VCI Legal – 28th September, 2026

Vietnam is advancing the resolution of long-standing stalled projects through a special legal framework supported by implementation measures at both central and local levels. At its core is National Assembly Resolution No. 29/2026/QH16, dated 24 April 2026 and effective from 1 May 2026. The Resolution establishes special mechanisms and policies for addressing land law violations committed by organisations and individuals before the 2024 Land Law took effect, while also resolving difficulties affecting stalled and protracted projects. It provides a legal basis for addressing obstacles that have prevented land and investment resources from being put to productive use.

The Government subsequently issued Decree No. 147/2026/ND-CP, dated 7 May 2026, providing guidance on the special mechanisms and policies for resolving project-related difficulties. Prime Minister’s Decision No. 1020/QD-TTg, dated 9 June 2026, further supports this framework through an implementation plan for Resolution 29. These instruments perform complementary functions: the Resolution establishes the policy framework, the Decree guides its application to project bottlenecks, and the Decision organises implementation. Together, they support the transition from broad policy commitments to the review, classification and resolution of individual project cases.

A notable feature is the responsibility placed on local authorities to identify and classify outstanding projects proactively. Under Decree 147, provincial People’s Committees must continue reviewing stalled projects and their associated obstacles to ensure that cases requiring consideration are not overlooked. Departments of Finance are tasked with classifying projects according to the applicable mechanisms and referring them to the relevant specialised authorities for guidance. Implementation is accompanied by responsibility for reviewing project legality, development conditions and land-related financial obligations. The process must also guard against the legitimisation of violations and abuse of the special policies.

In Ho Chi Minh City, Directive No. 45/CT-UBND, dated 5 May 2026, places the resolution of project bottlenecks within a broader programme of urgent measures aimed at achieving double-digit economic growth in 2026. The Department of Finance leads coordination with relevant agencies to review and update the project inventory. As of 5 September 2026, the city had recorded 1,338 stalled projects covering more than 30,691 hectares, with an aggregate investment value of approximately VND 658.084 trillion. These figures illustrate the scale of resources that could return to productive use if the underlying obstacles are effectively resolved.

National figures as of 15 September 2026 indicated that 3,407 projects had completed classification and resolution and were reported to have no remaining obstacles, representing more than VND 2.5 quadrillion in aggregate investment. These results should nevertheless be distinguished from actual project delivery. Aggregate investment value does not represent capital already disbursed, while the resolution of a particular category of legal issues does not, by itself, establish that every requirement for further development has been satisfied.

For businesses, the framework calls for proactive and focused preparation. Investors should establish the origin and timing of each outstanding issue, confirm the project’s legal status, identify unfulfilled obligations and determine the competent decision-making authority. A proposed resolution should connect each obstacle to the relevant legal basis and a practicable implementation pathway. This approach can help authorities assess the case and enable investors to plan subsequent procedural and financial steps with greater clarity. The ultimate measure of the framework’s effectiveness will be its ability to translate case resolution into concrete decisions, completed procedures and resumed development, reducing the prolonged underutilisation of land and investment capital.

About VCI Legal:

VCI Legal is an award-winning business law firm in Vietnam with a wide range of legal and corporate services, among other things, corporate, banking & finance, tax, labor & HR, real estate and dispute resolution with special focus on international investment disputes, We also offer our specialized type of service called “In-House Counsel Service” with the aim of assisting our clients in dealing with all types of internal and external issues arising from their day-to-day operations and business activities. With our offices in both Hanoi and Ho Chi Minh City, we have a tremendous depth of experience in providing well-reasoned and comprehensive legal advice to not only multinationals and Fortune 500 companies, but also small and medium enterprises.

Our professional team comprises one of the leading law firms in Vietnam with service quality highly recommended and acknowledged by international legal service reviewers such as: The Legal 500, AsiaLaw Profiles, IFLR, KPMG’s Tax Directors’ Handbook, Acquisition International, ACQ Global, Global Law Experts, Finance Monthly, and Chambers & Partners.

For many years, VCI Legal has been ranked among the top law firms in Vietnam for corporate, finance, insurance, taxation, employment, intellectual property and investment. With a “Can Do Attitude” combined with a “Know How” capacity, our firm is big enough to provide comprehensive legal support for any in-house legal matters, yet small enough to care about each of our clients. We undertake each engagement with the mindset of a long-term relationship, with the will to give whatever it takes to understand and fulfill your needs.

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