Vietnam has introduced significant new measures to enhance transparency, digitalisation and the administration of land-related financial obligations in the real estate sector. Key developments include the establishment of a centralised real estate information system and electronic identification codes under Decree 357, alongside new mechanisms for determining land use fees and land rental fees under Resolution 254 and Decree 50. These reforms are expected to improve market transparency, administrative efficiency and regulatory consistency across the sector.

In this edition, we highlight key developments and their practical implications for Vietnam’s real estate market. In addition, we provide other news and regulatory updates that may be of interest to you.

Vietnam has introduced Decree 29/2026/ND-CP, establishing the legal framework for a centralised domestic carbon exchange. The Decree sets out key rules on the registration, trading and settlement of GHG emission quotas and carbon credits, with a pilot phase running until the end of 2028 and full operation expected from 1 January 2029.

Vietnam’s National Assembly passed the Law on Investment No. 143/2025/QH15 (the “2025 LOI”) on 11 December 2025. The majority of its provisions took effect on 1 March 2026, with the remaining provisions becoming fully effective on 1 July 2026, thereby replacing the 2020 Law on Investment. To implement the 2025 LOI, the Government issued Decree No. 96/2026/ND-CP on 31 March 2026, which provides detailed guidance on the implementation of a number of its provisions.

The increasing urgency of addressing climate change is reshaping the risk landscape for construction projects, giving rise to a growing number of climate-related disputes. Questions such as whether a contractor has breached ESG obligations under standard form contracts, or whether extreme weather events qualify as force majeure, rarely admit straightforward answers. These complex and evolving issues were the subject of discussion at the “Climate Change and Construction Arbitration” event held on 8 April 2026, alongside the 2026 Ho Chi Minh City International Construction Arbitration Conference (HICAC2026).

In this edition, we highlight the key changes introduced by the Law on Digital Transformation No. 148/2025/QH15, which integrates with existing laws on data, e-transactions, cybersecurity, telecommunications, and AI to create a unified legal framework. In addition, we provide other news and regulatory updates that may be of interest to you.

On 11 December 2025, the National Assembly promulgated the Law on Digital Transformation No. 148/2025/QH15 (“LODT”), which will take effect on 1 July 2026. The LODT replaces the 2006 Law on Information Technology and its related amendments.

Foreign-invested economic organisations (FIEOs) in Vietnam have often used multi-layered ownership structures to be treated like domestic companies under the 2014 Law on Investment. However, a recent appellate ruling by the Supreme People’s Court confirms that, regardless of such structuring, FIEOs are still not allowed to own land in Vietnam, reaffirming the restrictions under the 2013 Land Law and closing a commonly used loophole.

An event titled “Climate Change and Construction Arbitration”, co-organized by the Young Singapore International Arbitration Centre (YSIAC) and the Asia-Pacific Forum for International Arbitration (AFIA), and sponsored by ACSV Legal.

In this edition, we highlights the key changes introduced by the Law on Cybersecurity No. 116/2025/QH15, with particular focus on enhanced operational obligations for service providers, strengthened data localisation requirements, and a streamlined licensing framework. Besides, we provide other news and regulations that might interest you.

On 10 December 2025, the National Assembly officially passed the Law on Cybersecurity No. 116/2025/QH15 . This legislation represents a significant restructuring of Vietnam’s cyber legal framework and is scheduled to take effect on 1 July 2026.

Since Decree 13 on Personal Data Protection, many businesses have focused on personal data compliance. However, with the Law on Data No. 60/2024/QH15 and its implementing decrees, Decree No. 165/2025/ND-CP and Decree No. 169/2025/ND-CP, taking effect from 1 July 2025, businesses now face a broader data governance framework that applies to digital data generally, not just personal data.