Factory setup in Vietnam runs on a fixed sequence, and the projects that finish on time are the ones that respect the order rather than the ones that push hardest on any single step. This guide sets out the seven stages from site decision to first production, with the dependencies that determine the critical path….
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Legal & Investment Insights
Analysis and practical guidance from IVLF Advisors LLC on Vietnamese law, foreign direct investment, M&A, capital markets, tax, labor and dispute resolution — written for investors and business leaders operating in Vietnam.
Factory location in Vietnam comes down to one structural decision before any comparison of provinces or rents: inside a zone, or outside it. The two routes differ in licensing burden, timeline, cost and risk allocation, and choosing wrongly is expensive in ways that only become visible eighteen months later. Factory location inside a zone The…
A high-tech park is where Vietnam concentrates the incentives it most wants used – and where the special investment procedure, the strongest tax treatment and the fastest licensing all converge. For semiconductor, advanced electronics and research-intensive investors, it is the default location rather than one option among several. What a high-tech park offers Four things…
An export processing zone gives manufacturers something ordinary industrial land does not: a customs-separated area where goods entering from abroad are, for duty purposes, treated as remaining outside Vietnamese customs territory. For a business importing components and exporting finished goods, that changes the working capital arithmetic entirely. What the export processing zone regime does The…
An economic zone in Vietnam offers something no industrial park can: a broader legal perimeter covering industry, services, urban development, ports and tourism together, with the most generous incentive package the country grants. For investors whose project spans more than manufacturing, it is frequently the right answer. How an economic zone differs from an industrial…
Industrial zone investment is the route roughly nine in ten foreign manufacturers take into Vietnam, and for good reason: the zone developer has already absorbed the planning, land clearance and infrastructure work that would otherwise consume the first two years of a greenfield project. What industrial zone investment removes from your critical path Four things….
Project termination is the outcome no sponsor plans for and many encounter. Decree 96/2026/ND-CP details the Law on Investment provisions governing when an investment project ends – voluntarily or by decision of the authority – and what happens to the land, the security and the assets when it does. How a project ends Three routes….
Project restructuring is what sponsors do when the project they licensed is no longer the project they are building. Scale changes, partners change, phases separate, capital is rescheduled – and the certificate, the land instrument and the corporate structure must be brought back into alignment with reality. Decree 96/2026/ND-CP supplies the mechanisms. The four tools…
Real estate project transfer is the most heavily conditioned transaction in Vietnamese practice. Unlike an ordinary investment project, a real estate project carries obligations to future purchasers as well as to the state, and the law responds by imposing conditions that must be satisfied before any transfer can complete. Why real estate project transfer is…
A land lease is how most foreign-invested projects in Vietnam obtain their site, and the terms of that lease determine what the project can be financed against, sold as, and extended into. Decree 96/2026/ND-CP makes the land position a condition of the investment registration certificate, which means the lease is not a post-licensing detail but…
Land use rights are the single most consequential asset in most Vietnamese investment projects, and the one foreign investors most often misunderstand. Vietnam does not grant freehold; the state holds land and grants rights to use it. Every project structure, financing and exit is built on that distinction. What land use rights actually confer A…
Project extension is the quiet crisis of Vietnamese investment. Every certificate records an operation period, and every sponsor whose project outlives it faces the same question far later than they should have: what happens when the term runs out. Decree 96/2026/ND-CP, effective 31 March 2026, details Article 44 of the Law on Investment governing the…