When selecting a factory site, the first question from a company's legal team is usually very specific: does the infrastructure project have a sufficient legal basis to receive secondary investors? At VB Quang Yen Industrial Park, the answer is established by three documents issued in 2026. In this article, VB Holdings outlines the key content of each document, how they connect, and the points investors should note when reviewing the project dossier.
Illustrative rendering of a port- and logistics-integrated industrial park model; not a current site photo.
Three foundational legal documents
The table below summarizes the three documents in order of issuance. The following sections examine each document in turn.
From economic zone planning to groundbreaking
The three documents do not stand alone. They follow the hierarchy of planning and investment: the master plan of the economic zone was approved first, providing the basis for the investment policy approval and the approval of the investor; the 1/2,000 zoning plan then set out the spatial layout of the industrial park. On this basis, the project held its groundbreaking ceremony on 27 August 2026.
Legal timeline of VB Quang Yen Industrial Park and the 2026 groundbreaking milestone.
Viewed in this sequence, investors can see clearly how the project moves from the overall direction of the economic zone, to a specific investment decision, and then to detailed spatial planning. Each document forms the legal basis for the next, creating a continuous legal chain.
Decision 828/QD-TTg: an industrial park within an economic zone
The first link in the chain is Decision No. 828/QD-TTg dated 11 May 2026 of the Prime Minister approving the master plan of Quang Yen Coastal Economic Zone. VB Quang Yen Industrial Park is located within this economic zone. This is more than locational information, as Vietnamese law applies certain specific provisions to projects located in economic zones. Three points merit investors' attention.
The first concerns the project term. Clause 1, Article 31 of the Law on Investment No. 143/2025/QH15 allows projects in economic zones an operation term of up to 70 years, while Clause 2 of the same article limits projects outside economic zones to no more than 50 years, except in certain specific cases.
The second concerns incentives. Under Point b, Clause 2, Article 15 of the Law on Investment No. 143/2025/QH15, economic zones and industrial parks are both areas eligible for investment incentives. The specific corporate income tax (CIT) incentives for projects in the economic zone are analyzed in our article CIT incentives in Quang Yen Coastal Economic Zone.
The third concerns the managing authority. Projects in economic zones and industrial parks are managed by the Quang Ninh Economic Zone Authority within its competence, including the issuance of Investment Registration Certificates (IRCs) to foreign investors.
Decision 335/QD-BQLKKT: the legal foundation of the infrastructure project
If Decision 828/QD-TTg defines the space of the economic zone, Decision No. 335/QD-BQLKKT dated 28 June 2026 of the Quang Ninh Economic Zone Authority is the document that establishes the project itself. The decision approves the investment policy and concurrently approves VB Nha Mac Joint Stock Company as the investor implementing the project. It is the most important document in the legal dossier of VB Quang Yen Industrial Park.
Key provisions
Development conditions for specific groups of enterprises
In addition to scale and schedule, Decision 335/QD-BQLKKT sets out three conditions on land allocation within the park. These conditions reflect a development direction linked to small and medium-sized enterprises, high-tech enterprises and the living conditions of workers:
- Reserve at least 5 ha or 3% of the industrial land area for small and medium-sized enterprises (SMEs), supporting industry enterprises and innovative enterprises.
- Reserve at least 20 ha for high-tech enterprises.
- Reserve at least 20% of the commercial and service land for worker accommodation.
For enterprises in these groups, this is information worth raising early with our investment team when identifying a land bank suited to their scale and type of operation.
Alongside these conditions, the project aims to attract high-tech, supporting, processing and manufacturing, supply chain and circular economy industries, in line with Vietnam's national commitment to reach Net Zero by 2050.
The legal entity implementing the project
In legal terms, VB Nha Mac JSC, a member of the VB Holdings ecosystem, is the investor approved to implement the infrastructure project under Decision 335/QD-BQLKKT. VB Holdings is the parent company and brand, focused on developing an ecosystem of industrial parks, seaports, logistics and energy. We recommend that investors check the legal entity named in the approval decision against the legal entity signing the contract. This is a basic but necessary due diligence step.
Groundbreaking ceremony of VB Quang Yen Industrial Park on 27 August 2026.
Decision 402/QD-BQLKKT: the 1/2,000 zoning plan
Once the project was approved, the next step was to define its spatial layout. Decision No. 402/QD-BQLKKT dated 31 July 2026 of the Quang Ninh Economic Zone Authority approves the 1/2,000 zoning plan of VB Quang Yen Industrial Park. Through this decision, the function of each land plot, building indicators, the road network and technical infrastructure are all defined on a clear legal basis.
Under Decision 402/QD-BQLKKT, the industrial, warehousing and port land covers 303.26 ha. Notably, the plan does not separate port and logistics functions into an ancillary area outside the park. Industrial production, warehousing and storage yards, port, port services and logistics are grouped within the same functional land category of the industrial park. For export-oriented manufacturers, this means that factories, warehouses and river terminals are planned within the same project boundary, under the same legal document.
Alongside the port area, the technical infrastructure is planned in a coordinated manner with the following key indicators:
The above indicators are planning parameters and will be constructed in line with the project implementation schedule.
For secondary investors, the approved zoning plan provides the basis for working with our team to assess which land plot suits their type of production, factory size and power and water requirements. The environmental direction of the plan is discussed further in our article VB Quang Yen Industrial Park integrates ESG from the planning stage.
Port and logistics: an advantage established in the plan itself
Across the three foundational documents, port and logistics are not promotional add-ons but part of the approved plan. This is why we dedicate a separate section to setting out clearly what already has a legal basis, what is taking shape and what remains at the planning stage.
Factories, warehousing and river terminals within one boundary
As noted above, Decision 402/QD-BQLKKT allocates 303.26 ha of industrial, warehousing and port land, in which port, port services and logistics activities are planned together with industrial production and warehousing. Under the zoning plan, the industrial park borders the Bach Dang River. Once completed as planned, the riverside port area together with the warehousing and logistics areas will allow cargo to move directly from production areas to waterway transport, with road connections via Provincial Road 338 (DT.338).
This direction is also consistent with the nature of the industrial park as defined in the planning dossier, whose priority sectors include seaports, seaport services and supporting industries.
Rendering of the riverside port and logistics area.
Connectivity: existing, under way and planned
To help investors plan their logistics realistically, we classify the connecting routes by their status at the time the zoning plan was prepared:
Source: Planning explanatory report of the 1/2,000 zoning plan of VB Quang Yen Industrial Park. The status of these routes may change according to the investment schedules of State agencies and the relevant project developers.
We proactively disclose the items that are not yet in place, as investors need this information when estimating transport costs and transit times in the early years of operation. The port and logistics advantages of VB Quang Yen Industrial Park will be fully realized as the on-site facilities and regional connections are progressively completed.
Legal framework for warehousing and logistics activities
For logistics companies or manufacturers that require warehousing, Article 71 of Decree No. 96/2026/ND-CP allows investors in industrial parks and economic zones to lease or purchase constructed warehousing facilities, and to lease and sublease warehousing facilities in accordance with the laws on land and real estate business.
At the policy level, Clause 1, Article 15 of the Law on Investment No. 143/2025/QH15 sets out priority objectives for attracting investment, including developing value chains and connecting with global production and supply chains (Point c), and developing the marine economy (Point dd). Specific business lines eligible for investment incentives are determined by the List issued by the Government; investors should check their business lines against this List when preparing their dossier.
Investment in, announcement and operation of port terminals are subject to specialized laws on ports and waterways. We will provide updates in this section when documents relating to the project's port area are issued.
What secondary investors need to know
From the three documents above, there are four practical points that secondary investors typically consider when evaluating a factory site at VB Quang Yen Industrial Park.
Land use term tied to the infrastructure project term
The project operation term is 70 years from the date of land allocation under Decision 335/QD-BQLKKT, equal to the maximum permitted for projects in economic zones under Clause 1, Article 31 of the Law on Investment No. 143/2025/QH15. Clause 4, Article 202 of the Land Law 2024 provides that the land use term of investment projects in industrial parks is determined by the operation term of the respective project. Accordingly, the specific sublease term will be agreed in the contract and tied to the remaining term of the infrastructure project.
A single authority for the Investment Registration Certificate
Under Clause 1, Article 27 of the Law on Investment No. 143/2025/QH15, the management authorities of industrial parks and economic zones issue, adjust and revoke Investment Registration Certificates for projects in industrial parks and economic zones. Foreign investors locating projects at VB Quang Yen Industrial Park therefore complete the procedures with a single authority: the Quang Ninh Economic Zone Authority. Our investor support team can provide guidance and coordinate during dossier preparation.
Rights of investors in the industrial park
Once they have a project in the industrial park, investors may carry out a range of activities under Article 71 of Decree No. 96/2026/ND-CP: lease or purchase constructed factories, offices and warehousing facilities; use technical infrastructure works and services for a fee; receive transfers of, or sublease, land with completed infrastructure to build factories; and lease and sublease factories and warehousing facilities in accordance with the laws on land and real estate business.
Documents to request during legal due diligence
We encourage investors to conduct thorough legal due diligence before making a decision. The following are documents investors commonly request for review.
Strategic assessment — indicative list, not a statutory requirement:
- A copy of Decision 335/QD-BQLKKT and any amending documents (if any).
- A copy of Decision 402/QD-BQLKKT together with the general land use plan drawing.
- Land allocation and land lease decisions for the area containing the intended land plot.
- The status of compensation, site clearance and infrastructure investment progress at the intended land plot.
- The environmental dossier of the industrial park infrastructure project.
- Details of the legal entity signing the land sublease agreement, checked against the investor approved under Decision 335.
Next legal steps
The groundbreaking ceremony on 27 August 2026 marked the start of the project's implementation phase. Under Decision 335/QD-BQLKKT, the project is to reach substantial completion within 48 months from the date of land allocation. The next steps, such as land allocation and land lease in phases and permits for infrastructure works, will be carried out in accordance with the laws on land, construction and environmental protection. We will provide updates in the Policy & Legal section as new documents are issued.
Frequently asked questions
1. Who is the investor of VB Quang Yen Industrial Park?
Under Decision No. 335/QD-BQLKKT dated 28 June 2026 of the Quang Ninh Economic Zone Authority, the investor approved to implement the project is VB Nha Mac Joint Stock Company. VB Holdings is the parent company and brand.
2. What are the scale and total investment capital of VB Quang Yen Industrial Park?
Under Decision 335/QD-BQLKKT, the project covers 407.71 ha with total investment capital of VND 3,740 billion.
3. Has the 1/2,000 zoning plan of VB Quang Yen Industrial Park been approved?
Yes. It was approved under Decision No. 402/QD-BQLKKT dated 31 July 2026 of the Quang Ninh Economic Zone Authority.
4. What is the project operation term?
70 years from the date of land allocation under Decision 335/QD-BQLKKT. Clause 1, Article 31 of the Law on Investment No. 143/2025/QH15 provides that the operation term of projects in economic zones shall not exceed 70 years.
5. Where do foreign investors apply for an Investment Registration Certificate?
Under Clause 1, Article 27 of the Law on Investment No. 143/2025/QH15, economic zone management authorities issue Investment Registration Certificates for projects in industrial parks and economic zones. For VB Quang Yen Industrial Park, this is the Quang Ninh Economic Zone Authority.
6. Which economic zone is VB Quang Yen Industrial Park part of?
The project is part of Quang Yen Coastal Economic Zone, whose master plan was approved under Decision No. 828/QD-TTg dated 11 May 2026 of the Prime Minister.
7. Does VB Quang Yen Industrial Park have a port and logistics area?
Yes, as planned. Decision No. 402/QD-BQLKKT dated 31 July 2026 allocates 303.26 ha of industrial, warehousing and port land, in which port, port services and logistics activities are planned together with production and warehousing areas along the Bach Dang River. These facilities will be developed in line with the project schedule.
Conclusion
Decision 828/QD-TTg, Decision 335/QD-BQLKKT and Decision 402/QD-BQLKKT form a continuous legal chain for VB Quang Yen Industrial Park: from the master plan of the economic zone, to the approval of the project and its investor, to detailed spatial planning. Together, these documents clearly define the legal entity implementing the infrastructure project, its scale, operation term, schedule and land use plan — information investors need to verify before selecting a site. In particular, planning port, port services and logistics together with production areas within the approved zoning plan provides the foundation for VB Quang Yen Industrial Park to develop as a port-integrated industrial park connected to supply chains.
For VB Holdings, legal transparency is the first condition for building trust with investors. We therefore proactively disclose the project's legal framework and will continue to provide updates as new documents are issued.
Investors who would like the project's legal dossier or wish to discuss a suitable land plot are welcome to contact our investment team or learn more about VB Quang Yen Industrial Park.
