Provincial Land Valuation Legal Procedures

Q: What land valuation methods does the law regulate?

The land valuation methods include: • Comparative method: Adjusting the price of comparable land plots (similar purpose, attributes) that were transferred on the market or successfully auctioned (where financial obligations were completed). • Income method: Dividing the average net annual income from the land by the average 12-month savings interest rate (for VND) at state-commercial banks (holding >50% state capital) in the province, calculated over 03 consecutive years. • Residual method: Calculated by subtracting the estimated total development costs from the estimated total development revenue of the land, based on the highest and best use (per approved zoning). • Coefficient method: Calculated by multiplying the price in the land price list by the land price adjustment coefficient (K). The coefficient is determined by comparing list prices to market prices. Legal Basis: Clause 5, Article 158, 2024 Land Law.

Q: What are the bases for land valuation?

The bases for land valuation include: • The land use purpose being valued. • The land use term. (This basis is not used for specific agricultural land types). • Input information for the land valuation methods. • Other factors affecting the land price. • Relevant legal regulations at the time of valuation. Legal Basis: Clause 2, Article 158, 2024 Land Law.

Dương Thị Kim Ngân
November 5, 2025 2:44 pm
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Provincial land valuation under the provincial People’s Committee Chairman’s authority is a critical state management function. This process ensures specific land price determination is objective, transparent, and compliant with legal regulations. This article details the specific regulations governing the provincial land valuation procedure.

Entities Performing the Administrative Procedure

Per Clause 2.5, Sub-item 2, Section II.A, Part II, Appendix of Decision 3969/QD-BNNMT (dated 25/9/2025), the entities performing the provincial land valuation procedure include:

Provincial People’s Committee;
Chairman of the Provincial People’s Committee;
Commune-level People’s Committee;
Land management agency;
Department of Finance;
Land Price List Appraisal Council;
Land fund development organization;
Related agencies and organizations (if any).

Resolving Administrative Agency

Per Clause 2.6, Sub-item 2, Section II.A, Part II, Appendix of Decision 3969/QD-BNNMT, the agencies resolving the procedure include: The provincial People’s Committee and related agencies or organizations (if any).

Provincial Land Valuation Procedure (Chairman’s Authority)

Dossier Composition and Quantity

Dossier components for the provincial land valuation procedure are regulated in Clause 2.6, Sub-item 2, Section II.A, Part II, Appendix of Decision 3969/QD-BNNMT.

Dossier for submission to the Specific Land Price Appraisal Council includes:

Written request for land price plan appraisal;
Report on the land price plan;
Explanatory report on building the land price plan, draft Land Valuation Certificate;
Specific land valuation dossier.

Dossier for submission to the provincial People’s Committee Chairman for decision includes:

Report on the land price plan from the land management agency;
Explanatory report on building the land price plan, Land Valuation Certificate;
Appraisal document for the land price plan from the Specific Land Price Appraisal Council;
Meeting minutes of the Specific Land Price Appraisal Council;
Report on acquiring, adjusting, and finalizing the land price plan according to the Council’s appraisal document.

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Implementation Sequence

The implementation sequence for the provincial land valuation procedure is regulated in Clause 2.1, Sub-item 2, Section II.A, Part II, Appendix of Decision 3969/QD-BNNMT, as follows:

Step 1: The provincial land management agency prepares the specific land valuation dossier.
Step 2: The provincial land management agency decides to order, assign tasks to a qualified public non-business unit, or select a land price determination consulting organization according to bidding laws.
Step 3: The provincial Department of Finance submits a request to the provincial People’s Committee Chairman to establish the Specific Land Price Appraisal Council.
Step 4: The provincial Department of Finance submits a request to the Council Chairman to establish the Council’s assisting team.
Step 5: The organization implements the land valuation:
- Conducts specific land price determination and provides input information (investigation, collection) to the land management agency.
- Builds the land price plan, drafts the Land Valuation Certificate, and sends it to the land management agency.
Step 6: The provincial land management agency:
- Publicizes the Explanatory Report on the land price plan on its e-portal.
- Checks the content completeness of the Explanatory Report.
- Submits the land price plan to the Specific Land Price Appraisal Council for appraisal.
Step 7: The Specific Land Price Appraisal Council appraises the plan and sends the appraisal document to the land management agency.
Step 8: The provincial land management agency organizes the acquisition, explanation, adjustment, and finalization of the land price plan.
Step 9: The provincial land management agency submits the specific land price to the provincial People’s Committee Chairman for decision.
Step 10: If the specific land price is used for compensation (State land recovery), the commune-level land management agency provides the plan to the unit implementing compensation, support, and resettlement. Appraisal and approval follow regulations.
Step 11: The land management agency archives and updates the national land database. It publicizes the explanatory report and price decision on the e-portal. The dossier is stored for at least ten years from the decision date, unless otherwise regulated.
Step 12: Within 15 days of the Chairman’s decision, the land management agency sends the specific land price determination results to the Ministry of Agriculture and Environment.

>>> See more at: Impact of Land Law 2024 on the Real Estate Market

Principles of Land Valuation Assurance

Per Clause 1, Article 158 of the 2024 Land Law, land valuation must ensure the following principles:

Market-based valuation methods.
Compliance with correct valuation methods, sequences, and procedures.
Ensuring honesty, objectivity, publicity, and transparency.
Ensuring independence between the consulting organization, the Land Price List Appraisal Council, the Specific Land Price Appraisal Council, and the authority deciding the land price.
Harmonization of interests among the State, land users, and investors.

>>> See more at: Guide to Land Price Adjustment Coefficient

Answering questions about land valuation

Frequently Asked Questions (FAQ)

Below, Long Phan Consulting Company provides answers to common questions regarding the Provincial Land Valuation Procedure.

What land valuation methods does the law regulate?

The land valuation methods include:

Comparative method: Adjusting the price of comparable land plots (similar purpose, attributes) that were transferred on the market or successfully auctioned (where financial obligations were completed).
Income method: Dividing the average net annual income from the land by the average 12-month savings interest rate (for VND) at state-commercial banks (holding >50% state capital) in the province, calculated over 03 consecutive years.
Residual method: Calculated by subtracting the estimated total development costs from the estimated total development revenue of the land, based on the highest and best use (per approved zoning).
Coefficient method: Calculated by multiplying the price in the land price list by the land price adjustment coefficient (K). The coefficient is determined by comparing list prices to market prices.

Legal Basis: Clause 5, Article 158, 2024 Land Law.

What is land price?

Land price is the value of land use rights, calculated in money per unit of land area.

Legal Basis: Clause 19, Article 3, 2024 Land Law.

What rights do land price determination consulting organizations have?

Land price determination consulting organizations have the following rights:

To provide land price determination consulting services.
To request the client, agencies, organizations, and individuals concerned to provide information and documents for land price determination.
Other rights as prescribed by law.

Legal Basis: Clause 1, Article 162, 2024 Land Law.

What obligations do land price determination consulting organizations have?

Land price determination consulting organizations have the following obligations:

To comply with the principles, bases, methods, and procedures for land valuation.
To be independent, objective, and honest.
To ensure the professional ethics of their valuers.
To be responsible for the professional expertise of their consultation.
To implement land price determination consulting as regulated.
To be subject to inspection by competent state agencies; to report results when requested.
To register their list of valuers (and any changes) with the provincial land management agency where their head office is located.
To provide consulting on land price lists and specific land prices; to participate in Appraisal Councils when requested.
To archive dossiers and documents on consulting results.
Other obligations as prescribed by law.

Legal Basis: Clause 2, Article 162, 2024 Land Law.

What are the bases for land valuation?

The bases for land valuation include:

The land use purpose being valued.
The land use term. (This basis is not used for specific agricultural land types).
Input information for the land valuation methods.
Other factors affecting the land price.
Relevant legal regulations at the time of valuation.

Legal Basis: Clause 2, Article 158, 2024 Land Law.

Conclusion

Provincial land valuation under the Chairman of the provincial People’s Committee is specifically regulated regarding entities, agencies, dossiers, and procedures by Decision 3969/QD-BNNMT. This creates an important basis for determining land prices that align with market values and harmonize the interests of the State, land users, and investors. For detailed consultation and support in executing the procedure quickly and lawfully, contact Long Phan Consulting Company immediately via hotline: 1900636389 for dedicated and professional service.

Dương Thị Kim Ngân

Jurist Ngan Duong Thi Kim - Partner of Long Phan, Ms. Ngan possesses profound knowledge in business consulting, labor, and contracts. With dedication and creativity, Ms. Ngân has achieved significant success in advising and supporting businesses in critical areas such as legal matters, finance, management, and contracts. She is committed to providing optimal solutions and helping clients succeed in the business environment.