The Vietnamese government has just presented an amended draft Law on Property Auctions, aiming to tighten land‑sale rules. Understanding why the proposed changes may still fall short helps anyone following the housing market.

The draft raises the minimum deposit for residential land auctions from 10 % to 20 % of the starting price, while the maximum deposit stays at 50 % (P2). It also adds a ban that prevents bidders who forfeit their deposits from taking part in future auctions for periods ranging from six months to five years (P16‑21). These measures are intended to deter overly aggressive bidding and protect market stability.

Experts say higher deposits alone will not solve speculation; they point out that the root causes lie elsewhere (P3, P8). Without additional safeguards, the market may still find ways to inflate prices.

Le Ba Chi Nhan warned that a high deposit ratio can block people with limited capital, while wealthy investors or organisations can still dominate auctions (P6). Dr. Tran Xuan Luong added that large investors may simply use proxies, so the policy may not stop them (P11‑15). Both experts recommend flexible deposit levels, full disclosure of planning and financial details, and strict penalties for collusion or misleading information (P10, P14). Nhan also cautioned that bans should differentiate deliberate manipulation from genuine emergencies, so accidental forfeitures are not punished too harshly (P20‑21).

In short, raising the deposit is only one piece of a larger puzzle. Effective control of land speculation will require adaptable deposit rules, transparent information, and strong anti‑collusion enforcement.