On October 11, 2025, a significant proposal by Vietnam’s Department of Land Management set the stage for sweeping changes in the way land registration is handled across the country. The move, aimed at streamlining administrative processes and embracing digital transformation, comes at a time when both legal and technological landscapes are rapidly evolving.
According to Kienthuc and LSVN, the Department of Land Management, under the Ministry of Agriculture and Environment, formally submitted a proposal to transfer the core functions of land registration offices from their current district-level branches to commune-level People’s Committees. This marks a push toward a more unified and efficient two-level local government model, one that could impact millions of Vietnamese citizens and businesses dealing with land and property rights.
Currently, the country boasts a robust network of 703 land registration offices spread across 34 provinces, all operating under the Departments of Agriculture and Environment. These offices, together with their district branches, employ a workforce of approximately 16,683 people—a staggering figure that underscores the scale of the nation’s land administration system. Of these, about 12,600 staff members are stationed at district branches, handling everything from issuing land use rights certificates to confirming changes in property status.
The Department’s proposal outlines two main options for restructuring. Option 1 suggests that each commune-level People’s Committee establish a public service unit to inherit the duties and authority currently vested in the district branches. This approach, while maintaining organizational continuity and leveraging existing financial mechanisms, could inadvertently result in a bloated bureaucracy and overlapping responsibilities. As Kienthuc notes, "the possibility of having two units at the same level performing similar tasks could lead to confusion over authority, particularly regarding the issuance of land use rights certificates."
Option 2, which has emerged as the Department’s preferred path, calls for the direct transfer of authority to issue land use rights certificates and confirm changes to the commune-level People’s Committees. In practice, this means that local officials—depending on their region’s needs and resources—could delegate these responsibilities to specialized land management agencies at the commune level. The Department argues that this model offers greater simplicity, unifies authority, and reduces administrative burdens for citizens and businesses alike. As their report puts it, this approach would "ensure the principle of one level, one agency with exclusive responsibility for land registration tasks," and would help "streamline operations, reduce points of contact, and promote the adoption of modern technology in land management."
However, the road to reform is not without its bumps. The proposal acknowledges that integrating new functions into commune-level agencies could pose challenges, particularly in terms of operational mechanisms, financial arrangements, and the transfer of staff. The Ministry of Home Affairs has been tapped to coordinate these organizational and personnel changes, working closely with the Ministry of Agriculture and Environment to ensure that the transition is smooth and that essential services remain uninterrupted. According to LSVN, this collaboration is intended to "guarantee stability and prevent any disruption in the delivery of land registration services."
These structural changes are unfolding against the backdrop of Vietnam’s broader digital transformation efforts. On October 10, 2025, a workshop hosted by the Ministry of Justice brought together legal experts, technologists, and international advisors to discuss the digitization of secured transaction registration—a process closely tied to land and property rights. Mr. Pham Truong Hai, Deputy Head of the Department of Registration of Secured Transactions and State Compensation, highlighted in his presentation that "online registration of secured transactions is now legally recognized and holds the same value as submitting paper documents." He further explained that electronic signatures and seals are fully accepted, and that applicants must have valid electronic registration accounts to participate in the system.
The workshop revealed that over 90% of secured transaction registrations are now conducted online, a testament to the country’s digital progress. Yet, as Mr. Hai pointed out, "technical infrastructure for online registration still faces limitations, especially regarding mobile device display and operation." The remaining 10% of registrations continue to rely on traditional paper-based methods, underscoring the digital divide and the need for further investment in technology.
International experts at the workshop offered valuable lessons from abroad. Mr. Tobias Oelsner, Chief Judge of the Berlin Regional Court, shared Germany’s experience with digitizing its legal framework for secured transactions. He stressed the importance of building public trust and cautioned against moving too quickly: "Germany took 25 years to complete the digitization of its registration system; rushing the process can erode public confidence." Mr. Konrad Greilich, co-founder and CEO of Visionary Berlin GmbH, emphasized that an effective registration system must be "digital, centralized, interconnected, and legally binding." He also discussed the promise and pitfalls of blockchain and smart contracts, noting that while these technologies can automate and secure transactions, they also raise questions about legal oversight and data privacy.
Back in Vietnam, technology leaders like Mr. Duong Tat Toan from FPT Group are exploring how artificial intelligence, big data analytics, and blockchain could revolutionize land and asset registration. AI, for example, is being used in some countries to automatically analyze documents, detect fraud risks, and suggest relevant legal texts, saving time and reducing errors for both officials and applicants. Blockchain, meanwhile, offers the promise of tamper-proof records and transparent transactions, though its integration with existing legal frameworks remains a work in progress.
The convergence of legal reform and technological innovation is reshaping Vietnam’s approach to land management. By transferring authority to the grassroots level and embracing digital tools, the government hopes to create a more responsive, transparent, and efficient system—one that minimizes bureaucracy, reduces opportunities for corruption, and ultimately serves the needs of ordinary citizens and businesses. As the Department of Land Management’s proposal moves forward, all eyes will be on how these changes play out in practice and whether Vietnam can strike the right balance between tradition and transformation.
With the groundwork being laid for both administrative and digital modernization, Vietnam is poised for a new chapter in land governance—one where local empowerment and cutting-edge technology could finally make land registration a smoother, fairer process for everyone involved.
