According to Circular No.10/2024 from the Ministry of Natural Resources and Environment, the old pink book—officially titled Certificate of Land Use Rights, Home Ownership, and Other Assets Attached to Land—regulated under Circular No.23/2014, was valid until December 31, 2024. From January 1, the new version specified in Circular 10/2024 will be used for all newly issued certificates.
The new pink book consists of a single sheet with two pages (front and back), measuring 210mm x 297mm, whereas the previous version had four pages, each measuring 190mm x 265mm.
While key information remains largely unchanged, the section for recording post-issuance modifications now occupies only a quarter of the space compared to the old version. In addition, a key feature of the new pink book model is the QR code, which stores and displays detailed certificate information and facilitates QR code management.
Many residents arrived to complete real estate-related procedures at the administrative service center in Go Vap District on the morning of February 11. Minh Hung, a resident of Go Vap District, Ho Chi Minh City, was there to collect pink books for clients and noted that both certificates he received were issued in the new format.
"I’ve been handling real estate paperwork services for years. Since January 1, 2025, Ho Chi Minh City has been issuing the new pink book model. However, most people prefer to update their existing certificates rather than apply for a new one. While the new version is more compact, the space for recording changes is very limited. If a homeowner uses their certificate as collateral and later removes the mortgage, they will have to apply for a new one," Hung explained.
N.H.B., a resident of Phu Nhuan District, shared a similar concern. He owns a house in Go Vap District and recently completed the legal process for inheriting the property. Initially, he planned to request a new pink book, but some of his relatives who had already received the updated version advised him to simply update his old certificate instead. They found the new model inconvenient, as the limited space for recording modifications would require frequent replacements. Additionally, obtaining a new certificate requires re-measuring the property, which adds time and effort to the process.
Concerns over frequent pink book replacements
A senior official from the Go Vap District Land Registration Office told SGGP Newspaper that since January 1, the pink book template has been updated under Circular No.10/2024 issued by the Ministry of Natural Resources and Environment. The new format consists of a single sheet without additional pages, allowing for only three to four updates before a replacement is required.
The official noted that the transition to the new pink book has been smooth so far, with no major issues reported.
Ms. Huynh Thi Ngoc Yen, Head of Huynh Thi Ngoc Yen Notary Office, shared that her office has recently processed notarization requests involving the new pink book, including cases where clients used it as collateral for bank loans. She pointed out that a major drawback of the new format is the limited space for recording changes. If a homeowner mortgages their property and later removes the mortgage, they must apply for a new certificate due to the lack of blank lines for updates. Additionally, the new regulations no longer permit the use of an A4 appendix for bank mortgage procedures, which was previously allowed.
"Property buyers typically require a new pink book, but those using it for mortgage purposes find the replacement process time-consuming. With the high demand for bank mortgages, the inability to use an A4 appendix creates unnecessary inconvenience. To ease the burden on property owners, it is crucial to streamline procedures and shorten the processing time for new certificates," Yen emphasized.
