4 Latest Land Policies - Updated 2026

Amidst significant changes in the real estate market and land management, 2026 marks a new turning point with a series of regulations and policy adjustments aimed at creating transparency, aligning with the market, and supporting easier access to land for individuals and businesses. These changes are based on the 2024 Land Law and its implementing decrees, resolutions, and circulars currently in effect.01/01/2026. 

1. "Building" a new land price list that is closer to market prices.

Based on Clause 3, Article 159 of the 2024 Land Law and Clause 2, Article 8 of Decree 151/2025/ND-CP, the provincial People's Committee is responsible for developing and issuing the initial land price list, to be published and applied from January 1, 2026. Land prices will be determined in detail for each location, area, and plot of land, based on market principles. This approach helps the state-determined land prices more accurately reflect actual transaction prices, thereby eliminating the "two-price" mechanism – a long-standing cause of budget revenue losses, disputes, and distortions in the real estate market.

In addition, the provincial People's Committee is responsible for annually adjusting, amending, and supplementing the land price list to be applied from January 1st of the following year, instead of the previous 5-year cycle. In case of significant fluctuations in land prices during the year, the provincial People's Committee has the authority to proactively decide to adjust the land price list to reflect the actual situation.

During the implementation process, provincial land management agencies are responsible for advising, organizing the development, adjustment, and completion of land price tables. In addition, these agencies may hire consulting firms to determine land prices, ensuring objectivity, scientific accuracy, and market relevance. Engaging professional consulting firms helps improve the quality of land price data and minimizes subjective factors in the price table development process.

The land price list is compiled in detail according to location and updated annually to accurately reflect actual market prices.

2. Reduce land use conversion fees.

Resolution 254/2025/QH15 dated December 11, 2025, of the National Assembly, new regulations have been added regarding exemptions and reductions in land use fees and land rent when changing land use purposes, especially for garden land, pond land, and agricultural land within the same plot as residential land or with a history associated with residential land.

Accordingly, when changing the land use purpose to residential land, the land use fee is calculated as a percentage of the difference between the land price and the land price.and agricultural land prices at the time of permission to change land use. The rates stated below apply according to general regulations; the specific financial obligations of each case depend on the decision to permit the change of land use and the land price list issued by the Provincial People's Committee. Specifically:

• 30% of the difference between residential and agricultural land prices for the area within the land allocation limit for residential purposes.
• 50% of the difference for the amount exceeding the limit, but not exceeding one time the limit.
• 100% difference for areas exceeding the one-time residential land allocation limit.

This fee applies only once to each household or individual and is calculated per plot of land.

Previously, under the 2024 Land Law, people had to pay 100% of the difference when converting agricultural land to residential land, causing many difficulties in legalizing residential land. The new regulations significantly reduce financial obligations, creating favorable conditions for people to convert land use purposes within the limits, while subsequent conversions still require the full payment of the difference according to current regulations.

3. The conditions for splitting and merging land parcels are regulated in detail and flexibly.

Also according to Clause 3, Article 11 of Resolution 254/2025/QH15, the conditions for splitting and merging land parcels are now regulated in more detail and with greater flexibility. Specifically:

For land subdivision:

After subdivision, the land plot must have access connecting to a public road, or access through an adjacent land plot may be used if the landowner agrees. This regulation is broader than the previous Land Law 2024, which only provided general requirements for access without clarifying the use of shared access routes.

For land consolidation:

The resolution allows for the consolidation of land parcels without requiring uniformity in land use purpose, land lease payment method, or land use term. This is a significant new development, simplifying administrative procedures, reducing costs, and better meeting the practical needs of the people, replacing the old regulation which required land parcels to meet all three criteria, except in some special cases.

The new regulations facilitate the splitting and merging of land plots, better suited to the land use needs of the people.

4. Expand and extend the exemption from agricultural land tax.

According to Decree No. 292/2025/ND-CP , the government continues to extend and expand the policy of exempting agricultural land use tax to directly support people and organizations operating in the agricultural sector. This is considered one of the important policies contributing to reducing the financial burden, stabilizing production, and developing the rural economy in a sustainable direction.

Specifically, the tax exemption policy continues to apply to households and individuals directly engaged in agricultural production, as well as organizations to which the State has allocated land for agricultural purposes in accordance with the law. The scope of tax exemption has been expanded to include various types of land such as land for annual crops, land for perennial crops, land for aquaculture, and land for salt production.

Extending the policy of exempting agricultural land use tax helps reduce input costs, creating favorable conditions for people to confidently invest in land improvement and apply science and technology to production. At the same time, this policy also encourages businesses and cooperatives to invest in agriculture, contributing to promoting rural economic development, increasing farmers' income, and ensuring food security in the coming period.

This brings about many important adjustments, from land valuation mechanisms and preferential land use conversion fees to data digitization and expanded land acquisition rights. These changes will not only make the market more transparent but also support people and businesses in accessing land more easily and efficiently in 2026 and beyond.