The imprint of 5 revisions of the Land Law and the revolution of merging provinces and cities.

TPO - After 80 years of nation-building, land management in Vietnam has undergone many turning points, from feudal ownership to state ownership, and then into a market mechanism. Each reform has been associated with major changes for the country. According to experts, the current institutional reforms, such as merging provinces and cities, streamlining the administrative apparatus, and building a national database, can be considered the "fourth revolution" in land management.

Báo Tiền Phong•29/08/2025

Major changes in land management

Dr. Tran Xuan Luong, Deputy Director of the Vietnam Institute for Real Estate Market Research and Evaluation, stated that land has long been considered the most fundamental resource of any nation, a special means of production, and an irreplaceable foundation for socio-economic development. In Vietnam, over the past 80 years, since the August Revolution of 1945, land management has undergone many turning points, from feudal ownership to state ownership, and then into a market mechanism.

According to Dr. Tran Xuan Luong, the first thing to mention is the land reform (1953-1958) - a great social revolution. Land was confiscated from landlords and distributed to landless or landless farmers, affirming the ownership rights of the peasant class - the main productive force at that time. In terms of state management, this period laid the foundation for a new ownership system, shifting from private land ownership to state ownership.

In 1987, the first Land Law was enacted, affirming that land belongs to the entire people and is managed uniformly by the State. A significant new development was that the State began granting land use rights to households and individuals. This was the initial recognition of rights associated with land, laying the groundwork for the formation of a land use rights market in the later period.

The 1993 Land Law was the most important milestone. For the first time, land users were granted five basic rights: the right to transfer, the right to lease, the right to inherit, the right to mortgage, and the right to contribute capital using land use rights.

"These rights bring land into a market-based system managed by the State, transforming land use rights into a tradable asset, contributing to the formation and development of the real estate market," Mr. Luong said.

According to the Deputy Director of the Vietnam Institute for Real Estate Market Research and Evaluation, in 2002, the Ministry of Natural Resources and Environment was established, consolidating the functions of land management, resources, and environment. This marked a turning point, bringing land management to a more modern and professional stage. In addition, there were periodic changes to the Land Law every 10 years. Specifically:

Land Law 2003: Expanding the rights of land users and affirming the role of the market.

Land Law 2013: Emphasizes the principle of transparency, land prices close to market value, and strengthens land use right auctions.

Land Law 2024: Continuing strong and synchronized reforms with the Investment Law, Construction Law, Real Estate Business Law, etc.; accelerating digital transformation and modernization of land management.

The 2024 Land Law, implemented one year after its enactment, will soon be amended due to emerging circumstances related to changes in the two-tiered local government structure...

The "Fourth Revolution" in land management.

Assessing the major changes related to land management, Dr. Tran Xuan Luong stated that while previous periods – from the 1953 land reform (granting land use rights to farmers), the 1993 Land Law (forming a land use rights market), to the establishment of the Ministry of Natural Resources and Environment in 2002 (modernizing land management) – were considered "revolutionary milestones" in land management, Vietnam is now embarking on an unprecedented institutional reform, a comprehensive "restructuring" of the management apparatus.

According to Dr. Tran Xuan Luong, the new institutional reforms – merging provinces and cities, streamlining the administrative apparatus, and building a national database – can be considered the "fourth revolution" in land management in our country.

Dr. Tran Xuan Luong stated that the merger of provinces and cities from 63 to 34 administrative units is not simply a reduction in the administrative apparatus, but a "restructuring of land management space." Reducing intermediate levels will eliminate fragmentation, increase the efficiency of planning and supervision, and avoid local parochialism in land management.

The reorganization of the two-tiered local government model will significantly reduce the localized "request-and-grant" mechanism, increasing transparency and accountability. This will help citizens and businesses access land services more transparently and efficiently.

With the current institutional reforms – merging provinces and cities, streamlining the administrative apparatus, and building a national database – this can be considered the "fourth revolution" in land management, ushering in a new era of modern, transparent, and sustainable land governance.
Dr. Tran Xuan Luong

Furthermore, the merger of the Ministry of Natural Resources and Environment with the Ministry of Agriculture and Rural Development into a single unified ministry ( Ministry of Agriculture and Environment ) with the function of managing land, resources, and agriculture will eliminate overlaps and ensure inter-sectoral management. Land, resources, and agricultural production will be coordinated harmoniously and sustainably.

Furthermore, building a modern national land database, integrated with population, financial, and tax data; applying AI, blockchain, 3D mapping, and big data will help to increase market transparency, reduce corruption, and prevent speculation. Digital government in land management will fundamentally change how the State regulates the market.

"This can be considered the 'fourth revolution' in Vietnam's land management, following the three previous major milestones – ushering in a new era of modern, transparent, and sustainable land governance. This reform is not simply about changing the system or laws, but a turning point in the institutional framework, making land a truly strategic resource managed according to international standards, directly contributing to the goal of making Vietnam a developed country by the middle of the 21st century," said Dr. Tran Xuan Luong, emphasizing that the reforms in land management over the years have not only had institutional significance but also directly impacted the development of the real estate market and national infrastructure.

In reality, real estate and construction currently account for approximately 1-13% of GDP, becoming one of the key economic sectors and having a strong ripple effect on more than 40 other fields such as construction, materials, finance and banking, and employment.

Transparency in land use rights, improved planning, and a robust land database will help minimize legal risks, encourage domestic and foreign investors to participate, and create a stable and healthy supply of real estate.

In addition, land is the foundation for the development of industrial parks, economic zones, and new urban areas, which are currently driving forces attracting foreign direct investment, boosting exports, and creating jobs for millions of workers.

According to the Ministry of Planning and Investment (now the Ministry of Finance), there are nearly 420 industrial parks nationwide, of which over 280 are operational, making a significant contribution to industrial production value and export turnover. In addition, transparent and stable land policies help mobilize social resources for transportation infrastructure, energy, and smart cities, creating a ripple effect and enhancing national competitiveness.

Recently, in directing the amendment and supplementation of the 2024 Land Law, General Secretary To Lam noted the need to thoroughly research, assess, and identify the current difficulties and obstacles in the land sector in order to determine comprehensive, fundamental, and synchronized solutions. The major viewpoints, orientations, and important policies for amending and supplementing the 2024 Land Law and related laws need to be fully, deeply, convincingly, and practically explained.