Legal procedures for investment in industrial parks in Vietnam

Insights

Posted on: 13/10/2025

The industrial park model is formed and developed in association with the context and requirements of the periods of implementation of the economic development strategy. According to a report by the Department of Management of Economic Zones, Ministry of Planning and Investment (now the Ministry of Finance), as of July 2024, Vietnam has 301 industrial parks ("IPs") that have been put into operation, attracting a large amount of investment capital,[1] especially capital inflows from foreign direct investors.

Vietnam – Singapore Industrial Park Joint Venture Company Limited (VSIP). Source: CafeF

In this article, we will provide necessary information for investors when investing in industrial zones in Vietnam, and at the same time provide some recommendations and suggestions, contributing to supporting and guiding investors to comply with the provisions of the law on investment and other relevant legal regulations.

1. Forms of investment in industrial parks in Vietnam

According to the provisions of Decree 31/2021/ND-CP, investors can implement investment projects in industrial parks through the following activities:[2]

2. Order of investment procedures

Work done	Contents of implementation	Implementing unit
INVESTMENT PREPARATION STAGE AND ESTABLISH A BUSINESS
Investment Registration[3]	Submission of dossiers of application for Investment Registration Certificates Foreign investors shall declare information about the investment project online at the address: http://fdi.gov.vn For projects not subject to the issuance of an investment registration certificate as prescribed in Clause 2, Article 37 of the Law on Investment 2020, the investor shall report to the investment registration authority before starting the implementation of the investment project	Management Board of Export Processing and Industrial Zones[4]
Business Registration	Submission of enterprise registration dossiers: For foreign investors, after being granted an Investment Registration Certificate, the Investor shall submit an application for an Enterprise Registration Certificate at the Department of Finance Carry out online procedures at: https://dangkykinhdoanh.gov.vn Carry out the procedures for enterprise registration with the declaration of employment, issuance of social insurance-participating unit codes, and registration of the use of invoices of enterprises according to the Government's Decree No. 168/2025/ND-CP regulating enterprise registration	Department of Finance[5]
Engraving the mark	The enterprise engraves its own seal and decides on the type, quantity, form and content of the seal of the enterprise[6]	Investors
Registration of tax and social insurance information	The tax identification number will be together with the enterprise identification number when registering the establishment of a business[7] The enterprise code is used as the code of the unit participating in social insurance[8]	If the investor submits the tax registration dossier for the first time together with the business registration dossier under the inter-agency one-stop shop mechanism, the receiving agency is the Department of Finance Sub-Department of Taxation[9] Social Insurance
Open a bank account	Do it directly at banks or register to open a bank account when submitting business establishment documents	Commercial Banks Department of Finance
Announcement of business establishment	After being granted an enterprise registration certificate, it must be publicly announced on the National Business Registration Portal according to the order and procedures and must pay a fee as prescribed[10] The time limit for public notification of information about enterprises is 30 days from the date of disclosure[11]	Department of Finance
PROJECT IMPLEMENTATION PHASE
Land lease assignment	Guidance on making cadastral maps of land lease and handover of GPS landmark pile locations	Infrastructure Development Company
	Measurement and mapping of cadastral land lease	Units of measurement
	Signing the Land Lease Contract	Infrastructure Development Company
	Handing over land on the field to investors	Infrastructure Development Company
Preparation for construction investment	Approval of results of appraisal of environmental impact assessment reports[12] Issuance of Environmental Licenses[13]	Management Board of Export Processing and Industrial Zones [14]
	Appraisal and approval of master planning/ detailed planning for construction of construction investment projects	Management Board of Export Processing and Industrial Zones [15]
	Appraisal of the feasibility study report on project construction investment (and at the same time appraisal of fire protection design according to the provisions of Point b, Clause 1, Article 17 of the Law on Fire Prevention and Fighting, Rescue and Rescue)[16]	Management Board of Export Processing and Industrial Zones[17]/ Investors [18]
	Appraisal and approval of fire protection (appraisal contents as prescribed at Point d, Clause 1, Article 17 of the Law on Fire Prevention and Fighting, Rescue and Rescue)	Fire and Rescue Police[19]
	Project approval[20]	Investors
	Design approval after basic design[21]	Investors
	Issuance of construction permits (in case of failure to appraise the project construction investment feasibility study report)	Management Board of Export Processing and Industrial Zones [22]
Construction of works	Starting construction, it is necessary to ensure the conditions for starting construction and have a written notice of project information and expected construction progress of the work according to Article 107 of the Law on Construction No. 50/2014/QH13 and Clause 39, Article 1 of the amended Law on Construction No. 62/2020/QH14 Inspection during construction according to Article 24 of Decree 06/2021/ND-CP of the Government detailing a number of contents on quality management, construction and maintenance of construction works	Investors Management Board of Export Processing and Industrial Zones / Department of Construction
The project was completed and put into use	Acceptance of fire prevention and fighting[23]	Investors[24]
	Inspecting the acceptance of completed items and works to be put into operation and use (specialized construction agencies shall assume the prime responsibility for, and coordinate with the Police agencies in, inspecting the acceptance of fire protection) according to Article 24 of Decree 06/2021/ND-CP, Decree 175/2024/ND-CP of the Government detailing a number of articles and measures for the implementation of the Law on Construction, Decree 35/2023/ND-CP of the Government amending and supplementing a number of articles of Decrees in the field of state management of the Ministry of Construction, Decree 144/2025/ND-CP of the Government regulating the delimitation of competence of local governments at 02 levels in the field of state management of the Ministry of Construction	Management Board of Export Processing and Industrial Zones / Department of Construction / Fire Protection Agency[25]
	Environmental license (for cases where an environmental impact assessment report must be made)	Management Board of Export Processing and Industrial Zones[26]
	Trial operation of waste treatment works (if any)	Investors[27]
OPERATIONAL PHASE
Labour	Carrying out procedures for foreign workers Developing and implementing the registration of Internal Labor Regulations, sending collective labor agreements, Grassroots Democracy Regulations, etc.	Department of Home Affairs[28]
Labour	Registration of compulsory social insurance, health insurance and unemployment insurance	Social Insurance
Business Activities	Issuance of certificates of eligibility for goods restricted from trading or conditional business Grant of business licenses for goods trading activities and activities directly related to goods purchase and sale to foreign-invested enterprises and foreign investors[29]	Department of Industry and Trade and specialized management agencies
Periodic Reports	Implement the regime of periodic reporting as prescribed, including: Reports on the implementation of investment projects (quarterly, annually)[30] Investment project supervision and evaluation report (6 months, year)[31] Financial statements (for foreign enterprises that must be audited as prescribed) (annually) [32] Environmental protection report (annual)[33] Periodic report on labor: Declaration of employment when the enterprise starts operation (within 30 days from the date of commencement of operation); Report on changes in labor (6 months, year); Report on the employment of foreign workers (6 months, yearly)[34]	Management Board of Export Processing and Industrial Zones Relevant state agencies
Ownership of land-attached assets	Certificate of ownership of land-attached assets	Provincial People's Committees[35]
Maintenance of construction works	Maintenance of construction works, construction machinery and equipment	Investors[36]
Invest	Carry out procedures for adjustment of investment projects in case the project has changed contents compared to those registered in the Investment Registration Certificate	Management Board of Export Processing and Industrial Zones [37]

[1] https://www.mpi.gov.vn/portal/Pages/2024-8-23/Phat-trien-khu-cong-nghiep-va-mo-hinh-khu-cong-ngh0qfsuf.aspx, accessed 2025/09/26

[2] Article 62 of Decree 31/2021/ND-CP.

[3] Article 37.1 of the Law on Investment 2020

[4] Article 34.3 of Decree 31/2021/ND-CP

[5] Article 20.1 of Decree 168/2025/ND-CP

[6] Article 43 of the Law on Enterprises 2020

[7] Article 8.1 of Decree 168/2025/ND-CP

[8] Article 8.10 of Decree 168/2025/ND-CP

[9] Article 32.2 of the Law on Tax Administration 2019.

[10] Article 73 of Decree 168/2025/ND-CP

[11] Article 32.3 of the Law on Enterprises 2020

[12] Article 68.3(d) of Decree 35/2022/ND-CP

[13] Article 68.3(d) of Decree 35/2022/ND-CP

[14] Article 35 of the Law on Environment 2020

[15] Article 68.2(c) of Decree 35/2025/ND-CP

[16]Article 68.2(c) of Decree 35/2025 and Article 121.5(dd) of Decree 175/2024/ND-CP

[17] Article 68.2(c) of Decree 35/2025 and Article 121.5(dd) of Decree 175/2024/ND-CP

[18] Article 57.4(b) of Decree 175/2024 and Article 1.14 of the Law on Construction 2020

[19] Article 9 of Decree 105/2025/ND-CP

[20] Article 72.1 of the Law on Construction 2014 and Article 22.1 of Decree 175/2024/ND-CP

[21] Article 82.3(c) of the Law on Construction 2014, Article 1.24. (8) The Law on Construction amended 2020 and Article 43.1 of Decree 175/2024/ND-CP.

[22] Article 68.3(b) of Decree 35/2022/ND-CP

[23] Article 8.1 of Decree 105/2025/ND-CP

[24] Articles 18.1 and 18.2 of the Law on Fire Prevention and Fighting and Rescue 2024

[25] Article 18.4 and Article 18.5 of the Law on Fire Prevention and Fighting and Rescue 2024

[26] Article 68.3(d) of Decree 35/2022/ND-CP

[27]Article 31 of Decree 08/2022/ND-CP

[28] Decree 219/2025/ND-CP

[29] Article 9 of Decree 09/2018/ND-CP

[30] Article 72.2(a) of the Law on Investment 2020 and Article 102 of Decree 31/2021/ND-CP

[31] Articles 70 and 100 of Decree 29/2021/ND-CP

[32] Article 68.2(l) of Decree 35/2022 and Article 110.7 of Circular 200/2014

[33] Article 66.5 of Circular 02/2022/TT-BTNMT.

[34] Article 68.2(d) of Decree 35/2022/ND-CP.

[35] Article 136.1(a) of the Land Law 2024.

[36] Article 126 of the Law on Construction 2014.

[37] Article 68.3(b) of Decree 35/2022/ND-CP.