Online Land Registration Guide 2025

Online land registration, effective from July 1, 2025, under Government Decree 151/2025/NĐ-CP dated June 12, 2025, marks a significant digital transformation in land administration procedures. This Decree details the electronic registration process, replacing traditional methods to reduce travel time and costs for citizens. This analysis by Long Phan Consulting Company details the first-time online land registration process for households, individuals, residential communities, and overseas Vietnamese.

Cases Requiring First-Time Land Registration

First-time land registration is an administrative procedure to legally establish land ownership and use rights. Under Article 132, Clause 1 of the Land Law 2024, the following cases require this registration:

• Land parcels currently in use but not yet registered.
• Land parcels allocated or leased by the State for use.
• Land parcels assigned for management but not yet registered.
• Land-attached assets requiring registration simultaneously with the land in the cases above.

Individuals and entities in these situations must perform first-time land registration. This is both a legal obligation and a practical right, ensuring legal protection and facilitating transactions.

Dossier for Online Land Registration

The dossier for online land registration, specified in Sub-item I.1, Section B, Part V, Appendix I of Decree 151/2025/NĐ-CP, includes the following documents:

• An application for registration of land and land-attached assets (using Form No. 15 issued with Decree 151/2025/NĐ-CP).
• Documents proving legal land use rights as per Article 137, Clause 1 and 5 of Article 148, and Clause 1 and 5 of Article 149 of the Land Law 2024.
• A diagram of the house or construction work (if applicable).
• Documents regarding the transfer of land use rights and the Certificate issued for the increased area (if applicable).
• Documents regarding the inheritance of land use rights.
• Documents on land allocation without proper authority or papers on the purchase, liquidation, pricing, or distribution of housing and construction works under Article 140 of the Land Law 2024 (if applicable).
• Documents related to administrative penalties for land-related violations (if applicable).
• A contract, written agreement, or court decision establishing rights to an adjacent land parcel, with a diagram showing the location and dimensions of the area subject to limited use rights (for registration of rights over an adjacent parcel).
• A document identifying all members with common land use rights for a household currently using land.
• An extract of the cadastral map of the land parcel (if available).
• Construction design documents appraised by a specialized construction agency or a document approving the results of the commissioning test.
• A decision on administrative penalties for land violations; proof of fine payment.
• Documents proving fulfillment of financial obligations; papers related to exemption or reduction of financial obligations for land and land-attached assets (if applicable).
• Documents on the transfer of land use rights and ownership of land-attached assets signed by both the transferor and transferee.
• A confirmation from the district-level construction management agency issued before July 1, 2025, that the house or construction work meets existence conditions under construction law, for cases requiring a construction permit as per Clause 3 of Article 148 and Clause 3 of Article 149 of the Land Law 2024 (if applicable).
• A written agreement on the joint issuance of one Certificate for cases of multiple co-users or co-owners.
• A power of attorney for the person carrying out the procedure if acting through a representative under civil law.

A valid electronic identification account (VNeID) or digital signature is mandatory for online land registration.

Guideline for Online Land Registration

The online land registration process is streamlined into three main phases as per Sub-item II, Section C, Part V of Decree 151/2025/NĐ-CP.

Implementation Procedures

Phase 1: Dossier Submission on the National Public Service Portal

• Access the National Public Service Portal and log in using your VNeID account or an account issued by the portal.

• Search for the keyword “đăng ký đất đai” (land registration).

• Select the online public service: “First-time registration of land, land-attached assets, and issuance of Certificate of Land Use Rights and Ownership of Land-Attached Assets for households, individuals, residential communities, and overseas Vietnamese.” Choose the relevant commune or provincial level.

• Select the specific case: First-time registration, First-time Certificate issuance, or both.
• Complete the personal information form and upload the corresponding dossier files. The system automatically checks for completeness and file format.

• Fulfill fee and charge obligations via the online payment system. Upon successful submission, a dossier code is issued for tracking.

Phase 2: Dossier Reception and Processing

• The receiving agency verifies the dossier’s completeness and issues an electronic receipt. Confirmation is sent via email or the public service portal. Incomplete dossiers are returned with a request for supplementation.
• The receiving agency forwards the electronic dossier to the commune-level People’s Committee where the land is located.
• The commune-level People’s Committee extracts the cadastral map, verifies the current land use status, checks for disputes, and confirms stable land use.
• The verification results are publicly posted at the commune-level People’s Committee office and in the residential area for 15 days, using Form No. 17 of Decree 151/2025/NĐ-CP.

Phase 3: Returning Results

The results are delivered electronically. Two scenarios typically occur:

• If the applicant is ineligible or does not request a Certificate, the competent authority issues a Notice of Land Registration Result Confirmation (Form No. 16 of Decree 151/2025/NĐ-CP).
• If eligible and a Certificate is requested, the authority sends a Request for Information to Determine Financial Obligations (Form No. 19 of Decree 151/2025/NĐ-CP) to the tax agency.

After the tax agency confirms the fulfillment or deferral of financial obligations, the Chairman of the commune-level People’s Committee issues the Certificate of Land Use Rights and Ownership of Land-Attached Assets. The Certificate is then transferred to the receiving agency to be delivered to the applicant.

Processing Time

As stipulated in Sub-item II.1, Section A, Part V, Appendix I of Decree 151/2025/NĐ-CP, effective from July 1, 2025, the processing times are:

• First-time registration of land and land-attached assets: Not exceeding 17 working days.
• First-time issuance of the Certificate: Not exceeding 03 working days.

The total processing time for the combined online land registration and Certificate issuance is not to exceed 20 working days. For communes in mountainous areas, islands, remote regions, or areas with difficult socio-economic conditions, the processing time is extended by 10 working days.

Online Land Registration Services by Long Phan Consulting Company

Long Phan Consulting Company provides comprehensive, professional services to support the online land registration process. Our legal experts possess deep experience in land procedures and understand the latest regulations. Our services include:

• Consulting on the preparation of necessary documents.
• Verifying dossier completeness and validity before online submission.
• Acting as an authorized representative to submit the dossier, monitor progress, provide updates, and receive the final results.
• Representing clients in working with authorities to resolve any issues.
• Providing legal advice on land use rights and attached assets throughout the procedure.

This service is ideal for clients who are geographically distant, have busy schedules, or are unfamiliar with electronic systems. Long Phan Consulting Company guarantees information confidentiality and offers transparent, competitive service fees.

Frequently Asked Questions about Online Land Registration

What are the file format and size requirements for documents uploaded to the Public Service Portal?

Current law does not specify a universal format. Requirements are based on the technical standards of the specific National or Provincial Public Service Portal. Typically, files should be in PDF format with a maximum size of 25MB.

What are the main fees and charges for first-time land registration?

Key financial obligations include:

• Registration fee (0.5% of the land value) per Article 8 of Decree 10/2022/NĐ-CP.
• Certificate issuance fee.
• Dossier appraisal fee. The latter two are determined by local authorities based on the land parcel’s size, complexity, use purpose, and local conditions, as per Article 5 of Circular 85/2019/TT-BTC (amended by Circular 106/2021/TT-BTC).

What is the purpose of the 15-day public posting at the commune level, and what happens if there is a complaint?

This is a mandatory procedure under Decree 151/2025/NĐ-CP. Its purpose is to allow community oversight to verify the land’s origin and use status, preventing disputes. If a complaint is filed during this period, the commune-level People’s Committee is responsible for investigating, verifying, and mediating according to the law.

What should I do if I find an error after submitting my dossier online?

Contact the receiving agency immediately via their support channels (hotline, email). Depending on the processing stage, they may instruct you to submit a supplementary document, correct the information online, or take other necessary steps to amend the dossier.

Are there specific procedures or document requirements for overseas Vietnamese?

The process is fundamentally similar. However, according to Clause 6 of Article 4 and Clause 1 of Article 44 of the Land Law 2024, overseas Vietnamese must provide additional valid documents to prove their Vietnamese origin and their eligibility to own housing attached to land use rights in Vietnam.

Conclusion

The shift to online land registration from July 1, 2025, offers significant benefits, reducing time and costs while improving access to public services. If you have any questions regarding the online land registration procedure, contact Long Phan Consulting Company’s hotline at 1900 636389 for detailed advice from our experts.

>>> See more at: Online Land Registration Changes: A Guide