The Ho Chi Minh City Department of Agriculture and Environment has just issued a notice on cases where projects do not meet the requirements for being included in the list of land plots expected to implement pilot projects according to Resolution 171 dated November 30, 2025 of the National Assembly. Specifically, there are 33 land plots with a total area of more than 489 ha that do not meet the conditions.
Long Son commune alone has 12 projects, with a total area of nearly 343 hectares. Here, a series of businesses with large land funds such as Century Real Estate, Thien Hanh, Everland or International Los Angeles all have projects that do not meet requirements due to not completing legal documents or still having problems related to planning.
In inner-city areas, some smaller-scale land plots are also not eligible because they are in the process of inspection or have not completed legal procedures. Specifically, Gia Dinh Textile and Garment has 4 land plots in Tan Phu and Phu Thanh, Saigon Forestry Products has 2 land plots in Phu Thuan and Phu Lam, while Saigon Forestry has the Forimex Tan Tao project in Binh Tan, or the Mercury Residences project in Ben Nghe area (District 1 before)... are all removed from the list.
According to the Department of Agriculture and Environment, the main reason for the removal of the above land plots is legal obstacles. Many projects have not completed land procedures, are not in accordance with planning or are in the process of inspection and review. Some cases are related to financial obligations, assets are distrained or there are not enough dossiers for functional agencies to appraise, so they are not included in the list.
Among the projects disqualified, the largest scale belongs to Bac Phuoc Kien Residential Area with an area of more than 91 hectares in Nha Be commune of Quoc Cuong Gia Lai JSC. This project needs to be reviewed due to 301 land use right certificates, 21 notarized contracts and 147 compensation agreements for land plots belonging to the project being distrained under the distraint order of the Investigation Police Agency of the Ministry of Public Security to carry out compensation obligations in the judgment dated December 3, 2024 of the High People's Court in Ho Chi Minh City and the judgment dated April 11, 2024 of the People's Court of Ho Chi Minh City. These are two judgments of two levels of court in the case occurring at Van Thinh Phat Group.
The project was once transferred by Quoc Cuong Gia Lai to Sunny Island in the 2016-2017 period. According to the agreement, Sunny Island will pay a total of 4,800 billion VND according to the schedule to receive land use rights. However, after disbursing 2,880 billion VND, the partner stopped transferring money, causing transactions to be stalled. The case was later identified to be related to Ms. Truong My Lan and Van Thinh Phat Group.
According to Quoc Cuong Gia Lai's latest financial report, in the third quarter of 2025, this company paid an additional 800 billion VND to Sunny Island Investment JSC - the transferee of the Bac Phuoc Kien project (Nha Be) and in the fourth quarter of 2025 continued to spend an additional 200 billion VND. Thus, the total amount that Quoc Cuong Gia Lai has paid to this partner from the beginning of 2025 to date is 1,100 billion VND, reducing the balance to be paid back by about 1,780 billion VND.
Ho Chi Minh City currently has 182 areas included in the list of pilot projects, with a total area of nearly 14.2 million m2, supplementing the housing supply for the market. The city is continuing to review eligible land areas to add to the pilot list, thereby creating more legal basis for businesses to implement commercial housing projects, contributing to removing obstacles in land funds and increasing supply for the market.
