Hundreds of Ho Chi Minh City Apartments to Receive Land-Use Certificates After Additional Land Fees Paid

Reassessing Financial Obligations

On the afternoon of September 26th, the Task Force addressing issues related to the issuance of pink books for commercial housing projects, recently reorganized by the Ho Chi Minh City People’s Committee under Decision 1645 (Task Force 1645), held its inaugural meeting.

During the session, Director of the Ho Chi Minh City Department of Agriculture and Environment, Nguyen Toan Thang, who also serves as the Head of Task Force 1645, along with other members, reviewed and addressed bottlenecks to facilitate the issuance of land certificates for several projects.

Regarding the Golden King Tower project (15 Nguyen Luong Bang, Tan My Ward, Ho Chi Minh City), developed by Dong Duong Real Estate Investment and Development JSC, the land use right certificate was previously issued to Hoa Binh Construction and Real Estate Business JSC. On June 19, 2009, the Ho Chi Minh City Land Registration Office updated the certificate to reflect the transfer of land use rights to Dong Duong Real Estate Investment and Development LLC. By January 15, 2018, the company’s name was changed to Dong Duong Real Estate Investment and Development JSC.

After considering the members’ opinions, Director Nguyen Toan Thang instructed the developer to collaborate with the Land Economy Department to clarify the financial obligations arising from the conversion of 342 short-term stay apartments, as well as other issues raised by local authorities, before proceeding with the issuance of land certificates.

Sky 9 Apartment (Long Truong Ward, Ho Chi Minh City), developed by Khang Viet National Housing Development JSC, comprises 3 blocks with 1,257 apartments and 104 commercial service units for rent. Block 1 includes 510 apartments (466 eligible for land certificates, 44 not yet eligible). Block 2 has 374 apartments (329 eligible, 45 not yet eligible). Block 3 consists of 373 apartments and 104 commercial service units, none of which are currently eligible for land certificates.

The developer’s representative stated that on March 1, 2004, the Ho Chi Minh City People’s Committee issued a decision allocating land to District 3 Housing Construction and Development Company (later renamed Real Estate Business JSC III) to build a residential area in Phu Huu Ward, District 9.

Subsequently, Real Estate Business JSC III transferred part of the project to Khang Viet Real Estate Investment JSC for apartment development, and the Department of Natural Resources and Environment issued a new land certificate. Khang Viet Real Estate Investment JSC then transferred the project to Khang Viet National Housing Development LLC.

To date, land certificates have been issued for 653 out of 795 eligible apartments in Blocks 1 and 2. However, 373 apartments, 104 commercial service units in Block 3, and 89 apartments in Blocks 1 and 2 remain ineligible due to the need to reassess additional financial obligations. Previously, the project only calculated land use fees based on the podium area.

Regarding additional land use fees, the Ho Chi Minh City Department of Natural Resources and Environment issued Document 8540/STNMT-QLĐ on October 10, 2022, determining that the common area of the apartment complex is 18,333 m². Therefore, Khang Viet Company must pay an additional land use fee for the 10,833 m² area.

On April 9, 2025, the Area II Tax Department notified Khang Viet Company of an additional land use fee of VND 23.1 billion for the 10,833 m² area. The developer has yet to determine the method for fulfilling the 20% social housing obligation. The Ho Chi Minh City Department of Construction has requested the developer to submit a document selecting the method for meeting this obligation.

Concluding the discussion on resolving bottlenecks, Mr. Nguyen Toan Thang instructed the developer to work with the Land Economy Department to commit to using the commercial area as intended, avoiding additional financial obligations. Once the necessary documents are submitted, the Land Registration Office will proceed with issuing the certificates.

Awaiting Police Conclusion

The next project under review is the An Phu – An Khanh urban area, comprising 3 apartment buildings with 176 units, of which 38 units have not yet received land certificates. On January 22, 2025, the Ho Chi Minh City Police Investigation Agency issued a document stating that it is investigating a case and verifying allegations against Housing Development and Business JSC (HDTC).

The investigation revealed violations related to 176 land certificates issued between 2014 and 2016 for the An Phu – An Khanh urban area, which were granted without meeting the necessary conditions, potentially infringing on the rights of individuals managing uncompensated land. Seventy-seven land plots were transferred by HDTC’s legal representative at prices lower than market value, potentially harming HDTC, including state-owned capital. The Ho Chi Minh City Police Investigation Agency is continuing its investigation.

After considering the task force members’ opinions, Mr. Nguyen Toan Thang agreed to await the official conclusion from the Ho Chi Minh City Police before considering the issuance of land certificates for the remaining 38 units.