Ho Chi Minh City’s New Land Price List: Agricultural Land Prices Expected to Surge

Significant Increase

The new draft land price list for Ho Chi Minh City (HCMC) has been submitted by the HCMC Department of Agriculture and Environment to relevant agencies for public consultation. Notably, agricultural land prices in HCMC are categorized into four zones with three positions, reaching a maximum of VND 1.44 million per square meter, a nearly 78% increase compared to the current highest rate under Decision 79 (VND 810,000 per square meter).

Regarding positions, for land with annual crops, including rice fields and other annual crops; land with perennial crops; forestry land, including special-use forests, protective forests, and production forests; aquaculture land, concentrated livestock farming land; salt-making land; and other agricultural land, three positions are defined.

Position 1: Land adjacent to road shoulders (roads listed in the residential land price list) within 200 meters; Position 2: Land not adjacent to road shoulders within 400 meters; Position 3: All other positions.

The highest land prices for perennial crops in Zone 1 are VND 1.44 million per square meter (Position 1), VND 1.15 million per square meter (Position 2), and VND 920,000 per square meter (Position 3).

For Zone 2, prices are VND 1.2 million, VND 960,000, and VND 770,000 per square meter, respectively. Zone 3 prices are VND 840,000, VND 670,000, and VND 540,000 per square meter. Zone 4 prices are VND 580,000, VND 460,000, and VND 370,000 per square meter.

For annual crops (including rice and other annual crops), Zone 1 prices are VND 1.2 million, VND 960,000, and VND 770,000 per square meter. Zone 2 prices are VND 1 million, VND 800,000, and VND 640,000 per square meter. Zone 3 prices are VND 700,000, VND 560,000, and VND 450,000 per square meter. Zone 4 prices are VND 480,000, VND 380,000, and VND 300,000 per square meter.

Prices for production forests, aquaculture land, concentrated livestock farming land, and salt-making land have also been adjusted upward.

According to the land price consulting unit, the draft agricultural land prices are set at approximately 20% of the actual transaction prices.

Additionally, when the state acquires agricultural land, compensation is based on specific land prices, ensuring the rights of those whose land is acquired. For example, in the former Thu Duc area, the highest agricultural land price is just over VND 800,000 per square meter, but compensation has reached VND 9 million per square meter.

Similarly, in the former Cu Chi area, the highest agricultural land price is VND 600,000 per square meter, but compensation has been VND 3 million per square meter.

The proposed increase in agricultural land prices aims to reduce the disparity in land-use conversion fees for households and individuals converting land to residential use.

When converting land use, households and individuals must pay land-use fees based on the difference between residential land prices and agricultural land prices. This amount is calculated as: Land-use fee = (Residential land price – Agricultural land price) × Land area converted.

Economic Regulation Tool

The new land price list developed by the HCMC Department of Agriculture and Environment reflects local market realities, supporting economic growth and minimizing impacts on land users.

Residential land prices in central HCMC areas remain largely unchanged from the 2025 adjusted list (Decision 79) and are only 60% of actual transaction prices.

This land price list is used to calculate land-use fees, taxes, and charges for 13 related cases. Overall, the proposed list remains largely unchanged from the 2025 list.

However, citizens and businesses may still be affected by land prices under the draft resolution addressing challenges in implementing the 2024 Land Law, currently under National Assembly review.

According to the draft resolution, land prices are calculated as: Land price = (Land price list × Adjustment factor), applicable to all cases.

Mr. Nguyen Toan Thang, Director of the HCMC Department of Agriculture and Environment, stated that the new land price list is based on the socio-economic development conditions of each area in HCMC. Appropriate land pricing will contribute to land management, investment attraction, and economic development, serving as an economic regulation tool for HCMC and addressing previous limitations.

“The adjusted land price list impacts cases where land is allocated without auctioning land-use rights to households and individuals. However, this ensures fairness for land users, as per the 2013 Land Law, where those whose land is acquired for resettlement are compensated at market prices. Under the 2024 Land Law, compensation is based on the land price list,” said Mr. Thang.