Effective from 01/8/2024, Vietnam’s Land Law 2024 (No. 31/2024/QH15) officially took effect, replacing the Land Law 2013 after more than a decade. With 16 chapters and 260 articles, it directly affects the land use rights of every citizen and every business — from land use fees and titling procedures to state land recovery.
This article summarizes the 10 most important new points of the Land Law 2024 that citizens and businesses should know immediately.
1. Early effectiveness from 01/8/2024
Although originally expected to take effect on 01/01/2025, the Land Law 2024 was brought into force early on 01/8/2024 — together with the Housing Law 2023 and the Real Estate Business Law 2023. Every land transaction and procedure since August 2024 has been governed by the new law.
2. Abolition of the Government’s land price framework
Under the 2013 Law, the Government issued a land price framework every five years, capping provincial land price tables. In practice, the framework was far below market prices, creating a wide gap between “state prices” and actual transaction prices.
The Land Law 2024 completely abolishes the land price framework. Provincial People’s Committees now build land price tables based on valuation principles, methods and actual market movements — bringing state land prices closer to market levels.
3. Annual land price tables, first applied from 01/01/2026
Instead of being built every five years, land price tables are now built annually: the first table is published and applied from 01/01/2026 (Clause 3, Article 159), then adjusted each year. Tables built under the 2013 Law remain applicable until 31/12/2025 (Article 257).
4. Five land valuation methods codified in law
For the first time, five land valuation methods are stipulated directly in the law (Clause 5, Article 158): the comparison method, the income method, the residual method, the land price adjustment coefficient method, and other methods prescribed by the Government. Previously these existed only at decree level.
5. Expanded limits on individuals receiving transferred agricultural land
The new law raises the limits within which individuals may receive transferred agricultural land use rights compared to before, facilitating land consolidation for production. Specific limits by land type and region are analyzed in our in-depth article on agricultural land transfer limits.
6. Households are no longer “land users”
A technical but highly practical change: households are no longer recognized as land users. Members sharing land use rights within a household are named on the Certificate. This aims to end prolonged disputes when transferring or gifting household land without all members’ signatures.
7. Unified new name for “red books / pink books”
The Land Law 2024 unifies the title as: Certificate of land use rights and ownership of assets attached to land (the “Certificate”). Certificates issued under the old forms remain fully valid; holders are not required to exchange them.
8. New Chapter VIII on land fund development, management and exploitation
The law adds an entire chapter (Chapter VIII) on developing, managing and exploiting the land fund, centered on Land Fund Development Organizations — creating the legal corridor for building clean land funds for auctions and project bidding.
9. Land allocation and lease through auctions; bidding to select investors
The law details land allocation and land lease through land use right auctions (Chapter IX) and bidding to select land-using investors, tightening non-auction allocation and lease — making business access to land more transparent.
10. Combined multi-purpose land use permitted
Article 218 permits combined multi-purpose land use (e.g., agricultural land combined with eco-tourism, residential land combined with business), opening legal space for models such as farmstays — provided the primary land use purpose is unchanged and statutory conditions are met.
Frequently asked questions
Q: Are old red books / pink books still valid?
A: Yes. Certificates issued under the Land Law 2013 remain fully legally valid; the new law only unifies the title for newly issued Certificates and does not require re-issuance.
Q: Will the new land price tables increase land use fees?
A: Likely. With the framework abolished and annual tables tracking the market, table-based charges (land use fees, annual rents, taxes) tend to rise. Check your locality’s 2026 land price table.
Q: What about household land held under a common title?
A: Members sharing the rights are recognized individually; transfers or gifts require signatures of all right-holding members. Review your Certificate and the parcel’s legal status early.
Facing a land issue that needs legal review? Contact us for advice.
Prepared by the FLAW AI Legal Council. This content is pending QA Council review before submission for approval; it is for reference only and does not replace legal advice for your specific case.
