Balancing Interests
Mr. Nguyen Toan Thang, Director of the Department of Agriculture and Environment of Ho Chi Minh City, has requested that the People’s Committees of wards, communes, and special zones review the zoning in the new draft land price list to ensure its suitability. If adjustments are needed, they should propose more reasonable zones. The Department of Agriculture and Environment will consider all feedback from local authorities to finalize the draft. Communes are advised to compare prices between adjacent areas to avoid significant disparities.
According to a representative from the People’s Committee of Lai Thieu Ward, land prices should be set at 30% of the collected rates. Agricultural land prices should be 50% of residential land prices. Meanwhile, a representative from Dong Hoa Ward suggested studying land prices in areas bordering Linh Xuan Ward. For instance, Linh Xuan Ward has a land price of 58 million VND/m², while Dong Hoa Ward is only 31 million VND/m².
Mr. Bui Minh Thanh, Vice Chairman of the Ho Chi Minh City People’s Committee and Chairman of the Land Price Appraisal Council, emphasized that land pricing directly impacts residents and investors. However, past practices have led to inconsistencies. This new land price list must learn from these experiences to ensure a balance between state interests and stable annual budget revenues for Ho Chi Minh City.
Nonetheless, the land price list must also protect the rights of citizens and investors, which is of utmost importance. Mr. Thanh stressed, “We must avoid prioritizing budget revenue by imposing excessive financial burdens on residents or investors. This balance is crucial and must be based on legal regulations.”
Regarding the fairness of land prices along the same road or axis, Mr. Bui Minh Thanh noted that this has been a long-standing issue, leading to financial obligations, land clearance challenges, and complaints from residents and businesses.
In practice, there have been cases where two houses across from each other on the same road have vastly different prices due to administrative boundaries. One house might be in a provincial city, while the other is in a district, resulting in significant price disparities and legal disputes. Despite similar benefits, the rights and obligations differ.
Mr. Bui Minh Thanh explained that the land price list is not a new initiative. Since late July, the Ho Chi Minh City People’s Committee has directed and implemented this process. After a lengthy period of data collection, analysis, and evaluation by consulting units and relevant agencies, the current draft was developed.
The draft land price list will be thoroughly discussed and scientifically evaluated to ensure its smooth implementation in 2026.
However, many issues remain under discussion, prompting the Department of Agriculture and Environment to urge wards and communes to submit their opinions promptly. The specialized department will then refine the draft, which must be finalized by December 8 for the Department of Justice’s review.
The draft land price list for 2026 is scheduled for presentation at the Ho Chi Minh City People’s Council meeting on December 9. Due to time constraints, the People’s Committee will propose a special session during the last week of December to ensure thorough discussions and scientific evaluations for seamless implementation.
Adjusting Price Disparities Across Areas
Previously, the Department of Agriculture and Environment issued a draft resolution for the Ho Chi Minh City People’s Council, setting land prices effective from January 1, 2026. In the original Ho Chi Minh City area, where ample transaction data is available, prices will primarily be “adjusted” for uniformity without exceeding current rates.
In Area 2 (former Binh Duong Province), the Department instructed the Land Registration Office to update resettlement prices in the county’s price list. As a result, roads with resettlement projects have higher prices, while others remain low, causing significant disparities within the same county. With new data, prices will be more balanced but still below previous resettlement rates.
In Area 3 (former Ba Ria – Vung Tau Province), the Department of Finance previously adjusted prices using coefficients. However, these coefficients were only suitable for central areas like Vung Tau and Ba Ria, leaving prices in other communes low. The increase will be less than in Binh Duong due to higher land prices in the former Ba Ria – Vung Tau Province.
Notably, land prices on some central Ho Chi Minh City roads in the draft are only 60% of consultant survey rates. For example, Ham Nghi Street (entire length) is priced at 429.3 million VND/m² according to Decision 79/2024 dated October 21, 2024, while the consultant’s survey price is 654.7 million VND/m². The proposed price for 2026 is 429.3 million VND/m².
Dong Khoi Street (entire length) is priced at 687.2 million VND/m² under Decision 79, with a consultant survey price of 954.3 million VND/m². The proposed 2026 price is 687.2 million VND/m². Nguyen Hue Street is also priced at 687.2 million VND/m² under Decision 79, with a consultant survey price of 954.3 million VND/m², and the proposed 2026 price is the same.
Cong Truong Quoc Te Street is priced at 340.2 million VND/m² under Decision 79, with a consultant survey price of 489.1 million VND/m², and the proposed 2026 price is 340.2 million VND/m². Le Quy Don Street is priced at 218.7 million VND/m² under Decision 79, with a consultant survey price of 275.8 million VND/m², and the proposed 2026 price is 218.7 million VND/m².
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