documents exist, enterprises can proactively prepare:
- Review current business lines: compare against the 62 sectors slated for removal — if yours is among them, prepare plans to adjust licenses and compliance procedures after 01/3/2027;
- Do not stop current compliance: continue meeting all existing business conditions until the law takes effect;
- Monitor guiding documents: especially the decrees being drafted by the Ministries of Public Security and Health, plus decrees guiding the sector-cut contents — implementation details (transition roadmap, handling of issued licenses) will sit in these documents;
- Plan for 01/01/2027: if operations involve N2O gas, prepare to discontinue trading this item before the effective date.
FAQs
Is Law 24/2026 in force?
Not yet (as of 14/10/2026). Dual effectiveness: 01/01/2027 (new Appendix IV + N2O trading ban) and 01/3/2027 (remainder).
Are there guiding decrees for Law 24/2026 yet?
No. The Prime Minister has only assigned the Ministries of Public Security and Health to draft certain decrees; issuance is expected in Q1/2027.
Is Law 24/2026 a law amending the Land Law?
No. It amends the 2025 Investment Law.
Applicable legal sources
- Law No. 24/2026/QH16 amending Investment Law No. 143/2025/QH15 — passed 24/8/2026 (per announced information); effective 01/01/2027 (new Appendix IV, N2O trading ban) and 01/3/2027 (remainder). No guiding documents as of 14/10/2026.
Need to review your investment plan under the new 2026 legal framework? Reach us via the Contact page of FLAT Law Firm.
The legal content of this article was reviewed by the FLAW AI Legal Council of FLAT and submitted to the owner for approval; it is not the opinion of a human lawyer and does not replace legal advice for specific cases.
For reference only; not legal advice.