In June 2026, the HCMC Department of Construction announced a roadmap to issue electronic identification codes for each real estate product, managing them continuously from development to full transaction history. For foreign investors, how does this HCMC digital property ID system change property due diligence, and why is this truly an opportunity rather than a barrier?
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HCMC’s issuance of property ID codes is a specific implementation of the 40-character identification code under Decree 357, which officially took effect on March 1, 2026.
HCMC is prioritizing new projects eligible to raise capital first, then gradually expanding to existing developments. To date, 1,174 accounts have been issued to departments, ward-level People’s Committees, developers, and trading floors to update data. The system is expected to be completed in July 2026.
Mr. Nguyen Tien Huong, Head of Housing and Real Estate Market Management at the HCMC Department of Construction (Thanh Nien, May 6, 2026), confirmed that the ID issuance mechanism applies to both residential housing and floor area within construction works. HCMC also aims to digitize 100% of infrastructure projects and developments in 2026, expanding the tracking system across the entire asset lifecycle. As Mr. Huong put it: “The electronic ID code is not an isolated test step; it is the operating platform for the entire HCMC real estate market in the upcoming period.”
When the system is complete, buyers can look up actual transaction prices directly at bds.moc.gov.vn, which automatically links data from tax authorities and notary offices. This is a major difference compared to the past, when transaction information depended almost entirely on brokers.
For foreign investors, this mechanism opens up the ability to cross-check independently before signing a contract, instead of relying on a single source of information. This is a proactive step in the due diligence process that was previously nearly impossible to perform remotely.
Ms. Giang Do, Director of Advisory and Valuation at Savills Vietnam, noted that past land fever was largely driven by a lack of reliable reference data. When actual transaction prices are made public, price inflation driven by rumors will decrease significantly, helping the market better reflect the true value of assets. (Land Law Regulatory Updates). “When real transaction data becomes public, buyers have the tools to verify information themselves, rather than relying solely on advice.”
During the synchronized rollout phase of the HCMC digital property ID system, assets with clear legal status and transparent transaction histories will hold a distinct advantage over the rest of the market. This is an element foreign investors should proactively prioritize when selecting assets in the coming period.
Mr. Nguyen Van Dinh, Chairman of VARS, noted that a centralized database will significantly narrow the information gap between buyers, sellers, and brokers, thereby strengthening the reliability of transaction prices and limiting artificial pricing.
With this advantage, investors should proactively leverage the system for self-verification before deciding, rather than relying solely on one-sided advice from brokers. This is how to build a proactive stance in an increasingly transparent market. “Investors with full information are always in a more proactive position, regardless of transaction size.”
The digital ID system is not a procedural barrier, but a tool that helps foreign investors make decisions with greater confidence in the HCMC market. As transaction data becomes transparent, opportunities belong to investors who proactively utilize available information. This forms the foundation for a more sustainable investment cycle in the coming period.
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