Insights

Analysis written for the person who has to decide

Regulatory changes, licence practice and the operational consequences — from the lawyers who file the paperwork, not a newsroom.

Regulatory alerts

What changed, and what you have to do about it

Short notes issued when a rule takes effect. Each one names the deadline and the responsible function inside your company.

Nov 2026 EPE Status and Domestic Sales in Vietnam: What Korean and Japanese Suppliers Need to Know In brief A component manufacturer may establish an EPE in Vietnam to serve overseas customers, then receive an order from a Vietnamese assembler. Permission… Read the analysis → Oct 2026 ECOVIS–Qiushiyuan Salon on Cross-Border Semiconductor Investment On 18 September 2026, ECOVIS and the Qiushiyuan Semiconductor Alliance held a cross-border investment salon focused on the overseas expansion of Chinese semiconductor businesses.… Read the analysis → Oct 2026 Five errors to check in beneficial owner filings in Vietnam Five errors to check in a Vietnam beneficial owner filing, from naming a parent company to missing the company’s own BO list. Read the analysis → Oct 2026 Vietnam Beneficial Ownership: The 25% Indirect Test How to trace ownership through holding companies to Vietnam’s 25% beneficial owner threshold, with fictitious worked examples and the three-tier fallback. Read the analysis →

All 11 regulatory alerts →

FDI & Market Entry · 15 min read · November 2026

Vietnam IRC and ERC Alignment: 13 Investor FAQs

Last reviewed: 9 November 2026 | By ECOVIS Vietnam Law Summary: A change to a Vietnamese company’s registered business lines does not automatically require an amendment to its Investment Registration Certificate (IRC). The answer depends on whether the investment project’s…

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Ho Chi Minh City People's Committee building behind tree-lined streets (AI-generated illustration)

All insights

All topics Company news Compliance, ESG & Trade Economy FDI & Market Entry Featured Labour, Immigration & Expats Legal Tax Structuring Local Legal Guides M&A & Corporate M&A Advisory Manufacturing & Industrial Market Entry & Licensing Real Estate Tax & Transfer Pricing Technology Law Technology, Data & IP

Two M&A advisers in conversation in a glass skybridge overlooking Ho Chi Minh City (AI-generated illustration)

FDI & Market Entry

Vietnam Apostille or Legalisation? 11 September 2026

Filing in Vietnam near 11 September 2026? A decision framework for preparing documents under consular legalization or apostille, by expected filing date.

9 min read · Jul 2026

Vietnamese and European teams discussing a joint venture in a bright boardroom (AI-generated illustration)

FDI & Market Entry

Vietnam Apostille: Changes from 11 September 2026

Vietnam's Hague Apostille Convention accession takes effect 11 September 2026. What changes for foreign documents, what does not, and what to do now.

9 min read · Jul 2026

Logistics managers in hard hats and hi-vis vests at a container port in Vietnam (AI-generated illustration)

Compliance, ESG & Trade

Is the Vietnam–EFTA FTA in Force? Frequently Asked Questions

Is the Vietnam–EFTA FTA in force? Not yet. FAQ on the agreement's status, timeline, tariff coverage and what exporters can lawfully do now.

4 min read · Jul 2026

Two advisers on a rooftop terrace overlooking a modern industrial park in Vietnam (AI-generated illustration)

FDI & Market Entry

Industrial Land Lease Negotiation: A Checklist for Foreign Investors

A negotiation checklist for foreign investors leasing industrial land in Vietnam — term length, rent escalation, sub-lease rights, exit terms and landlord warranties.

6 min read · Jul 2026

Five advisers reviewing an architectural model in a design studio in Ho Chi Minh City (AI-generated illustration)

FDI & Market Entry

Vietnam Manufacturing Site Selection Scorecard

A decision framework for CEOs and COOs comparing industrial sites in Vietnam across licensing feasibility, utilities, labor, logistics and legal risk.

5 min read · Jul 2026

Five managers in hard hats and hi-vis vests touring an industrial park in Vietnam (AI-generated illustration)

FDI & Market Entry

Ready-Built Factory Legal Review: Hidden Risks Before You Sign

Legal risks foreign manufacturers should check before leasing a ready-built factory in Vietnam — prior tenant compliance history, structural approvals and PCCC records.

6 min read · Jul 2026

Investor and adviser walking through a green industrial park in Vietnam (AI-generated illustration)

FDI & Market Entry

Vietnam Industrial Park Due Diligence Before Leasing

What foreign manufacturers should verify before signing an industrial park lease in Vietnam — zoning, electricity capacity, wastewater limits and expansion rights.

7 min read · Jul 2026

Infographic titled Nominee Arrangements, illustrating the project-termination sanction and risk to foreign investors under Article 36.2(g)

Compliance, ESG & Trade

Nominee Risk: Art. 36(2)(g), 2025 Law on Investment

Summary: A “nominee” arrangement in the ownership of a foreign-invested enterprise in Vietnam is not only voidable as a civil matter – it can also be…

9 min read · Jul 2026

Infographic titled Loss of the Investment Site, illustrating the 6-month deadline risk under Article 36.2(c) of the 2025 Law on Investment

Market Entry & Licensing

6-Month Site Risk: 2025 Law on Investment, Art. 36(2)(c)

Summary: Under Article 36, Clause 2, Point (c) of Vietnam’s Law on Investment 2025 (No. 143/2025/QH15), when an investor no longer has the right to use…

6 min read · Jul 2026

Infographic titled Schedule Delay, illustrating the 24-month termination risk under Article 36.2(b) and the process to obtain a valid extension

Market Entry & Licensing

24-Month Delay: 2025 Law on Investment, Art. 36(2)(b)

Summary: Under Article 36, Clause 2, Point (b) of Vietnam’s Law on Investment 2025 (No. 143/2025/QH15), the investment registration authority may terminate a project if more…

7 min read · Jul 2026

Infographic titled Nine Risks Every Foreign Investor Must Know, illustrating project-termination risks under Article 36 of the 2025 Law on Investment

Market Entry & Licensing

9 Termination Risks: Art. 36, 2025 Law on Investment

Summary: Vietnam’s Law on Investment 2025 (Law No. 143/2025/QH15), effective from 1 March 2026, sets out in Article 36 nine grounds on which the investment registration…

8 min read · Jul 2026

Investor and adviser in conversation at a café in Ho Chi Minh City (AI-generated illustration)

FDI & Market Entry

Vietnam IRC Revocation: Five-Year Reporting Gap

Summary: Foreign-invested enterprises in Vietnam that have not filed mandatory investment monitoring reports for multiple years face a cascade of consequences under Decree 122/2021 (as amended…

7 min read · Jul 2026

Three logistics managers in hard hats and hi-vis vests at a container port in Vietnam (AI-generated illustration)

Compliance, ESG & Trade

Vietnam–EFTA FTA: Exporter Readiness Checklist

Vietnam and EFTA concluded FTA negotiations on 2 July 2026. What exporters and FDI manufacturers should prepare before tariff preferences apply.

4 min read · Jul 2026

Tax adviser reviewing financial reports with a CFO in a Ho Chi Minh City office (AI-generated illustration)

Legal Tax Structuring

Vietnam’s 2026 Tax Changes: A Guide for CFOs

Six Vietnamese tax instruments took or take effect between July 2025 and July 2026 — new VAT, CIT, PIT and Transfer Pricing rules, Global Minimum Tax,…

8 min read · Jul 2026

Aerial view of a hi-tech park near the coast of Da Nang, Vietnam (AI-generated illustration)

Local Legal Guides

FDI & High-Tech Manufacturing Legal Services in Da Nang

Legal services for foreign investors in Da Nang, now merged with Quang Nam into a single expanded city — covering semiconductor, high-tech and industrial-zone investment.

2 min read · Jul 2026

Technicians in ESD cleanroom suits inspecting a circuit board in an electronics factory in Vietnam (AI-generated illustration)

FDI & Market Entry

Ecovis Germany and Vietnam: Factory Expansion

Executive Summary Part of our guide: Deutsche Investitionen in Vietnam · Manufacturing Investment in Vietnam Expanding manufacturing operations from Germany into Vietnam requires much more than…

6 min read · Jul 2026

Aerial view of an industrial park in Nghe An province, Vietnam (AI-generated illustration)

Local Legal Guides

FDI & Factory Setup Legal Services in Nghe An Province

Investment licensing, industrial land and labour legal support for foreign manufacturers expanding into Nghe An's industrial zones.

1 min read · Jul 2026

Container port and logistics zone in Hai Phong, Vietnam (AI-generated illustration)

Local Legal Guides

FDI & Port Logistics Legal Services in Hai Phong

Investment licensing, port logistics and labour legal support for foreign manufacturers and exporters in Hai Phong.

1 min read · Jul 2026

Aerial view of an electronics industrial park in Bac Ninh province, Vietnam (AI-generated illustration)

Local Legal Guides

FDI & Electronics Manufacturing Legal Services in Bac Ninh Province

Investment licensing, industrial land and labour legal support for foreign electronics manufacturers in Bac Ninh's industrial parks.

1 min read · Jul 2026

Aerial view of an industrial park among tea hills in Thai Nguyen province, Vietnam (AI-generated illustration)

Local Legal Guides

Thai Nguyen Electronics FDI: Legal Services

Investment licensing, industrial land and labour legal support for foreign electronics manufacturers in Thai Nguyen's industrial zones.

1 min read · Jul 2026

German investors reviewing an industrial site map with Vietnamese advisers in Ho Chi Minh City (AI-generated illustration)

Local Legal Guides

German Desk Legal Services in Ho Chi Minh City

Dedicated German-speaking legal support for Mittelstand and DACH-region investors in Ho Chi Minh City and southern Vietnam.

1 min read · Jul 2026

Aerial view of an industrial park beside the Dong Nai River, Vietnam (AI-generated illustration)

Local Legal Guides

FDI & Factory Setup Legal Services in Dong Nai Province

Legal support for foreign manufacturers investing in Dong Nai's Amata, Long Duc, Bien Hoa and other industrial zones.

1 min read · Jul 2026

Aerial view of an industrial park in Binh Duong province, Vietnam (AI-generated illustration)

Local Legal Guides

FDI & Factory Setup Legal Services in Binh Duong Province

Investment licensing, industrial land and labour legal support for foreign manufacturers in Binh Duong's VSIP and industrial zones.

1 min read · Jul 2026

Lakeside promenade and pedestrian bridge in Phu My Hung, District 7 (AI-generated illustration)

Local Legal Guides

Legal Services in District 7 & Phu My Hung, Ho Chi Minh City

Legal support for foreign investors, expatriate-run businesses and service companies in District 7 and the Phu My Hung urban area of Ho Chi Minh City.

1 min read · Jul 2026

Vietnam Legal Briefing

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