LEVELS OF REAL ESTATE PROJECT LEGALITY: A MUST-READ GUIDE FOR BUYERS

07/14/2026

When deciding to invest your hard-earned money in a property, the first and most critical factor determining the safety of your cash flow is not location or amenities, it is real estate project legality. No matter how attractive a project looks, vague paperwork and documentation put you at a constant risk of losing your investment. To give investors and homebuyers the clearest view, this article breaks down the levels of real estate project legality, from the initial stages to final completion.

Level 1: Initial Legality (Investment Preparation Stage)

This stage lays the very first foundation for a project on paper. At this level, the developer must prove land use rights and obtain approval from state authorities.

Investment Policy Approval: A document issued by the provincial/municipal People's Committee approving the developer's execution of the project on that specific land lot.
Land Allocation or Land Lease Decision: Official certification of the developer's legal land use rights to develop the project.
1/500 Detailed Planning Map: A detailed master plan that specifies the infrastructure system, construction density, building height, plot boundaries, etc. This is the "golden blueprint" ensuring the developer cannot arbitrarily alter the design.

⚠️ Risk Warning: Transactions at this stage (often under the guise of reservation deposits or registration forms) are highly speculative. The project can easily stall if the developer lacks the capacity to proceed to the next stages.

Level 2: Construction Legality (Implementation Stage)

Once the master plan is approved and clean land is secured, the project must pass the next hurdle to officially commence physical construction on-site.

Environmental Impact Assessment (EIA) Report: Or an approved environmental protection plan.
Basic Design and Fire Prevention & Fighting (FPF) Approval: Ensuring technical safety and operational standards for the future.
Construction Permit: Issued by the Ministry or Department of Construction, this is the crucial "go-ahead" that allows the developer to officially break ground and build the structure.

Level 3: Eligible-for-Sale Legality (Sales Launch Stage)

Many buyers mistakenly assume that having a Construction Permit means a project is ready for sale. In reality, to legally raise capital from customers, the real estate project legality must reach this level:

Foundation Completion Inspection Report: (For apartments/condominiums) or completion of corresponding technical infrastructure (For landed properties/plots).
Written Approval for Sale/Lease-Purchase of Future Assets (Future-Formed Housing): Issued by the Department of Construction. This is the highest guarantee that the project is legally eligible for commercial transactions.
Bank Guarantee Letter: A commercial bank's commitment to refund the buyer's money if the developer fails to hand over the property on time or breaches the contract.

Level 4: Completed Legality (Handover & Title Deed Stage)

This is the highest level of legality, offering absolute safety for buyers as the property physically exists and individual ownership is fully recognized by law.

Document Type	Detailed Content	Meaning to the Buyer
Project Commissioning Report	Inspection of completed construction put into use and actual FPF acceptance.	Ensures physical safety before moving in.
Pink Book (Certificate of Ownership)	Issued individually for each apartment or land plot under the buyer's name.	Full ownership rights (to sell, gift, or mortgage).

Quick Tips for Investors to Verify Real Estate Project Legality

To avoid falling into the trap of "ghost projects" or delayed developments, keep these 3 golden rules in mind:

Request to see original documents: Do not rely solely on the glossy presentations of sales agents. Demand the developer show notarized copies of the 1/500 Planning Map, Construction Permit, and especially the Written Approval for Sale from the Department of Construction.
Check the mortgage status: Many projects are mortgaged by developers to secure bank loans. Ask the developer to provide a release of mortgage document (or a commitment to release the mortgage) for the specific unit or plot you intend to buy.
Conduct regular site visits: The construction progress on-site is the most honest reflection of the developer’s financial health and the project's legal standing.

Understanding the levels of real estate project legality helps you proactively allocate your cash flow in line with your risk tolerance. Buying at an earlier stage offers lower prices but carries higher risks. Conversely, buying at a fully legal stage costs more but grants you total peace of mind.