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Unprecedented opportunities in commercial residential segment

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Vietnam’s commercial residential housing sector is on the verge of transformative change thanks to a pilot that addresses longstanding challenges in land use policies and introduces greater flexibility for real estate businesses. Nguyen Ngoc Phuc, a partner at Nishimura & Asahi, shared with VIR’s Thanh Van his insights on the implications of the move and its potential to reshape the real estate sector.

What are the recent developments in land use policies for commercial residential housing projects in Vietnam?

Unprecedented opportunities in commercial residential segment
Nguyen Ngoc Phuc, a partner at Nishimura & Asahi

At the end of November, the National Assembly passed a pilot for implementing commercial residential housing projects through agreements on acquiring land use rights or having existing land use rights.

This pilot, effective from April 1, grants real estate businesses greater flexibility in selecting land types for their commercial residential housing ventures.

By introducing a more dynamic and flexible framework, it will create unprecedented opportunities for businesses and investors. For those in the sector, early action and strategic planning will be vital to leveraging these opportunities within the evolving landscape.

What are the key challenges with the existing laws that this move aims to address?

The primary challenge is the strict requirement for residential land as a prerequisite for commercial residential housing projects. The 2014 Law on Residential Housing mandated that commercial residential housing must involve residential land for approvals. Despite several amendments and even the introduction of the new 2023 Law on Residential Housing, this requirement remained unchanged.

In practice, many businesses have acquired non-residential land, such as agricultural land, which aligns with planning requirements for commercial residential housing. However, without residential land, they cannot secure approvals. Acquiring large residential land plots for large-scale commercial residential housing schemes is particularly challenging in densely populated cities like Hanoi and Ho Chi Minh City, where residential land is scarce and expensive.

How does the new programme address these challenges?

It introduces much-needed flexibility by removing the mandatory requirement for residential land. Subject to specific conditions and criteria, real estate businesses can now implement commercial residential housing projects by acquiring land use rights through agreements, converting land use purposes for several land types, including agricultural land, either individually or in combination.

By allowing real estate businesses to utilise other types of land for commercial residential housing, the pilot eliminates the key bottleneck that has stalled many developments. It also fosters competition and innovation, enabling developers to explore a wider range of land acquisition strategies.

It’s worth noting that this does not cover cases where commercial residential housing projects are implemented by real estate businesses that acquire residential land use rights, or have existing land use rights for residential land or both residential land, and other land types.

What are the key conditions for pilot initiatives under this change?

The resolution this programme stems from outlines several criteria for commercial residential housing projects to qualify under the pilot. Notably, the land area must comply with the planning requirements of the state authorities and the approved local residential housing development plan. Additionally, they must be located in urban areas or areas planned for urban development.

Furthermore, the total residential land area in pilot projects (including existing residential land and land proposed to be converted to residential land) must not exceed 30 per cent of the additional residential land area in the planning period (compared to the current residential land use status) according to the land allocation and zoning plan in the approved provincial planning for this decade.

The land area must also be included in a list of proposed land lots for pilots, as approved by the provincial people’s council following submission by the people’s committee. The pilot is limited to a five-year period, starting from April.

What are the implications of this for mergers and acquisitions in the real estate sector?

This development has a significant impact on such activities in Vietnam’s real estate. It facilitates the development of new commercial residential housing ventures and improves the legal status of existing ones, creating more targets for acquisition.

This is particularly beneficial for foreign investors, who face restrictions on directly acquiring land use rights from organisations or individuals. Making deals provides a viable entry point for foreign investors to participate in Vietnam’s real estate market.

By making the sector more accessible and transparent, the related resolution lays the groundwork for a surge in foreign investments.

Source: https://vir.com.vn/unprecedented-opportunities-in-commercial-residential-segment-121488.html

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Billionaire Trần Bá Dương’s VND 2,000 Billion, 200-Hectare Industrial Park in Thái Bình Could Begin Operations This Year

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The Thaco – Thái Bình Industrial Park, covering more than 194 hectares with an investment of over VND 2,100 billion, is expected to become operational within this year, according to the development plan.

Recently, provincial leaders of Thái Bình conducted an on-site inspection of land clearance efforts and infrastructure construction progress at the Thaco – Thái Bình Industrial Park located in Quỳnh Phụ District.

To date, Quỳnh Phụ District has completed compensation and land clearance for nearly 192 hectares of agricultural land, involving the land recovery of 1,067 households to hand over to the investor for project implementation.

Currently, the district is focusing on clearing the remaining land, involving 94 households in Lương Cầu Hamlet, An Cầu Commune. At the same time, it is coordinating with the electricity sector to relocate a 220kV high-voltage power line.

On the investor’s side, groundwork construction is underway, including roadbeds, internal roads, stormwater and wastewater drainage systems, and communication infrastructure within the industrial park.

The Thaco – Thái Bình Industrial Park is a specialized high-tech agricultural industrial park proposed by THACO Group (chaired by billionaire Trần Bá Dương) since 2017, originally planned to cover 250 hectares. By July 2017, the provincial authorities agreed to incorporate the project into Thái Bình’s industrial development master plan.

In August 2020, THACO officially broke ground on the industrial park’s infrastructure. A year later, in August 2021, the project’s investment certificate was revised, confirming a total investment of over VND 2,100 billion and a land area of more than 194 hectares. The project is being developed across An Thái, An Ninh, and An Cầu communes in Quỳnh Phụ District.

According to the roadmap, the investor is determined to complete and officially launch the project in 2025.

The Thaco – Thái Bình Industrial Park is designed as a dedicated high-tech agricultural zone, featuring various functional subdivisions including an administration center, agro-food processing zone, high-tech agricultural training center, experimental farms, agricultural materials production area, and a cargo transport port.

This project is considered one of the key developments in Thái Bình Province, playing a crucial role in the region’s socio-economic growth strategy.

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Carbon labels: a gateway to high-value global markets

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In an era where sustainability is not just a choice but a requirement, carbon labelling is emerging as a crucial factor for exporters.

Carbon labels: a gateway to high-value global markets
Vu Trung Kien, director Climate Change Resilience Centre

Countries like the US and the European Union are implementing stringent carbon regulations, such as the EU’s Carbon Border Adjustment Mechanism and increasing scrutiny on supply chain emissions.

Vietnamese businesses that fail to adopt carbon labelling risk losing access to lucrative markets. However, those that proactively integrate carbon footprint transparency into their products can gain a competitive advantage, enhance brand reputation, and secure long-term profitability.

Across the world, forward-thinking countries have embraced carbon labelling as a strategic tool for trade success. These efforts have not only helped businesses comply with regulations but have also opened doors to new investment and consumer markets.

Japan has implemented a government-backed carbon labelling programme that allows companies to display detailed carbon footprint information on their products. This has strengthened consumer trust and made Japanese goods more attractive in environmentally conscious markets such as the EU and North America.

The South Korean government incentivises businesses to adopt carbon labelling through tax benefits and green export support schemes. Companies that participate gain access to new trading partners, particularly in Europe, where sustainable supply chains are becoming the norm. Thailand, a key competitor to Vietnam, has integrated carbon labelling across industries such as food processing, textiles, and electronics. Thai exporters, particularly in agriculture, now benefit from preferential treatment in European supermarkets and trade agreements.

These case studies highlight an important lesson: carbon labelling is not just about compliance – it is a business strategy that enhances market access, builds consumer confidence, and future-proofs exports.

For businesses in Vietnam, waiting until carbon labelling becomes a legal requirement would be a mistake. Many international corporations have already set ambitious sustainability targets, requiring suppliers to provide verifiable carbon footprint data. Voluntary carbon labelling can position Vietnamese enterprises as reliable, future-ready partners.

It works by companies conducting a life cycle assessment to measure emissions from production to disposal. Products are labelled with a carbon footprint score, helping consumers and businesses make informed choices. Labels are often verified by third-party certifiers to ensure credibility and compliance with global standards.

The benefits include a boost for green supply chains. Companies like Nestlé and Unilever prioritise suppliers that provide carbon footprint transparency. Vietnamese food and beverage exporters can gain an edge by aligning with such demands.

Businesses with carbon-reduction strategies attract funding from international banks and investors that focus on increasing environmental, social, and governance (ESG) investment.

It also leads to improved consumer trust and higher sales. Studies indicate that climate-conscious consumers prefer labelled products. In markets like the EU, organic rice, seafood, and textiles from carbon-labelled brands command higher prices.

For Vietnamese companies looking to integrate carbon labelling into their strategy, a step-by-step approach can make the transition smooth and effective.

Pilot carbon labelling programmes in key sectors are critical, with a focus on industries where carbon labelling is already gaining momentum, such as textiles, seafood, agriculture, and furniture.

The process must start with one or two high-export products and conduct a carbon footprint analysis to understand emissions sources. Industry associations must also work with international partners to ensure the label aligns with EU and US standards.

Collaboration with certification bodies is also key, and partnering with recognised organisations such as the Carbon Trust (UK), TÜV Rheinland (Germany), or SGS (Switzerland) for certification is advised, as is engaging with Vietnamese regulatory bodies to advocate for government incentives similar to South Korea’s model.

Another vital part of the process is to leverage green financing and government incentives to access ESG-linked loans and grants that support supply chain improvements. Alongside this, there needs to be a move to propose carbon labelling incentive programmes through the Vietnam Chamber of Commerce and Industry or the Ministry of Industry and Trade.

The future of Vietnam’s export competitiveness is green. The world is moving towards sustainable trade, and carbon-labelling is no longer optional for businesses that want to thrive in international markets. By learning from successful global initiatives, Vietnamese companies can turn carbon transparency into an economic advantage rather than a compliance burden.

The time to act is now. Companies that lead in carbon labelling will not only future-proof their businesses but also shape Vietnam’s reputation as a responsible trade leader.

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Industrial parks in Binh Duong increase FDI attraction by 232%

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In the first quarter of 2025, an additional 588 million USD in foreign direct investment (FDI) poured into Binh Duong Province’s industrial parks, marking a 232% increase compared to the same period in 2024 and reaching 53.43% of the 2025 annual plan, as reported by the provincial Management Board of Industrial Parks on March 26.

Of the 588 million in FDI USD invested in industrial parks during the first quarter, there were 25 new investment projects with a total registered capital of more than 60.2 million USD and 26 projects with additional capital adjustments, contributing nearly 528 million USD in increased capital.

With this positive investment attraction in the first quarter, industrial parks in Binh Duong have so far attracted 3,252 active projects, including 2,561 FDI projects with total registered capital of 31.57 billion USD and 691 domestic investment projects with total registered capital of 93.664 trillion VND.

According to the Management Board of Industrial Parks in Binh Duong, 10 new projects have become operational in the first quarter. Currently, the province’s industrial parks have 2,706 active business and production projects, including 507 domestic projects and 2,199 FDI projects.

With effective operations, the estimated business and production targets for the first quarter of 2025 in the province’s industrial parks exceeded 11 billion USD, increasing by 7.72% compared to the same period last year and reaching 31.49% of the annual plan. Export turnover surpassed 6.34 billion USD, up 9.22% year on year, achieving 25.36% of the annual plan. Taxes and budget contributions reached nearly 175.4 million USD, increasing by 10.23% year on year and fulfilling 25% of the annual target.

Binh Duong currently has 29 industrial parks with a total planned area of 12,746 hectares. Of which, 28 industrial parks are already operational, covering a total of 12,046 hectares.

According to the Binh Duong Provincial Master Plan for 2021-2030, with a vision to 2050, which was approved by the prime minister, the province is planned to develop 48 to 50 industrial parks with a total planned area of 25,000 hectares.

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