On December 11, 2025, Vietnam’s National Assembly issued Resolution No. 254/2025/QH15 (Resolution No. 254) to address practical difficulties encountered in implementing the Law on Land 2024. The resolution provides specific mechanisms and policies to resolve issues related to land allocation, land leasing, and conversion of land-use purposes, while also addressing land valuation principles, timing of information collection, and land valuation methods. The resolution takes effect on January 1, 2026. Key provisions affecting investors are discussed below. Land Use Terms for Transferred Investment Projects The National Assembly has addressed situations where the remaining term of a transferred investment project is insufficient for the transferee’s business or financial plans. Resolution No. 254, along with the Law on Investment 2025, introduces aligned regulatory solutions. Under the Law on Investment 2025 (4th version submitted to the National Assembly for promulgation), if an investment project implemented prior to March 1, 2026, has been transferred and the transferor holds a Land Use Rights Certificate, has fulfilled all land-related financial obligations, and is not subject to termination, the competent authority may determine a new operating term if the remaining operating term does not meet the transferee investor’s financial or business plan. This adjustment occurs when approving or adjusting the investment policy or issuing or amending the investment registration certificate. The revised operating term is calculated from the date of the approval or issuance and must not exceed the statutory maximum of 70 years for projects in economic zones and 50 years for projects outside economic zones. Resolution No. 254 also permits adjustment of the land use term for transferred investment projects involving land, provided that the transferee investor pays additional land rent in accordance with applicable law, thereby ensuring consistency with the Law on Investment 2025. Land Rent Payment Options Resolution No. 254 generally expands the

Tilleke & Gibbins has contributed the Cambodia, Laos, Myanmar, Thailand, and Vietnam chapters to Infrastructure and Construction in Southeast Asia, a comparative guide developed by Drew Network Asia (DNA). The publication brings together insights from leading ASEAN law firms to address common legal and practical issues faced by participants in the construction and engineering sector across the region. Covering nine major Southeast Asian jurisdictions, the guide provides concise answers to frequently encountered questions relating to infrastructure and construction projects. Topics addressed include the regulatory environment, procurement practices, project structuring, risk allocation, contracting terms, dispute resolution mechanisms, and the enforcement of arbitral awards. Each jurisdictional chapter follows a consistent question-and-answer format, enabling readers to compare legal approaches and market practices across countries. This structure highlights both areas of convergence and key differences between jurisdictions, supporting more informed decision-making in cross-border projects and investments. While the guide offers a practical regional overview, it also underscores that legal frameworks and market practices vary significantly between jurisdictions and may be shaped by local principles and industry norms. Readers seeking jurisdiction-specific advice are encouraged to contact the practitioners listed at the end of each chapter. The full guide is available for download through the button below or directly from the DNA website.

On December 10, 2025, the National Assembly of Vietnam officially passed the amended Law on Construction, marking the culmination of a multiyear reform process aimed at modernizing Vietnam’s construction legal framework, streamlining administrative procedures, and aligning with digital transformation and sustainability goals. The amended law, which replaces the current Law on Construction No. 50/2014/QH13, will take effect on July 1, 2026. The Ministry of Construction (MOC) is also preparing several guiding decrees covering project classification, digital submissions and database management, and technical standards for design documentation. Key Changes in the Amended Law While the executed version of the amended Law on Construction has yet to be released to the public, reports have confirmed that it includes the following key changes introduced under the latest draft submitted by the MOC in September: Project classification: The amended Law on Construction classifies construction projects by investment form (public, PPP, business investment, and others), which aligns with the Law on Public Investment, the Law on Investment, and the Law on PPP Investment. This reduces regulatory overlap and clarifies responsibilities. Project preparation and appraisal: The requirement for prefeasibility reports for business investment projects is abolished, as this requirement is now governed by the Law on Investment and the Law on Public Investment. This change shortens the preparation timeline and reduces duplication of procedures. In addition, the authority’s appraisal is streamlined to a single feasibility stage. Also eliminated is the appraisal process conducted following basic design approval, shifting more responsibility to investors and consultants, with targeted post-audit mechanisms for high-risk projects. Construction permits: One of the most significant new changes of the amended Law on Construction is the expansion of exemptions from construction permit requirements to the following eight distinct groups of construction works: State-secret works, emergency or urgent constructions, works under special public investment

On November 26, 2025, the government of Vietnam issued Resolution No. 8/2025/NQ-CP to extend and expand the pilot program allowing Vietnamese citizens who meet certain conditions to gamble at three integrated casino resorts in Vietnam: Corona Resorts & Casino Phu Quoc (An Giang Province) – Effective immediately, and continuing an ongoing pilot program that started in 2019. The Grand Casino Ho Tram (Ho Chi Minh City) – New pilot program for five years starting November 26, 2025. Van Don Integrated Casino & Tourism Complex (Quang Ninh Province) – New pilot program for five years from the date the casino receives its license. The pilot program was originally established under Decree No. 03/2017/ND-CP on casino business, which also sets out the specific eligibility conditions for Vietnamese citizens. After the pilot period, these projects must stop allowing Vietnamese players until the government issues further decisions. This expansion of the pilot program comes after Vietnam’s Ministry of Finance (MOF) released a draft decree earlier this year proposing significant changes to the regulatory framework governing casino operations. These revisions, which focus on increasing fiscal contributions from local players and strengthening compliance obligations for casino operators nationwide, are detailed below. Proposed Increase in Casino Entry Fees for Vietnamese Players The draft decree increases the entry fees applicable to Vietnamese citizens permitted to play at casinos. Under the current regulations, Vietnamese players are required to pay an entry fee of VND 1 million (approx. USD 38) for 24 consecutive hours or VND 25 million (approx. USD 950) per month. The draft decree proposes increasing these fees to VND 2.5 million (approx. USD 95) for 24 consecutive hours and VND 50 million (approx. USD 1,900) per month, effectively doubling the existing amounts and marking the first major fee revision since the pilot program allowing Vietnamese players