The real estate brokerage sector in Vietnam is facing a significant crisis, with alarming statistics revealing that 89% of brokers do not possess valid practicing certificates. This situation has raised concerns about the legal status of the profession and highlighted the urgent need for standardization, enhanced training, and transparency in the certification process.
On April 21, 2025, the Vietnam Real Estate Market Evaluation Institute (VARS IRE) held a specialized conference titled “Real Estate Brokerage Practice Certificate: Where is the Obstacle, How to Remove It?” in collaboration with VARs Connect. The conference aimed to address the pressing issues surrounding the certification of real estate brokers, especially as the new Law on Real Estate Business 2023 is set to take effect on August 1, 2024.
Dr. Nguyen Van Dinh, Chairman of the Vietnam Real Estate Brokers Association (VARS), emphasized the critical transition the industry is undergoing. He noted that while regulations exist, the implementation remains stifled due to a lack of organized examination processes at local levels. "Local authorities have yet to conduct exams, and aspiring brokers are uncertain about where to receive proper training. This has left many companies unable to hire legally certified personnel, which is essential for compliance with the law," he stated.
According to a survey conducted by VARS IRE involving nearly 30,000 brokers, it was found that over 6,000 students have completed the training program under Circular 04 but have been unable to sit for the examination due to complications in the exam organization guidelines across provinces and cities. The survey revealed that only 11.3% of brokers currently hold a valid practicing certificate, while 51.8% have never been trained, and 24.1% have completed training but lack certification. Alarmingly, 12.8% possess certificates that have expired.
The lack of a clear pathway to certification has created a significant paradox in the industry, as articulated by Dr. Tran Xuan Luong, Deputy Director of VARS IRE. He pointed out, "The issue is not about the capacity to organize exams, but rather the lack of synchronization in direction and implementation. Despite clear regulations, many localities have not taken action to facilitate the examination process. This has left 88% of students unaware of which agency is responsible for organizing exams in their area, creating confusion and frustration among potential candidates and companies alike."
As a result, 416 brokerage firms reported a shortage of qualified personnel, directly impacting their business operations. The inability to hire certified brokers has led to transaction delays and market disruptions. Dr. Dinh noted, "This crisis represents a silent storm in the real estate brokerage industry, where many practitioners find themselves caught between the expectation of legal compliance and the reality of unclear pathways to achieve it. No one dares to speak up; they are left to endure this storm in silence."
Despite these challenges, the survey indicated that 93% of brokers expressed a strong desire to participate in the certification examination, demonstrating a high level of commitment to legal compliance and professional development. This eagerness for certification highlights the necessity for a well-structured and flexible examination process, which could include online testing options to accommodate the growing demands of the industry.
VARS has emphasized the importance of regulatory oversight, inspection, and enforcement of violations. However, they also advocate for creating conditions that allow brokers to practice legally. Dr. Dinh reiterated, "Before enforcement actions are taken, it is crucial to establish practical solutions that provide opportunities for brokers to operate within the legal framework. We must create pathways for those trapped in this legal gray area."
During the conference, various practical recommendations were proposed to address the bottlenecks in the certification process. Delegates unanimously suggested that the Ministry of Construction issue specific guidelines to enable local governments to conduct examinations in accordance with legal requirements. Furthermore, there was a call for allowing qualified training institutions to assist in organizing examinations and the development of an online or inter-provincial examination system to alleviate pressure on individual localities while ensuring transparency.
Dr. Luong cautioned that the real estate brokerage workforce is a vital link in the distribution chain of the market. If they remain unable to practice, the entire supply chain could freeze, leading to a market stagnation that no one wants to see. He stressed the need for a coordinated mechanism with clearly defined responsibilities from both central and local authorities to resolve this pressing issue.
As the conference concluded, many attendees voiced their support for the urgent need to address the challenges faced in the certification process. They called on the Ministry of Construction to lead the development of a standardized question bank for the certification examination, ensuring transparency and relevance to current legal practices. Additionally, it was recommended that the Ministry provide clear regulations regarding training conditions for brokers and regularly update these guidelines to maintain the integrity of the certification process.
Local governments were also urged to expedite the organization of certification examinations and provide clear guidelines for candidates on how to register. Establishing a regular schedule for examinations, ideally twice a year, would help accommodate the growing number of aspiring brokers and prevent future bottlenecks.
In light of these developments, it is essential for the real estate sector to navigate these challenges effectively. The need for a robust framework that supports the certification of brokers is not just a regulatory requirement but a fundamental aspect of ensuring a thriving and legally compliant real estate market in Vietnam.
