In the previous article, Lao Dong Newspaper reported that, despite warnings from authorities and the press, in some real estate projects in Bac Ninh, there is still illegal capital mobilization in the form of brokerage platforms inviting people to "reserve deposits, reserve seats", "voluntarily register", "borrowing contracts" when the project does not meet business and transfer conditions.
Continuing to research, we noted that the above situation has caused many negative consequences for the local socio-economic situation.
Unusual things in the SingGarden project
The SingGarden Urban Area Project, Tu Son Ward, Bac Ninh Province is invested by Singland Real Estate Investment Joint Stock Company. This project was once promoted as a new model urban area of Bac Ninh province with a strategic location and green planning.
However, in a complaint to Lao Dong Newspaper, dozens of people who bought houses in the project said that up to now, after nearly 10 years of buying a house, they have not yet received a land use right certificate (red book).
At the project, many households have moved in. In front of the adjacent villas, they hung a series of banners demanding that the investor return the red book.
Ms. Nguyen Thi Huong (69 years old, from Hung Yen) said that through a brokerage, in 2019, she went to the SingGarden project to buy a house. For the 3.5-storey townhouse, with an area of 112m2, Ms. Huong has paid 95% of the purchase contract value according to regulations.
However, after many promises from the investor, Ms. Huong has not yet received a red book.
Too upset, Ms. Huong reported directly and sent a petition to the authorities of Bac Ninh province. Not receiving a red book after many years of buying a house has caused Ms. Huong's family many inconveniences.
She cannot directly buy electricity from EVN but must buy electricity indirectly at business prices. Unable to transfer the shipment to Bac Ninh, her family's documents still had to be returned to Hung Yen for confirmation.
Similarly, Mr. Hoang Van Manh (43 years old) said that in 2018, seeing the project being advertised heavily, he researched to buy. Mr. Manh's adjacent villa of 215m22, with a contract price of more than 2.24 billion VND, Mr. Manh has paid the investor 95% of the villa value to the investor, just waiting to receive a red book to pay the remaining 5%.
"At first, I signed a capital contribution contract with the investor, then switched to a house sale and purchase contract for future purposes. But waiting until 2021, the investor still did not build the house but turned to propose to return to me 3 million VND/m2 so I could build the house myself. Although I built it myself, the investor forced me to hire a contractor they designated. Due to the urgent need for housing, I agreed, the construction cost was nearly 1 billion VND" - Mr. Manh added.
In 2022, Mr. Manh heard that many families in the project had received a request for seizure from the bank, saying that the entire project had been mortgaged by the investor. Too worried, he contacted the investor and knew the information was correct.
Not only Ms. Huong or Mr. Manh, hundreds of people who have bought houses in SingGarden are suffering the same fate.
Continuing to verify and investigate, we determined that there were many abnormalities in the transactions of buying and selling villas in this project.
Specifically, according to documents provided by the people, from 2017 to 2018, the people signed a loan contract with the investor, followed by a land use rights transfer contract and a housing use right.
However, according to the document of the Department of Construction of Bac Ninh province responding to Lao Dong Newspaper, it was not until January 16, 2019 that Singland Real Estate Investment Joint Stock Company was approved by the People's Committee of Bac Ninh province as the investor in the above project.
Up to now, Singland Real Estate Joint Stock Company has not yet issued a document requesting the Department of Construction to notify that it is eligible to mobilize capital to develop housing in the project. Therefore, up to now, the Department of Construction has not issued any document confirming that the project is eligible for capital mobilization.
Thus, the above project has shown signs of real estate business when it is not qualified, posing many potential risks to participants and the risk of disputes between people - investors, affecting the security and order situation in the locality.
" Model urban area" is notorious for problems with granting red books
The My Do Vista City project is invested by Hanoi Investment and Trading Joint Stock Company. This project has a scale of more than 10 hectares, located in Da Mai ward, Bac Ninh province.
It was also promoted as a model urban area, but recently, many customers buying land at the project have fallen into the situation of "having land but not being able to build a house", because the land has no electricity or water.
Not only problems with infrastructure, many other people who buy land in the My Do new urban area project have also fallen into a situation where they have paid almost all of the land lot value, and there are even cases where the investor has signed a transfer contract but has not yet been granted a land use right certificate.
As in the case of Ms. Huong (Bac Giang ward, Bac Ninh province), she said that since 2022, she has deposited more than 2.5 billion VND to buy a plot of land in the above project but has not yet received a red book, despite repeated contact and urging the investor.
Ms. Huong said that recently, she was also informed that the area she bought was required to build a rough house before being transferred. This was not included in the contract signed with the investor, so the family was even more worried.
According to the investigation, Ms. Huong's land plot is subject to rough construction according to Decision No. 1420 dated December 21, 2023 of the People's Committee of Bac Giang province (old).
However, before the locality issued Decision 1420, the investor signed a contract to transfer the above land plot to Ms. H., even though at that time this area was not eligible for transfer according to regulations.
Many cases of buying land in the above project are also in the same situation as Ms. H.
In response to the people's reflection, the People's Committee of Bac Ninh province had to organize a working session with departments, branches, investors and people to handle and resolve problems.
However, up to now, the project still has 26 plots of land that have not been granted red books, causing many consequences for buyers.
* The character's name in the article has been changed.
Fraud through capital contribution contracts to implement real estate projects
In November 2025, Bac Ninh Provincial Police initiated a case, prosecuted the accused, and temporarily detained the Director and accountant of Hien Khiem Investment and Construction Limited Liability Company ( Vo Cuong Ward, Bac Ninh Province) for the act of "Fraudulent appropriation of property".
Accordingly, although not the investor of residential area No. 1 project (Hap Linh ward, Bac Ninh province), and not assigned tasks related to the implementation of the above project by the state agency, the Company has signed contracts with 56 customers to contribute capital, collecting nearly 130 billion VND, and committed to hand over land within 36 months.
After receiving the money, the subjects did not comply with the commitment, appropriating the collected money. Currently, the authorities continue to investigate and clarify the incident.
