How to adjust the scale of an FDI Investment Project in Vietnam

Under the provisions of the Law on Investment 2020 (as amended and supplemented in 2025), an investment project can only operate within the registered project scale. In the case of an investor who wishes to change the project scale, he/she must carry out procedures to register an adjustment of the Investment Registration Certificate and receive approval from the competent state authority. So, how does the process for adjusting the scale of an investment project work? In the article below, Viet An Law would like to provide you with specific information about this topic.

What is a change in the scale of an investment project?

According to the Law on Investment 2020 (as amended and supplemented in 2025), an investment project is only allowed to operate within its registered scale. If the investor wishes to change the project scale, they must register for an adjustment of the Investment Registration Certificate and receive approval from the competent authority.

Adjusting the Investment Registration Certificate in the case of a project scale change involves altering/expanding technology and production lines, or expanding/reducing the land area used for implementing the investment project.

To adjust the project scale, investors should carefully plan and assess the potential impacts of the adjustment. They should clarify whether the adjustment involves expanding or upgrading technology and production lines, and explain why such an adjustment is necessary. Similarly, if the change includes increasing or decreasing the project’s land area, the investor should clearly state the reasons. Doing so will help optimise the implementation time of the procedures and minimise risks of complications with competent state authorities during the adjustment process.

Procedures on how to adjust the scale of an FDI Investment Project in Vietnam

Steps on how to adjust the scale of an FDI Investment Project in Vietnam

Step 1. Prepare the Application for Adjustment

The investor should prepare an application dossier to adjust the Investment Registration Certificate. The dossier includes the following documents:

• A written request for the adjustment of the investment project;
• A report on the implementation status of the investment project up to the time of adjustment;
• The investor’s decision on the adjustment of the investment project;
• An explanation for the reason(s) for adjusting the investment project;
• A proposal for land use requirements. In cases where the project does not request the State to allocate land, lease land, or permit a change in land use purpose, the investor must provide a copy of documents proving the right to use the proposed new project site, such as:
  • Memorandum of understanding or lease agreement for the premises; or
  • A copy of documents proving the investor’s right to exploit and use the location for project implementation.
• A copy of the Investment Registration Certificate or the written decision on investment policy (if any);
• An investment project proposal including: project investor(s), project objectives, investment target, investment capital and capital mobilisation plan, location, term, investment schedule, labour demand, proposed investment incentives, and assessment of the project’s economic-social impact and efficiency;
• A copy of one of the following documents:
  • For institutional investors: financial statements for the last two years; commitment of financial support from the parent company;
  • For individual investors: commitment of financial support from a financial institution; guarantee of financial capacity; or documents explaining the investor’s financial capacity.
• Power of Attorney for Viet An Law Firm.

Step 2. Submission and Processing of Application

After preparing the application dossier, the investor shall submit it to the competent state authority. The investor may choose one of the following submission methods:

• Submit directly to the competent Investment Registration Authority;
• Declare project information online via the National Foreign Investment Information System (dautunuocngoai.gov.vn or fdi.mofa.gov.vn). Within 15 working days from the date of online declaration, the investor must submit the physical application dossier.

Competent state authorities amend the Investment Registration Certificate (IRC):

• The Management Board of industrial parks, export processing zones, high-tech zones, and economic zones shall receive and amend the IRC for investment projects located within these zones.
• The Department of Planning and Investment (DPI) of the province/city where the investor is or will be headquartered or has its executive office shall receive and amend the IRC for the following investment projects:
  • Projects implemented in multiple provinces or central cities.
  • Projects implemented both inside and outside industrial parks, export processing zones, high-tech zones, and economic zones.

The Department of Planning and Investment shall receive and amend the IRC for investment projects located outside industrial parks, export processing zones, high-tech zones, and economic zones, except for the cases mentioned above.

Within 15 working days from the date of receiving a complete dossier, the Investment Registration Authority shall amend the IRC; in case of refusal, the authority must notify the investor in writing and clearly state the reason.

Note: An investment project that expands its scale must undergo an examination procedure for project adjustment if it falls into one of the following cases:

• Projects with a capital scale of VND 300 billion or more and not in a conditional investment sector;
• Projects with a capital scale of less than VND 300 billion in a conditional investment sector as stipulated in Article 29 of the Law on Investment 2020 (as amended in 2025) and Decree No. 31/2021/ND-CP;
• Projects with a capital scale of VND 300 billion or more in a conditional investment sector as stipulated in Article 29 of the Law on Investment 2020 (as amended in 2025) and Decree No. 31/2021/ND-CP.
• Projects in the service sector in which Vietnam has not committed under international treaties to which Vietnam is a member.
• Manufacturing projects or projects that use land;
• Projects in conditional investment sectors as prescribed by specialised laws.

Step 3. Receive the results and complete related procedures

Within 15 working days, if the application is valid, the Business Registration Authority will amend the Investment Project Certificate.

The investor will collect the results at the one-stop service department of the Investment Registration Authority.

Notes on how to adjust the scale of an FDI Investment Project in Vietnam

Notes on how to adjust the scale of an FDI InvestmeFDInt Project in Vietnam

• The authority that issued the Investment Registration Certificate is the one responsible for amending it. Generally, for projects located outside industrial zones, the authority lies with the Department of Planning and Investment, where the project’s head office is located.
• When adjusting the objectives or scale of an investment project, the investor must demonstrate both the essence of the change and the feasibility of the project. In addition to the documents mentioned above, depending on the specific case, the competent authority may request other supporting documents.
• Additional regulatory considerations:
  • If, after adjustment, the investment project falls under the Prime Minister’s approval authority for sectors not yet included in the planning or not meeting legal investment conditions, the investment registration authority must seek the Prime Minister’s decision before amending/ supplementing the certificate.
  • If the adjustment concerns a conditional investment sector, the investment registration authority must consult the relevant Ministries or agencies before amending or supplementing the certificate.

If you have any further questions about how to adjust the scale of an FDI Investment Project in Vietnam, please contact Viet An Law Firm for further and detailed guidance.