In recent months, land management controversies have erupted in two prominent Vietnamese provinces, Bac Ninh and Da Nang, reflecting growing public scrutiny over transparency, legality, and fairness in local governance. The disputes, which center on unauthorized construction and contentious land price adjustments, have drawn official responses and ignited debate over the adequacy of existing oversight mechanisms.
In Bac Ninh province, the issue began with a series of complaints from residents of Nenh ward, who alleged that local authorities had failed to enforce land use regulations, allowing a private company to build multi-story buildings in a zone originally designated for the Hoang Ninh market project. According to Bao Thanh tra, citizens accused former leaders of Viet Yen district of lax land management and even hinted at collusion with KK Bac Giang Trading and Services Co., Ltd. The company, they claimed, had constructed solid buildings of three to five stories—far from the intended market infrastructure.
The matter quickly escalated. On August 19, 2025, the People's Committee of Bac Ninh province issued Document No. 1590/UBND-NC, formally acknowledging the complaints and transferring the case to the appropriate authorities for investigation. This move followed a series of procedural steps: On July 24, 2025, the provincial government had already issued Official Document No. 638/UBND-TCD, outlining measures to address the reported violations. By August 8, the Provincial Inspectorate released Report No. 46/BC-TTr, detailing its inspection and clarifying the substance of the citizens' grievances.
Investigators found that the complaints centered on violations of construction order laws and highlighted shortcomings in the state management functions of the former People's Committee of Viet Yen town. The findings, as reported in Bao Thanh tra, confirmed that the construction activities in question were indeed inconsistent with the approved land use plans. The Inspectorate's working session on August 4, 2025, further substantiated these claims, pointing to failures in enforcing the legal framework governing land use and construction.
As per Vietnamese law, specifically Article 10 of the regulations on construction order checks in Bac Giang province (as stipulated by Decision No. 44/2015/QD-UBND), and Clause 1, Article 41 of the Law on Denunciations 2018, responsibility for resolving such complaints falls to the local People's Committee. Consequently, the Chairman of Bac Ninh's Provincial People's Committee transferred the citizens' complaint letters to the Chairman of the People's Committee of Nenh ward, instructing them to consider and resolve the matter. The authorities were also ordered to report back on the results of their investigation to both the Provincial Chairman and the Inspectorate.
While the official response has followed protocol, residents remain anxious about the eventual outcome. The allegations of collusion and regulatory inaction have left many questioning whether the existing checks and balances are robust enough to prevent similar incidents in the future. As one observer noted, the emergence of unauthorized high-rise buildings in a space meant for a public market is "a stark reminder of the consequences when oversight lapses."
Meanwhile, in Da Nang City, another land-related controversy has been unfolding—this time over the adjustment of land price tables, which has major implications for residents wishing to convert agricultural land for residential use. The issue came to light after a citizen posted on the city's public feedback portal, criticizing the minimal adjustment of agricultural land prices compared to the sharp increases in residential land valuations. The citizen argued that, with residential land prices rising as much as tenfold in some areas, the deduction for agricultural land was negligible, leading to prohibitively high conversion fees.
The Department of Agriculture and Rural Development (Sở NN&MT) of Da Nang responded swiftly. Citing Decree 103/2024, they confirmed that families and individuals converting agricultural land to residential use are indeed required to pay the full difference between the residential and agricultural land prices—"exactly as the citizen described." The department also emphasized that the process for adjusting the land price tables, as set out in Decision 45/2025 issued by the People's Committee of Da Nang on June 26, 2025, had strictly adhered to legal requirements.
According to the department, the adjustment process involved multiple steps: After a consulting unit drafted the proposed changes, the department sought input from relevant agencies and the Standing Committee of the Vietnam Fatherland Front in Da Nang. The draft was then published on the city's official website to gather feedback from affected parties. Only after approval by the Land Price Appraisal Council and further consultation with the city's Party Committee was the final proposal submitted to the People's Committee for enactment.
Addressing the citizen's claim that residential land prices had increased tenfold, the department clarified that this was an overstatement. The highest documented increase was on Mai Dang Chon street, where residential land prices rose from 13.48 million VND per square meter to 34.5 million VND—a 2.56-fold increase. In the Olalani project area, prices rose by 4.89 times, but, as the department pointed out, "the Olalani project does not include agricultural land, so it does not affect land use fees for conversion."
As for agricultural land, prices in wards increased from 98,000 VND to 200,000 VND per square meter (a 2.04-fold rise), while in communes, the increase was from 78,000 VND to 140,000 VND per square meter (1.8 times). The department stressed that these adjustments were based on market price surveys and compensation rates collected from various sources. "The adjustment of agricultural land prices was conducted in accordance with legal procedures and reflects real market conditions," the department asserted.
Despite these clarifications, the gap between agricultural and residential land prices remains a sore point for many Da Nang residents. The formula for calculating land use fees—[Land use fee payable = Land use fee at residential price - Land use fee at agricultural price]—means that even modest increases in agricultural land prices do little to offset the much steeper rise in residential values. For families hoping to build homes on former farmland, the financial burden can feel insurmountable.
Both the Bac Ninh and Da Nang cases underscore the challenges Vietnamese authorities face in balancing economic development, legal compliance, and public trust. In Bac Ninh, the specter of unauthorized construction has put the spotlight on regulatory enforcement, while in Da Nang, questions about fairness and transparency in land valuation continue to fuel public debate. In both cases, the official responses have highlighted the complexity of land management in rapidly urbanizing provinces—and the need for ongoing vigilance to ensure that rules are followed and citizens' rights are protected.
As these investigations proceed, residents and observers alike will be watching closely to see whether the promised accountability and procedural rigor translate into meaningful outcomes on the ground.
