CONDITIONS FOR TRANSFERRING REAL ESTATE PROJECTS: LATEST UPDATES

What Are the Conditions for Transferring a Real Estate Project?

The conditions for transferring a real estate project refer to the legal requirements that both the project developer and the project itself must satisfy before all or part of the project can be transferred to another developer. These requirements are established to ensure that the transfer is conducted transparently, in compliance with the law, and in a manner that protects the legitimate rights and interests of the State, investors, customers, and other relevant stakeholders.

In practice, real estate project transfers are a common form of mergers and acquisitions (M&A) within the property market. However, not every project is eligible for transfer. Only projects that fully comply with the legal requirements prescribed by applicable laws and regulations may be reviewed and approved by the competent authorities.

Mandatory Conditions for Transferring Real Estate Projects Legally

According to current legal regulations, an M&A transaction is considered legally valid if and only if it fully satisfies the following sets of conditions:

Conditions regarding the real estate project being transferred

The project intended for transfer must possess a "clean legal profile" and meet the following standards:

• Approved Status: The project must have a decision or approval on investment policies from the competent state authority; the 1/500 detailed planning or the general master plan must be approved.
• Completed Site Clearance: The project (or the specific part being transferred) must have completed compensation, support, and resettlement processes.
• Dispute-Free Land: The land use rights of the project must not be subject to any disputes, distraints for judgment enforcement, or compliance with administrative decisions.
• Operational Status: The project must not be suspended, terminated, or subject to a land or project recovery decision by competent authorities.

Conditions for the Transferring Developer (The Seller)

• Must be the legal developer of the project as recognized in the official legal documents.
• Must have fulfilled all land-related financial obligations of the project to the State (including land use fees, land rental fees, and other land-related taxes, fees, and charges, if any).

Conditions for the Transferee Developer (The Buyer)

The eligibility to receive real estate projects clearly specifies the capacity of the new developer to avoid cases where projects are left abandoned:

• Must be an enterprise with the function of real estate business as prescribed by law.
• Must ensure financial capacity to continue implementing the project: The owner's equity must not be lower than 20% of the total investment capital for projects under 20 hectares, and not lower than 15% for projects of 20 hectares or more.
• Must commit to continuing the investment, construction, and business operations in strict accordance with the approved project contents.

Special Note: Upon transfer, the transferee developer will inherit all rights and must fulfill all obligations of the former developer toward customers and related parties (if any).

Summary of Project Transfer Procedures

Once all the conditions for transferring real estate projects are fully met, both parties will proceed with the project transfer procedures according to the following basic steps:

Implementation Steps	Detailed Content
Step 1: Document Submission	The developer submits an application for the transfer of the whole or part of the project to the Provincial People's Committee where the project is located.
Step 2: Appraisal	The competent authority gathers opinions from relevant departments and appraises the legal status and financial capacity of the buyer.
Step 3: Decision	The Provincial People's Committee issues a decision permitting the project transfer (Taking approximately 30 days from the date of receiving a complete dossier).
Step 4: Contract Signing	Both parties sign the Real Estate Project Transfer Contract and carry out the project handover procedures.
Step 5: Financial Obligations	Fulfill tax obligations and register land changes at the land management authority.

Risks of Not Meeting Transfer Conditions

If businesses deliberately "bypass the law" to trade projects without meeting the required conditions, the legal consequences can be severe:

• The project transfer contract will be declared null and void, and the parties must return to each other what they have received.
• Enterprises may face substantial administrative fines from regulatory bodies.
• The project risks having its progress frozen, causing heavy capital losses for investors.

Victory Group – Your Trusted Partner in Real Estate Project Development and Transfer

As the real estate market places increasing emphasis on transparency, regulatory compliance, and sustainable development, a real estate project transfer has become more than just an investment transaction. It requires comprehensive legal preparation, sound financial planning, and a well-defined development strategy.

Victory Group is an integrated real estate ecosystem operating under the DBFS solutions (Develop – Build – Finance – Sale & Marketing) , providing end-to-end solutions throughout the entire project lifecycle. Backed by a team of experienced professionals and integrated implementation capabilities, Victory Group supports businesses in:

• Project development consulting
• Legal due diligence and documentation review
• Project feasibility assessment
• Project restructuring
• Investment cooperation and joint ventures
• Real estate project transfers
• End-to-end project implementation

Understanding the conditions for transferring real estate projects helps developers accurately appraise the feasibility of a property M&A deal. To ensure your capital operates safely, always cross-check the actual project profile with the regulations in the latest law on real estate business before signing any agreements.