Unlocking Hurdles: Issuing Land Titles for Townhouses and Land Plots

First Time Untangling

Task Force 1645, led by Mr. Nguyen Toan Thang, Director of the Ho Chi Minh City Department of Agriculture and Environment, along with its members, held a working session to resolve bottlenecks for projects in the former Binh Duong province.

The An Dien Rural Housing Area in Long Nguyen Ward, developed by Thuan Loi Investment and Development Joint Stock Company, comprises 413 terraced houses (2-3 floors).

On May 4, 2019, the Binh Duong Provincial People’s Committee issued Decision No. 2002 approving the investment policy for the An Dien Rural Housing Area project. The goal is to construct housing for residents in need, efficiently utilize land resources, and contribute to urban beautification.

On July 10, 2023, the Binh Duong Provincial People’s Committee issued Decision No. 1797 approving adjustments to the investment policy for the An Dien Rural Housing Area project. On August 25, 2025, the Ho Chi Minh City Land Registration Office requested feedback from the Binh Duong Land Management Department regarding the transfer of the developer’s files. To date, no response has been received.

After hearing from the members, Mr. Nguyen Toan Thang agreed to issue land certificates as requested by the developer. However, he required Thuan Loi Investment and Development Joint Stock Company to commit in writing to fulfill any financial obligations before proceeding with the certification process.

The Nam Long 2 Rural Housing Area in Tru Van Tho Commune, developed by Southern Sunshine Real Estate Joint Stock Company, covers 289,518 square meters. The Government Inspectorate identified several deficiencies and violations in the project’s land pricing scheme.

One violation involved the project’s approved investment policy shift from housing construction for sale to land use rights transfer without reassessing land prices to determine additional financial obligations, contravening regulations and causing budget losses.

Consequently, the Government Inspectorate directed the Binh Duong Provincial People’s Committee to instruct relevant agencies to review and reassess the land pricing scheme, ensuring accurate and complete revenue collection to prevent budget shortfalls.

Following the members’ analysis, Mr. Nguyen Toan Thang approved the issuance of land certificates, contingent on the developer’s commitment to fulfill any arising financial obligations.

Outstanding Issues Must Be Addressed

Beyond the former Binh Duong area, Task Force 1645 met with the developer of the Bong Sao Housing Area in Binh Dong Ward, developed by Real Estate 8 Joint Stock Company. The project consists of three zones: A, B, and C. Zone A is complete, with land certificates issued to homebuyers. Zone B includes buildings A1, A2, B1, and B2. Building B1, with 286 units, has been completed, and 272 residential units have received land certificates. Zone C comprises 130 low-rise houses, 100 of which have been certified.

The developer requested land certificates for the remaining 14 commercial units (with residential functions) in Building B1 and 30 low-rise houses in Zone C.

The representative of Binh Dong Ward’s People’s Committee noted that Zone C includes 4,200 square meters of state-managed land, which the developer has built on and proposed to exchange for payment, a proposal rejected by the Ho Chi Minh City People’s Committee. Meanwhile, the Land Management Department of the Ho Chi Minh City Department of Agriculture and Environment reported that the developer sold resettlement houses as commercial properties.

After considering the members’ input, Mr. Nguyen Toan Thang concluded that the developer must collaborate with the Department of Construction and the Ward People’s Committee regarding the sale of resettlement houses as commercial properties. The Ho Chi Minh City Land Registration Office will communicate with the Department of Construction about resettlement obligations to facilitate certification for the 14 commercial units. For the 30 low-rise houses, the Land Economy Department must provide guidance. Therefore, the 44 units cannot be certified until these issues are resolved.

Regarding the Residential Area No. 1 project in Thanh My Loi Ward, developed by Thu Duc Public Service One Member Limited Liability Company, the Ho Chi Minh City Department of Finance requested clarification on regulations for using state assets in business partnerships and changing project objectives from resettlement to commercial purposes.

Mr. Nguyen Toan Thang directed relevant departments to review regulations to address outstanding issues. The Ho Chi Minh City Land Registration Office will communicate with the Enterprise Management Department (Department of Finance) to clarify these matters based on regulations at the project’s inception. Subsequently, the Land Management Department of the Ho Chi Minh City Department of Agriculture and Environment will engage with the Ho Chi Minh City People’s Committee leadership to finalize and issue land certificates.