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Vietnam’s Regulations Effective March 2026: Real Estate, Foreign Representative Offices
Several new regulations took effect in Vietnam in March 2026, including the introduction of electronic identification codes for residential properties and a faster licensing process for foreign representative offices. The updates form part of the government’s broader effort to strengthen digital governance and streamline administrative procedures.
Electronic identification codes introduced for residential properties
From March 1, 2026, each residential property in Vietnam will be assigned a unique electronic identification code, under Decree No. 357/2025/ND-CP issued on December 31, 2025.
The electronic identification code will be a string of alphanumeric characters of up to 40 characters, uniquely assigned to each housing unit or real estate property within construction projects managed under the national housing and real estate information system and database.
Provincial and municipal Departments of Construction will be responsible for assigning these identification codes to housing development projects in their jurisdictions. For projects involving future housing developments, the codes will be attached simultaneously when authorities issue notices confirming that the housing meets the conditions for sale.
The national real estate database is designed to be open and interconnected, integrating with other government information systems while complying with national standards for:
- Database structures and technical frameworks;
- Application programming interfaces (APIs);
- Access permission models; and
- Information security requirements under Vietnam’s national data architecture.
The system is intended to improve transparency in property management and facilitate more efficient monitoring and administration of real estate transactions.
Licensing time for foreign representative offices shortened
Vietnam has shortened the licensing timeline for foreign representative offices to 14 working days, down from the previous 30 working days, under Decree No. 62/2026/ND-CP (“Decree 62”), issued on February 13, 2026.
The decree amends Decree No. 06/2005/ND-CP governing the establishment and operation of representative offices for foreign research and cooperation organizations in Vietnam.
Key procedural changes
Several procedural updates have been introduced to streamline the licensing process:
- Faster licensing decisions: The Ministry of Foreign Affairs (MoFA) must grant or deny the license within 14 working days from the date a valid application is received.
- Initial application verification: Authorities must review the completeness and validity of submitted documents within one working day of receipt.
- Expanded submission channels: Applications may be submitted directly, by postal service, or online through the National Public Service Portal.
If an application is rejected, the MoFA must provide a written explanation to the applicant.
Procedures for amending representative office licenses
In addition to shortening the licensing timeline, Article 7 of Decree 62 clarifies procedures for amending or supplementing representative office licenses.
When a foreign organization needs to modify its license, the representative office must submit one application dossier to the MoFA via direct submission, postal services, or the National Public Service Portal. Within one working day, the receiving authority must verify whether the dossier is complete and valid and request revisions if necessary.
Required amendment dossier
The amendment dossier includes:
- A written request for amendment or supplementation of the license using the prescribed form;
- A self-declared curriculum vitae of the proposed chief representative, if the amendment involves a change in the head of the representative office;
- A letter of introduction or appointment decision issued by the head of the relevant ministry, sector, or local authority responsible for the foreign organization in Vietnam; and
- Documents relating to programs, projects, or cooperation commitments between the foreign organization and the Vietnamese supervising authority, if the amendment involves expanding the scope or duration of operations.
Original documents or copies must be provided for direct or postal submissions, while electronic copies are accepted for online applications.
Inter-agency consultation process
Before approving amendments to a representative office license, the MoFA will consult relevant authorities, including:
- Provincial or municipal People’s Committees, which provide opinions on the organization’s activities in the locality where the representative office is located;
- Relevant ministries or government agencies, which review programs or projects related to their respective sectors;
- The Vietnamese supervising authority, which provides feedback on the amendment request; and
- Competent authorities responsible for reviewing the proposed head of the representative office in Vietnam, if a personnel change is involved.
Representative offices are commonly used by foreign organizations to conduct research, cooperation activities, and liaison functions in Vietnam, although they are not permitted to engage in revenue-generating commercial activities.
Implications for businesses and investors
The policy updates taking effect in March 2026 reflect Vietnam’s continued push to digitalize public administration and modernize regulatory oversight.
For real estate stakeholders, the introduction of electronic property identification codes may help improve data transparency, asset tracking, and regulatory monitoring in the housing market.
Meanwhile, the shorter licensing timeline for foreign representative offices may reduce administrative delays for international organizations seeking to establish a presence in Vietnam, facilitating faster engagement with local partners and research institutions.
Setting up a business in Vietnam requires navigating company registration, local approvals, and work permit processes. We help FDI companies by preparing and submitting documentation, coordinating with authorities, and ensuring compliance, so they can start operations smoothly and focus on growth.
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