Resolution No. 21-NQ/TW dated July 28, 2026, the third Conference of the 14th Party Central Committee on viewpoints and orientations for amending the Land Law and related laws, set out many new orientations in the management and exploitation of land resources.
According to Savills Vietnam, Resolution 21-NQ/TW sets out orientations for innovating the land valuation mechanism based on data, scientific methods, publicity and transparency. At the same time, land data will be strengthened to connect with relevant databases to limit manipulation and the formation of virtual prices.
The Resolution also orients to minimize land subdivision and sale in urban areas, especially in large cities; improve policies to limit speculation and encourage land to be put into effective use.
Ms. Do Thi Thu Giang - National Director of Consulting Department, Savills Vietnam - said that the inadequacies in the land valuation and financial mechanism are one of the bottlenecks in the process of implementing land law in the past time.
The determination of specific land prices in some cases still lacks a complete and transparent database, which may lead to a difference between the actual value and the price formed in the market, and at the same time create financial pressure on investors.
According to Ms. Giang, one of the important factors is to clearly define the role between the Central Government and localities. In which, the Central Government builds framework criteria, principles, methods and mechanisms for inspection and supervision; localities decide land prices based on conditions and actual data.
Land price decisions need to be based on scientific methods and data systems capable of connecting fields such as tax, notarization and banking. When market data is more complete and transparent, the possibility of manipulation or formation of virtual prices will also be limited" - Ms. Giang said.
In addition to the pricing mechanism, land financial policies need to aim to harmonize the interests between the State, land users and investors. Financial and tax tools, if designed appropriately, can contribute to limiting the situation of abandoned or slow-use land, and at the same time encourage more efficient exploitation of land resources.
Ms. Giang said that the orientations of Resolution 21-NQ/TW can promote the market in a more transparent and effective direction, in which the value of real estate is increasingly associated with the ability to exploit and use it in practice.
Three notable factors include limiting land subdivision and sale in large cities; increasing costs for holding land that is not put into use; increasing transparency of land prices and transactions through connection of land data, planning, taxes, banking, notarization and real estate.
According to Ms. Giang, this does not mean that land subdivision, land sale or holding land waiting for price increase will disappear, but the room for this model may gradually narrow as holding costs increase and market information becomes more transparent.
In the long term, the value will increasingly lie in the ability to develop and exploit land effectively, instead of just holding assets and expecting price increases. This can promote the market to shift to projects that create products, cash flow and real-world value" - Ms. Giang said.
If implemented synchronously, building a unified land data system along with transparent pricing mechanisms and speculation-restricting policies can create a foundation for a more professional real estate market, in which asset development and exploitation capacity becomes an increasingly important factor.
Agreeing on the impact of Resolution 21-NQ/TW, Mr. Long Phan - CEO of AFA Group - said that this is a particularly important orientation document for the Vietnamese real estate market in the coming period.
According to Mr. Long Phan, the most important point of the resolution is the fundamental shift from administrative management thinking on land to land resource management. This is considered a fundamental change in building policies and laws, aiming to unlock development resources, ensure social justice and meet the requirements of sustainable development of the country in the new period.
