New Amendments To The Investment Law 2020

The National Assembly of Vietnam adopted a new law (the Amended Investment Law) to amend and supplement several provisions in Investment Law 2020. Most provisions of the Amended Investment Law take effect from 1 January 2025, except certain cases will take effect from 1 July 2025. In this post, we discuss some notable points in this Amended Investment Law.

Special Investment Procedures

The key point in this Amended Investment Law is the introduction of a special investment procedure (Special Procedure) which allows the eligible investors in certain high-tech sectors to obtain the investment registration certificate (IRC) and implement its project in a shorter time and reduces procedures, including waiver of various approvals and procedures.

The project utilizing the Special Procedure are exempt from various standard approvals and procedures, including IPA, technology appraisal, environmental impact assessment report, detail planning, construction permit and other approvals and permits in construction, fire fighting and prevention. The issued IRC serves as document for land lease or conversion of land use purpose. However, before commencing construction, investors are obliged to submit a report on the project's economic-technical construction investment, along with the corresponding appraisal report, to the relevant Authority.

This Special Procedure prevails relevant regulations under other laws enacted before 15 January 2025 when there is any difference between the Special Procedure and such other laws. For projects having IPA or IRC before the effective date of Amended Investment Law and eligible for utilizing the Special Procedure, the investor of such project can choose to apply the Special Procedure. The Special Procedure is still subject to further guidance from the Government and Ministry of Planning and Investment.

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Resolution 171: Expanding Land Resources For Commercial Housing Development In Vietnam

Vietnam’s housing market has experienced rapid growth in recent years, driven by urbanization, economic development, and increasing demand. A shortage in housing supply in some big cities currently has prompted policymakers to enhance land policies to unlock resources for housing project development. As new Land Law 2024 seems to fall short in resolving the land supply constraints for residential development, on 30 November 2024, the National Assembly adopted Resolution 171 on piloting implementation of commercial housing projects through agreements on voluntary assignment of land use rights (LUR) or use of existing LUR (Resolution 171).

With its introduction of a more flexible mechanism for commercial housing development, Resolution 171 is anticipated to address the housing supply shortage. However, developers will need to wait for a detailed decree to ensure the feasibility and compliance of their proposed projects.

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After The Storm - New Amendments to the Securities Law 2019

In the FLC and Van Thinh Phat cases, the authorities have accused the controlling shareholders of FLC and Van Thinh Phat of various crimes including crimes relating to public issuance of securities, stock manipulation or private issuance of bonds. In an apparent attempt to prevent these crimes to be recommitted, in December 2024, the National Assembly passes some important amendments to the Securities Law 2019 (2024 Amendment). The Amendment takes effect from 1 January 2025 and could impose significant risks to public companies and their shareholders in Vietnam.

Sweeping changes to the liability regime for public companies, their shareholders and advisors

Under the 2024 Amendment, organization or individuals participating in the process of preparing applicable files or reporting documents relating to securities activities and securities market (hoạt động chứng khoán và thị trường chứng khoán) will be responsible for ensuring that:

such application files and reporting documents are legal, accurate, true and complete; and
such application files and reporting documents have clear and not misleading information and contain all material content which affect decision of the authorities, organisations and investors.

Advisors, who provide advice on the application files and reporting documents relating to securities activities and securities market, must be honest and prudent and must ensure that all analysis is reasonable and prudent.

Before the 2024 Amendment, the Securities Law 2019 only imposes liabilities to issuers, underwriters, auditors and “certifying organisations” when they conduct a public offering of securities or register their securities for listing or trading. However, by referring to all securities activities and securities market, the 2024 Amendment appears to expand the liability regimes to apply to all activities in the market including those which are normally not subject to such liability such as (1) private offering of securities, (3) public disclosures by a public companies or their shareholders, (4) secondary trading of securities by investors, and (4) advisors who are involved in these activities.

In practice, it would be very difficult for public companies and their shareholders and advisors to ensure that all of the documents and information relating to their public disclosures and securities trading activities do not contain misleading information and contain all material information, which affect decision by not only investors but also the authorities and other organisations.

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Notable points under the Draft Law on Personal Data Protection (Draft PDPL)

On 24 September 2024, the Ministry of Public Securities (MPS) published the draft law on personal data protection (Draft PDPL). Compared to Decree 13/2023, the Draft PDPL introduces several significant points related to personal data protection. This blog will explore the key highlights and implications of these new provisions.

1) Expanded scope of application

As compared to Decree 13/2023, the Draft PDPL broadens its scope to cover additional entities, being “agencies, organizations, and individuals collecting and processing personal data of foreigners within Vietnamese territories.” (Article 1.2(dd). This provision appears to enhance the protection of personal data belonging to foreign nationals. However, it remains unclear whether the provision applies solely to foreigners present in Vietnam or also to those residing abroad. The ambiguity lies in the interpretation of the phrase “within Vietnamese territories”. If it extends to foreigners outside Vietnam, it could impose significant compliance burdens on Vietnamese enterprises processing personal data of foreign nationals.

Furthermore, it is confusing that the Draft PDPL does not address the existing ambiguity in the scope of application under Decree 13/2023. Instead, it introduces another type of applicable entity that could potentially create even greater uncertainty.

2) Definition of personal data associated to “citizen”

Unlike Decree 13/2023, the Draft PDPL defines both basic personal data and, seemingly, sensitive personal data as being specifically associated to “citizens”. It is unclear why Draft PDPL limits its personal data protection to citizens rather than to all individuals, regardless of nationality or status. This approach is not in line with the term “personal data” in GDPR (which refers to that of a natural person). Furthermore, limiting protections to citizens could also infringe on the rights of non-citizens and stateless people, potentially conflicting with Article 21 of the 2013 Constitution, which guarantees privacy rights to "everyone," not just citizens.

Additionally, the term “citizen” is ambiguous, as it is unclear whether it refers to Vietnamese citizens only or also encompasses foreign citizens. If the former interpretation is adopted, this would be inconsistent with the broader scope outlined in Article 1.2(dd) of the Draft PDPL, which governs the personal data of foreigners. If the latter interpretation is adopted, it would not be reasonable for the Draft PDPL and Vietnamese authorities to govern personal data of foreign citizens (especially those who are not in Vietnam).

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Vietnam Business Law