Critical Land Certificate Changes Effective January 1, 2026: A Must-Read for All Hanoi Residents!

The Hanoi People’s Council has adopted a resolution establishing the first land price list under the 2024 Land Law, effective from January 1, 2026. The new pricing scheme reflects widespread increases, providing a transparent basis for tax collection, fee calculation, compensation, resettlement, and other land-related financial obligations.

Central District Land Prices Reach 702 Million VND/m² – Up by Approximately 2%

According to the resolution, the highest land price in the new list is approximately 702 million VND/m², applicable to central streets such as Hang Ngang, Hang Dao, and Ly Thai To. These remain the most expensive locations in Hanoi, boasting exceptional commercial and business potential.

Compared to the current pricing, central district rates have increased by an average of 2%. The lowest price in this category is on Dong Co Street, at over 82 million VND/m². The average price for residential land in the 9 core central wards is 255.3 million VND/m².

17 New Pricing Zones, Uniform Increases in Urban Core Areas

Unlike previous district-based pricing, the 2026 land price list is divided into 17 zones to better reflect real-world values. Zones 1 (wards within the inner ring road) and Zones 2, 3, 4, 5, and 6 have seen widespread increases of approximately 2%.

The zoning approach, based on administrative and urban characteristics, along with land plot classification into 4 position tiers (roadfront, alley, lane, etc.), enhances accuracy and transparency in application.

In contrast to the modest central increases, outlying areas have experienced more significant fluctuations.

Zone 9 (Lien Minh, O Dien, Dan Phuong, Hoai Duc, Duong Hoa, Dong Son, An Khanh) recorded the highest increase, at 26%. The maximum price reached 64.7 million VND/m² along National Highway 32.

Zone 7 (Tien Thang, Yen Lang, Quang Minh, Me Linh…) and Zone 10 (Dai Thanh, Thanh Tri, Ngoc Hoi, Thuong Tin, Thanh Oai…) both saw increases of 25%.

These substantial outer-district shifts are attributed to rapid urbanization, key transportation infrastructure projects, and the expansion of urban spaces toward Hanoi’s north, west, and south.

Direct Impact on Taxes and Land Registration Fees

Under the 2024 Land Law, the new price list is detailed by zone and location. In areas with digital cadastral maps and land price databases, prices are determined per plot based on value zones and standard plots (Article 159, Clause 2).

The adoption of advanced technical methods brings land prices closer to market rates, enhancing transparency and reducing disparities between government and actual prices.

However, this alignment may significantly increase first-time land registration costs, as mandatory fees such as land use charges, rental fees (if applicable), and registration taxes are calculated based on the new price list.

Additionally, specific land prices—determined through comparative, surplus, and income methods—cannot fall below the new price list, effectively making it a “floor price” in many cases.

Consequently, rising land prices will drive up all associated costs for first-time land registration. Experts predict notable increases in rapidly urbanizing areas, where current prices are significantly below market rates.

Given this, Hanoi residents seeking first-time land registration are advised to complete their applications and procedures before January 1, 2026. This will help avoid potential cost increases once the new price list takes effect and is annually updated to reflect market prices.