03-07-26 MTParners
Built for the first time under the 2024 Land Law, the new land price table now in force across all 34 provinces and cities replaces a framework that had stood for more than a decade — and a wave of land-related charges is rising with it.
As of January 1, 2026, the first land price table built under the 2024 Land Law (Law No. 31/2024/QH15) officially took effect across all 34 provinces and centrally-run cities nationwide, fully replacing the administrative land price framework that had been in place for more than ten years. Under Article 159 of the Law, the new price table must closely track market prices and will now be issued annually instead of every five years as before. The direct result: prices have risen by 15–50% in most localities, and by 3 to 7 times in some areas compared with the 2020–2024 framework, driving up a wide range of land-related financial obligations for individuals and businesses.
For years, land prices set by provincial People’s Committees were typically only 30–50% of actual market transaction values, creating a persistent “two-price” system — one price for calculating taxes and fees, another for real transactions. The 2024 Land Law puts an end to this: Article 159 requires the land price table to be built on market principles, down to each location and individual plot, and provincial People’s Committees must submit it to the provincial People’s Council for approval before publication. The first price table under the new law has been issued and applied nationwide since January 1, 2026, and will now be reviewed and adjusted annually rather than once every five years as under the previous rules.
According to reports from many localities, the 2026 land price table shows a typical increase of 15–50% compared with the 2020–2024 framework, with urban residential land, land in major economic centers, and commercial/service land rising the most. The main reason is that the old price table was built on an outdated framework far below actual market levels, while the new table must closely track real transaction prices — in some areas, the previous state-set price was only one-third to one-seventh of the market price, so bringing it closer to market value produces a very large percentage increase. For example, some localities have recorded increases of around 30% compared with the 2025 price table, including in newly merged communes and wards.
The land price table is not just a reference figure — under Article 159 of the 2024 Land Law, it is the basis for calculating a wide range of financial obligations. As listed prices rise, the following costs rise proportionally:
The law also sets out certain cases where the land price table does not apply directly and a specific land price must instead be determined — for example, investment projects involving land reclamation from the sea, or projects with mixed land use purposes under construction planning, in which case the provincial People’s Committee will decide the specific land price for that case rather than applying the general table. In addition, some localities are applying a relief mechanism for converting garden or pond land within the same residential plot into residential land, under which residents may only need to pay a portion of the land use fee difference rather than the full 100% under the new table, depending on the specific conditions of the plot and the locality.
For individuals who need to convert land use purpose, obtain a land use right certificate for the first time, or transfer property in 2026, procedural costs will rise significantly compared with previous years — in many cases by 50% to 100%. For businesses leasing land with annual rental payments, land rental costs will also increase at the next recalculation cycle. On the other hand, for landowners whose land is recovered by the State, a land price table closer to market value means higher compensation and support payments — a benefit for those affected by land recovery.
Before carrying out any land-related procedures in 2026, individuals and households should proactively check the latest land price table for the locality where their land is located, to accurately estimate the amounts payable and avoid being caught off guard financially. For transfer transactions, it is worth checking carefully whether the plot falls under a case requiring a specific land valuation (rather than the general price table), as the difference can be substantial. Businesses with land under annual lease payments should review their expected land rental costs in their 2026-2027 financial plans. For more complex cases — large-scale land use conversions, projects involving land reclamation from the sea, or mixed land use — it is advisable to consult a lawyer before filing to avoid unexpected costs.
MT & Partners Law Firm, with a team of experienced lawyers in land and real estate law, is ready to advise and assist clients in accurately calculating financial obligations and reviewing transfer and land-use-conversion documentation under the new land price table. Contact hotline 0987140772 or email info@mtpartners.vn for consultation.
(*) This article is for reference only and does not replace specific legal advice.
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