Notably, people do not have enough financial capacity to fulfill their obligations when changing land use purposes due to the new high land price list.
beyond people's capacity
The fact that people do not have enough money to pay when converting land use purposes is sounding the alarm about the difference between land prices and affordability, especially in rural and mountainous areas.
A typical case is the family of Mr. Dinh Cong Phuong, residing in Coc Dong Tam village, Minh Quang commune (now Ba Vi commune). In March 2025, the People's Committee of Ba Vi district issued a decision allowing Mr. Phuong to change the purpose of using more than 210m2 of land for perennial crops to rural residential land with a long-term land use term.
However, according to the calculation method stipulated in Article 8, Decree No. 103/2024/ND-CP, Mr. Phuong's financial obligation to pay is the difference between the price of residential land and agricultural land in the land price list, equivalent to 4,337,000 VND/m² and the total amount to be paid is up to nearly 900 million VND. This is an amount of money beyond the capacity of a household in a mountainous area like Ba Vi commune. After much consideration, Mr. Phuong could not fulfill his financial obligation and asked not to continue changing the purpose.
Based on the people's petition, the People's Committee of Ba Vi district (before the official operation of the two-level government model on July 1) issued a decision to revoke and cancel the decision allowing the conversion of land use purposes.
Similar situations are also happening in many localities. Mr. Tran Duy Dong and his wife, Mrs. Nguyen Thi Hong, residing in Vinh city ( Nghe An ), said that when they applied to convert 300m² of garden land next to the cemetery into residential land, they were surprised to receive a notice that they had to pay nearly 4.5 billion VND in land use fees. "My family does not object to the obligation to pay taxes, but with a collection rate of nearly 15 million VND/m² like that, we cannot save enough in our whole life," Mr. Dong shared.
Stories like the above show that the current land price list in many places does not accurately reflect the actual socio -economic situation and people's ability to pay, especially in rural, mountainous and disadvantaged areas.
Good news
According to Mai Van Phan, Deputy Director of the Department of Land Management (Ministry of Agriculture and Environment), the removal of the land price framework under the 2024 Land Law is an important step forward, contributing to bringing land prices closer to the market, ensuring transparency in real estate management and development. However, in reality, many localities have not kept up with land price developments in the market, leading to land price lists lacking updates and not being close to reality.
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In the coming time, many localities will issue new land price lists according to the 2024 Land Law, which is expected to have major fluctuations. The Ministry of Agriculture and Environment has sent a report to the Ministry of Finance, proposing many solutions to manage land prices from now until the end of 2025. In particular, it emphasizes the requirement that localities must closely monitor market developments, update land price fluctuations promptly; gradually build a land price database for each plot of land; adjust the current land price list if it is no longer suitable, according to the instructions in Article 17, Decree No. 71/2024/ND-CP; organize widespread consultation to ensure consensus when developing a new price list according to the 2024 Land Law, effective from January 1, 2026.
At the same time, the Ministry of Agriculture and Environment also proposed to expand the scope and subjects of application of the land price list; narrow down the cases where specific land prices must be determined; clearly define the responsibilities of each agency in calculating financial obligations; review relevant laws to assess the overall impact on the real estate market.
Obviously, if the land price list increases while people's income, especially in rural areas, has not improved accordingly, the consequence is that many households will fall into the situation of "being allowed to convert but unable to do so". In reality, the problem of land price list cannot be simply a matter of technical calculation or compliance with the law, but must be placed in the overall context of living conditions, affordability and social equity.
The completion of the land price list must go hand in hand with the accessibility of the people, avoiding the situation where good policies do not come into practice or become a burden. The representative of the Ministry of Agriculture and Environment emphasized that the adjustment of the land price list needs a reasonable roadmap, identifying areas and locations suitable for each type of land and must be agreed upon by society.
In response to this development, the representative of the Ministry of Finance, Deputy Director of the Department of Public Asset Management (Ministry of Finance) Nguyen Thi Thoa said that after synthesizing reports from localities, the Ministry will conduct a comprehensive assessment, coordinate with the Ministry of Agriculture and Environment to review and propose amendments to the provisions of the law. In the immediate future, the Ministry of Finance is seeking comments on the draft Decree amending and supplementing a number of articles of Decree No. 103/2024 (regulations on land use fees and land rent). In particular, the Ministry proposes to add Clause 6 to Article 52, to handle transitional cases.
Specifically, this supplement applies to households and individuals who change the land use purpose from agricultural land in the same plot of land with a house (previously identified as garden land, pond in the same plot of land with a house, but not recognized as residential land) to residential land.
The Ministry of Finance proposed that land use fees should be collected at 50% of the difference between land use fees based on residential land prices and agricultural land prices, at the time the competent authority issues a decision allowing the change of land use purpose.
Source: https://hanoimoi.vn/can-go-nut-that-bang-gia-dat-nhieu-dia-phuong-dang-dung-truoc-ap-luc-dieu-chinh-707908.html
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