New Land Certificate Process from July 2025 in Vietnam

The new Land Certificate issuance process undergoes significant changes under the 2024 Land Law and its guiding documents. These changes affect the application dossier, procedures, processing times, and the responsibilities of state agencies. This guide details the step-by-step process for obtaining a Land Certificate from July 1, 2025, helping individuals and businesses navigate the legal requirements, mitigate risks, and save time.

Key Changes in First-Time Land Certificate Issuance from July 1, 2025

Expanded Authority of Commune-Level People’s Committees

Pursuant to Clause 1, Article 5 of Decree 151/2025/ND-CP, which decentralizes authority, the Commune-Level People’s Committee (Commune PC) is now authorized to issue the Certificate of Land Use Rights and Ownership of Assets Attached to Land to:

• Domestic individuals and Vietnamese citizens residing abroad.
• Residential communities.

This authority was previously held by the District-Level People’s Committee.

Reduced Processing Time

Previously, under Clause 1, Article 22 of Decree 101/2024/ND-CP, the initial land registration took no more than 20 working days, and the issuance of the Land Certificate took no more than 3 working days.

However, Annex I of Decree 151/2025/ND-CP reduces the time for initial land and asset registration to no more than 17 working days, while the certificate issuance time remains at 3 working days.

Flexible Dossier Submission Location

According to Clause 1, Article 18 of Decree 151/2025/ND-CP, applicants can submit their dossiers at any designated “One-Stop Shop” within the same province or city, regardless of the district where the land is located. This applies to various entities, including individuals, communities, domestic and foreign organizations, and in cases of land area redetermination or transfers of rights.

Accepting agencies include:

• The provincial-level “One-Stop Shop” department.
• The Land Registration Office.
• The Branch of the Land Registration Office.

Elimination of Commune-Level Verification Step

Clause 4, Article 18 of Decree 151/2025/ND-CP eliminates the requirement for the Commune PC to separately confirm that the land is “dispute-free and conforms to planning” for cases specified in Articles 137, 138, 139, and 140 of the 2024 Land Law.

This information will now be automatically verified against the national land database. This change streamlines the administrative process, reducing redundancy for both the Commune PC and citizens.

New Land Certificate Form with QR Code

As per Article 29 of Circular 10/2024/TT-BTNMT, from January 1, 2025, all new certificates must use a new form.

• The new Land Certificate (also known as the “Red Book”) will be a single A4-sized sheet (210 mm x 297 mm) with a lotus-pink color and a traditional bronze drum pattern.
• It will feature the national emblem, a serial number, a QR code linking to the national database, and other key details.
• Old certificate forms under Circular 23/2014/TT-BTNMT are only valid for use until December 31, 2024.

The Land Certificate Issuance Process from July 1, 2025

Effective July 1, 2025, the procedure for issuing a Certificate of Land Use Rights and Ownership of Housing and Other Assets Attached to Land follows a new protocol.

1. Dossier Preparation

The required documents vary by case.

Case 1: Renewal of an existing Certificate

• Application for registration of changes to land and assets (Form No. 18 of Decree 151/2025/ND-CP).
• The original issued Land Certificate.
• A cadastral map extract is required in specific situations, such as changes in parcel dimensions, requests to update certificates issued before August 1, 2024, or damaged certificates.

Case 2: Re-issuance due to loss

• Application for registration of changes to land and assets (Form No. 18 of Decree 151/2025/ND-CP).
• A cadastral map extract if the user needs to redetermine the parcel’s dimensions and area.

Case 3: Issuance for land donated to the State, community, or for public roads

• For certificated land: A written land donation document and the original Land Certificate submitted to the Commune PC.
• For uncertificated land: A written land donation document submitted to the Commune PC.

Case 4: Issuance for transferees in real estate projects

• A document confirming the property has been commissioned for use.
• Application for registration of changes (Form No. 18) completed by the transferee.
• Transfer contract.
• Handover record of the land/property.
• The original Land Certificate issued to the project developer.
• Proof of financial obligation fulfillment if planning adjustments occurred.

Case 5: Issuance for past transfers without formal procedure

• Application for registration of changes (Form No. 18).
• The original transfer contract or document.
• If no formal contract exists, submit the application, the original Land Certificate, and a transfer paper signed by both parties.

2. Dossier Submission

Applicants can submit their dossier via:

• In-person: At the One-Stop Shop, Land Registration Office, its branch, or the Commune PC (for households and individuals).
• Postal Service: By registered mail.
• Online: Through the National Public Service Portal.

The receiving agency checks the dossier’s completeness. If complete, a receipt with a return date is issued. If incomplete, a request for supplementation is provided.

3. Appraisal & Measurement

The Land Registration Office (LRO) will:

• Verify the land’s origin and boundaries using the land database.
• Conduct supplementary measurements if information is incomplete.
• Send a Land Information Transfer Slip to the tax authority to determine financial obligations.
• For renewals, the LRO verifies the current status on-site.
• For re-issuance due to loss, the LRO checks for any registered transactions (transfers, mortgages).
• For project transfers, the LRO updates the cadastral records and land database.

4. Financial Obligations

The applicant receives a payment notice from the tax authority. Payment can be made at the State Treasury, a designated bank, the tax office, or online through the National Public Service Portal.

5. Certificate Signing and Result Delivery

The Land Registration Office will:

• Issue the new Land Certificate.
• Confirm changes on existing certificates (if no new financial obligations arise).
• Hand over the Land Certificate to the applicant directly or through the receiving agency (One-Stop Shop).
• Update the cadastral records and the national land database.

Estimated Fees, Taxes, and Costs

Applicants may be liable for several costs when applying for a Land Certificate.

• Land Use Fee: Calculated as: Land Use Fee = Billable Land Area × Land Price The land price is determined by the Provincial People’s Committee’s official land price table or through auction results.
• Land Rent:
  • Annual Payment: Annual Rent = Billable Area × Annual Rental Rate
  • One-time Payment: One-time Rent = Billable Area × One-time Rental Rate
• Registration Fee: Calculated as: Registration Fee = Price for Fee Calculation × Fee Rate (0.5%) The price is based on the official land price table issued by the Provincial People’s Committee.
• Dossier Appraisal Fee: This fee is not fixed. Each locality sets its own rate based on the parcel’s size, dossier complexity, and local conditions, as stipulated in Circular 85/2019/TT-BTC.
• Certificate Issuance Fee: Varies by locality and applicant type (organization vs. individual). Rates are higher in urban centers.
• Personal Income Tax (PIT): Applicable upon transfer of land use rights, PIT is calculated as: PIT = Transfer Price × Tax Rate (2%) Certain cases are exempt from PIT, such as transfers between close relatives.

Practical Considerations After the New Law Takes Effect

Mortgaged Land Can Still Receive a Certificate

Under Decree 151/2025/ND-CP, a Land Certificate can be issued for a mortgaged land parcel if the mortgage-holding bank provides a written letter of consent for the transfer or donation. The new certificate will be issued with the mortgage registered, and the handover involves a three-party process: the Land Registration Office, the landowner, and the bank.

Administrative Merger: Old Records Remain Valid

Pursuant to the 2024 Land Law and Resolution 190/2025/QH15, when administrative boundaries change (e.g., provincial merger), existing land documents remain legally valid until their expiration. Citizens are not required to exchange their old Land Certificate for a new one. The land information will be updated in the database, and changes can be recorded on the existing certificate upon request.

Old Certificates (pre-2025) Remain Legal

Clause 3, Article 256 of the 2024 Land Law confirms that all types of land and property ownership certificates issued before August 1, 2024, retain their full legal validity. A new Land Certificate is not mandatory unless the owner needs to update information or conduct a new transaction.

Online Progress Tracking

Applicants can track their dossier status in real-time by entering the application code on the national administrative procedure portal or through provincial mobile apps like eLand, DNAILIS, and others.

Consulting and Authorization Services for Land Certificate Procedures

Long Phan Consulting provides expert legal services and authorized representation for the issuance of the Certificate of Land Use Rights and Ownership of Assets Attached to Land (Land Certificate).

• Comprehensive Dossier Support: We provide consultation on eligibility, required documents, and procedural steps. Our team drafts and prepares a complete, compliant dossier for first-time issuance, renewal, or re-issuance of the Land Certificate.
• Government Agency Representation: We act as the client’s official representative, working directly with the Land Registration Office and other relevant state authorities to submit the dossier and manage all required communications.
• Process Management and Follow-Up: Our service includes actively monitoring the application’s progress, providing clients with real-time updates, and receiving the final Land Certificate on their behalf. We also assist with complex cases involving inheritance, gifts, land disputes, or mortgaged property.

Frequently Asked Questions (From July 1, 2025)

How has the processing time changed between Decree 101/2024 and Decree 151/2025?

The land registration time is reduced from a maximum of 20 working days to 17 working days. The time for issuing the Land Certificate remains 3 working days.

Is it mandatory to submit the dossier in the district where the land is located?

No. Pursuant to Clause 1, Article 18 of Decree 151/2025/ND-CP, citizens can submit their dossier at any One-Stop Shop or Land Registration Office within the same province/city.

Is a separate confirmation of planning compliance and dispute-free status required?

No. Under Clause 4, Article 18 of Decree 151/2025/ND-CP, the Commune PC no longer needs to provide this separate confirmation for specific cases under the 2024 Land Law, as the information is verified via the land database.

Which agency sets the price for calculating the registration fee?

The Provincial People’s Committee sets the land prices in its official Land Price Table, which is the basis for calculating the registration fee for houses and land.

Conclusion

The procedure for obtaining a Land Certificate is complex and requires a thorough understanding of the law to avoid errors and delays. Engaging a professional legal service like Long Phan Consulting can streamline the process, mitigate risks, and ensure a legally compliant outcome. For tailored solutions, please contact Long Phan Consulting at hotline 1900 636 389.