Vietnam digital location ID decree: Impact of digital real estate data on foreign investors
The 12-digit location ID adds another layer to Vietnam’s emerging digital infrastructure for land, buildings and real estate data. Ecovis consultants explain the benefits and implications.
Vietnam is moving beyond isolated property records towards a more connected digital framework for physical locations and real estate. Decree 326/2026/ND-CP, effective from 1 September 2026, introduces a unique 12-digit location identifier for locations covered by the national system. The identifier is designed to be stable and capable of linking information across national and sectoral databases.
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Digital identification of real estate will be possible
This development should be viewed together with Decree 357/2025/ND-CP, which introduced electronic identification for certain real estate products from March 2026. These real estate IDs may include a land parcel identifier, project or construction information and a location ID, where available. The two regimes are different, but together they indicate the direction of travel for digitalisation in Vietnam: progressively connecting land, buildings, addresses and other location-related data through standardised identifiers.
We provide comprehensive advice to foreign investors on real estate transactions, site selection, M&A, construction projects, and regulatory compliance.
Vu Manh Quynh, Attorney-at-Law, Managing Partner, ECOVIS Vietnam Law, Ho Chi Minh City, Vietnam
Benefits and significance of the digital location ID
For foreign investors, the practical value is not that a digital ID proves ownership. It does not. Land-use rights, permitted use, planning, construction status, project licensing and other legal matters must still be verified through conventional due diligence. The potential benefit is improved consistency when comparing an asset with regulatory and transaction records.
Advice for businesses and investors
Investors acquiring real estate, leasing industrial land or establishing factories should treat location IDs as an additional verification layer, not a substitute for legal title review. Any discrepancy between digital records, land-use right certificates, project approvals and the actual site should be investigated. Implementation will also be progressive as databases are standardised and connected.
