Pursuant to the new regulations, the land price list promulgated under the 2013 Land Law shall officially cease to be effective as of January 1, 2026. Instead, the land price list shall be formulated in accordance with the 2024 Land Law, prepared by the provincial-level People’s Committee and submitted to the People’s Council of the same level for approval, to be applied on an annual basis.

I. Legal basis

• The 2024 Land Law
• The 2013 Land Law

II. New policy on land use levy upon conversion from agricultural land to residential land

Pursuant to the regulations effective as of January 1, 2026, land users are required to pay only 30% of the difference between the residential land price and the agricultural land price for the area within the prescribed land-use quota. For the area exceeding the quota but not exceeding one additional quota, the payable amount is 50% of such difference. Any area exceeding this level shall continue to be subject to a 100% levy on the difference.

This policy applies to cases involving garden or pond land located within the same land parcel as residential housing; land originating as garden or pond land attached to residential land but subsequently subdivided; or land parcels formed prior to July 1, 2014.

The significant reduction in land use levy is expected to help alleviate financial pressure on land users, particularly in rural and peri-urban areas, where land-use purpose conversion activities occur frequently.

III. Policy on of agricultural land use tax exemption for an additional five years, from January 1, 2026 to the end of 2030

Entities eligible for the tax exemption include households, individuals, and organizations that directly use land for agricultural production. In cases where land is allocated but not directly used for production and instead leased to others, full tax obligations must still be fulfilled in accordance with the law.

According to the Ministry of Finance, the extension of the tax exemption period aims to encourage land accumulation and consolidation, facilitate the development of large-scale agricultural production, and promote the restructuring of the agricultural sector toward a modern and sustainable orientation.

IV. The land price list to be applied for the first time as of January 1, 2026 in Ho Chi Minh City

With respect to the pricing scheme, Ho Chi Minh City is divided into areas based on pre-merger administrative boundaries in order to ensure continuity and alignment with the development characteristics and prevailing price levels of each locality.

Specifically, with respect to residential land, Area I (the former Ho Chi Minh City area) records the highest price of VND 687.2 million per square meter on Dong Khoi, Nguyen Hue, and Le Loi streets (with Sai Gon Ward and Ben Thanh Ward), which is equal to the current price level prescribed under Decision No. 79/2024 of the Ho Chi Minh City People’s Committee. The lowest price in this area is VND 2.3 million per square meter, applicable to the Thieng Lieng residential area (Thanh An island commune).

In Area II (the Binh Duong area), the highest residential land price is VND 89.6 million per square meter on Yersin and Bach Dang streets, while the lowest price is VND 1.3 million per square meter on ĐH.722 Road and the Minh Tan – Long Hoa route.

In Area III (the Ba Ria – Vung Tau area), the highest residential land price is nearly VND 150 million per square meter on Thuy Van Street, while the lowest price is just over VND 1.8 million per square meter on other traffic routes managed by the commune, with widths ranging from 4 meters to under 6 meters.

With respect to commercial and service land, Area I records the highest price of VND 563.6 million per square meter on Đong Khoi, Nguyen Hue, and Le Loi streets, and the lowest price of VND 1.6 million per square meter. In Area II, the highest price is VND 53.8 million per square meter, while the lowest price is VND 0.5 million per square meter. In Area III, the highest price exceeds VND 89 million per square meter on Thuy Van Street, and the lowest price exceeds VND 0.7 million per square meter.

Production and business land prices in Area I, the highest price exceeds VND 481 million per square meter; in Area II, the highest price is VND 44.8 million per square meter; and in Area III, the highest price is nearly VND 75 million per square meter. The lowest prices across the areas range from just over VND 0.44 million to VND 1.9 million per square meter.

With respect to agricultural land, the land price list is divided into four areas. The price of land for annual crop cultivation in Area I reaches a maximum of VND 1.2 million per square meter and a minimum of VND 770,000 per square meter; in Area II, the maximum price is VND 1 million per square meter; in Area III, the maximum price is VND 700,000 per square meter; and in Area IV, the maximum price is VND 480,000 per square meter. The price of land for perennial crop cultivation is also determined by area, with the highest level at VND 1.44 million per square meter in Area I and the lowest at VND 370,000 per square meter in Area IV.

V. Conclusion

The promulgation and application of the new land price list as of January 1, 2026 pursuant to the 2024 Land Law mark an important transition in the State’s land management and valuation mechanism toward closer alignment with market prices, while ensuring publicity, transparency, and consistency in the application of the law. The land price list, which is formulated and adjusted on an annual basis, not only serves as the basis for calculating land use levies, land rents, taxes, and other land-related financial obligations, but also helps address long-standing shortcomings in the application of land price lists under the 2013 Land Law.

In addition, the new policies on reducing land use levies upon conversion of land-use purpose from agricultural land to residential land, together with the extension of the agricultural land use tax exemption through the end of 2030, clearly reflect the State’s orientation toward supporting the people, encouraging efficient land use, promoting land consolidation, and fostering the development of agriculture in a modern and sustainable manner. These adjustments are expected to help ease financial pressure on land users, particularly in rural and peri-urban areas, while also creating momentum for the process of urbanization and infrastructure development.

With respect to Ho Chi Minh City, the formulation of a land price list to be applied for the first time across the entire locality, with classifications by specific areas and land-use categories, not only ensures continuity and suitability to the development conditions of each area but also establishes a clear legal basis for state management, real estate investment and business activities, as well as compensation and land clearance. In the context where the new regulations have far-reaching impacts on the rights and obligations of land users, relevant organizations and individuals are required to proactively update themselves and thoroughly study the prevailing legal policies in order to timely adjust their land-use, investment, and financial plans, thereby safeguarding their lawful rights and minimizing potential legal risks.

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