Consolidated Document No. 04/VBHN-BXD: Decree on Urban Development Investment Management
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Based on:04/VBHN-BXD - Government Official Gazette
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This is Consolidated Document No. 04/VBHN-BXD issued by the Ministry of Construction, merging the original Decree 11/2013/ND-CP on urban development investment management with five rounds of amendments over the years (Decrees 100/2018, 31/2021, 35/2023, 96/2024, and most recently 35/2026/ND-CP, effective from 22 January 2026). The consolidated text sets out the full management process for urban area projects: urban planning approval, proposal dossiers for urban development areas, approval authority, obligations of primary and secondary project investors, capital mobilization, sale of project products, and procedures for handing over urban infrastructure management to local authorities. The substance sits squarely within urban planning and construction / real-estate-business law, applying to urban development project investors (including foreign investors) and provincial People's Committees. It does not directly address taxation, e-invoicing, accounting, or labor matters - a key distinction for readers of this platform. Because its regulatory scope falls outside RegHub's core coverage areas (VAT, corporate income tax, e-invoicing, IFRS, labor, and customs), this document has been assessed as not a fit for publication on the platform, even though it may hold reference value for real estate developers and urban infrastructure investors.
Overview
Consolidated Document No. 04/VBHN-BXD (Official Gazette No. 146, dated 11 March 2026) merges Decree No. 11/2013/ND-CP dated 14 January 2013 on urban development investment management with five amending decrees: 100/2018/ND-CP, 31/2021/ND-CP, 35/2023/ND-CP, 96/2024/ND-CP, and 35/2026/ND-CP (effective from its signing date, 22 January 2026).
Chapter I - General Provisions
- Scope: urban planning; formation and publication of implementation plans for urban development areas; construction investment, operation, and handover of urban development projects.
- Applicability: domestic and foreign organizations and individuals engaged in urban development investment activities.
- Definitions: types of urban development areas (new, expanded, renovation, conservation, redevelopment, specialized-function), primary investor, secondary investor, urban services.
- Decree 35/2026/ND-CP repealed a series of provisions related to urban classification (now governed under a separate National Assembly Standing Committee Resolution framework).
- Article 6: incentive policies for projects investing in framework technical infrastructure, social housing, resettlement housing, rental housing, and environmentally-friendly new technology.
Chapter II - Urban Development Areas
- Provincial People's Committees are responsible for preparing proposal dossiers for urban development areas, submitted to the Prime Minister or decided within their own authority.
- Appraisal covers consistency with national/regional/provincial planning, master planning, and urban development programs, plus feasibility of the implementation plan.
- Maximum appraisal time is 30 working days; 10 sets of dossiers are submitted to the Ministry of Construction.
- Article 13 (added by Decree 35/2023): governs Urban Development Area Management Boards - investment promotion, management of state-budget-funded projects, progress monitoring, and database development.
Chapter III - Urban Development Investment Projects
Section 1 - Urban area construction investment projects:
- Detailed project planning and construction investment management.
- Articles 17-18: obligations of primary and secondary investors - preparing detailed planning, building synchronized technical/social infrastructure, ensuring temporary connections, contributing to social housing funds, providing urban services, and supervising secondary investors.
- Article 29 (amended by Decree 31/2021): procedure for obtaining appraisal opinions from the Ministry of Construction / Department of Construction when approving investment policy for urban area projects.
- Article 38 (amended by Decree 35/2023): handover of management within urban areas - handover plans, investor and receiving-party (typically the provincial People's Committee) responsibilities, and management of public assets post-handover.
- Article 39: capital mobilization and sale of project products (serviced land, housing, infrastructure works).
Section 2 - In-city construction investment projects: Article 40 has been repealed.
Chapter IV - State Management Responsibilities
Allocates responsibilities among the Ministry of Planning and Investment (capital allocation, ODA mobilization), the Ministry of Finance (financial and tax incentive policy), the Ministry of Natural Resources and Environment (land planning), and other relevant ministries.
Editorial note
Many provisions in the original decree have been repealed through successive amendments (notably the large-scale repeals under Decree 31/2021/ND-CP and Decree 35/2026/ND-CP) - these are retained in the consolidated text only for historical reference and are no longer in legal effect.