HANOI (Bloomberg): Five months after a glitzy groundbreaking ceremony just outside of Hanoi, the area where The Trump Organization-branded $1.5 billion luxury golf resort was unveiled remains just fields of banana and orange trees as angry farmers challenge the site’s clearance plans.
The project in Vietnam’s Hung Yen province is facing land recovery delays as residents contest the amount of compensation being offered by local authorities.
It’s been set at about 320,000 dong ($12) per square meter – equivalent to around one year’s income from the agricultural land for many of the farmers, plus rates that differ for varying plants and trees already there.
“It’s unreasonable that freshly planted crops can get a higher payment than trees that have been growing for 20 years,” said Do Thi Vung, who has spent more than 30 years cultivating land in the area. She’s among hundreds of farmers who have petitioned authorities to at least double the compensation rate.
The resort, when finished, is set to feature five-star hotels, golf courses and residential estates spanning around 900 hectares (2,223 acres) along the Red River.
The first phase is slated to be complete by late 2027 with the whole complex ready by 2029. The Trump Organization’s Executive Vice President Eric Trump said in May the project will “blow everybody away.”
Until that can happen however, Hung Yen officials need to hand over the land to the developer, Kinh Bac City Development Holding Corp.
It’s a process that’s been held up not only because farmers are holding out but due to a huge government overhaul earlier this year that saw three tiers of local bureaucracy reduced to two.
“There are definitely delays,” said Le Trung Kien, an official in Chau Ninh, a commune in Hung Yen province. The work to clear the land was assigned in late June but stalled and only restarted in August, he said.
Land disputes are a long-standing source of social friction in Vietnam. Farmers frequently complain that official compensation prices are set below market value, while the reclamation process can be open to corruption.
Such grievances have occasionally erupted into protests – in one 2020 clash over land rights in Dong Tam commune, four people were killed. The government last year passed an amended Land Law aimed at narrowing the gap and improving transparency.
In Hung Yen’s case, the province’s top administrators have ordered compensation plans be finalized by the end of this month and 95% of the land clearance be completed by the end of the year. But notices detailing payment amounts have only just been posted in some areas, triggering a 30-day period for public feedback.
A representative of Hung Yen Provincial People’s Committee wasn’t immediately available to comment.
Tough Target
If disputes remain unresolved, the process could drag on with a discussion period of up to 60 days required to take place before compulsory land seizure can happen, according to Hoang Thi Oanh, a lawyer and director of Lion Law Firm. Some 4 trillion dong has been earmarked for compensation and resettlement, according to a Hung Yen provincial news website.
“If people don’t agree, it will be very hard, even impossible, to achieve the target,” said Le Van Luong, the head of the project management board in Chau Ninh commune. The 320,000 dong per square meter payment has been calculated based on government regulations, he said. In Vietnam, land is collectively owned by the people and managed by the state, which grants land use rights in accordance with the law.
Dang Thanh Tam, chairman of Kinh Bac City Development, said the developer has “received 100 hectares of land and expects the remaining 300 hectares for the first phase no later than January.”
“The inauguration of two VIP golf courses to welcome the APEC leader summit in November 2027 is completely feasible. The project is still on good schedule,” Tam said.
Representatives from The Trump Organization didn’t respond to requests for comment.
Complicating matters, farmers are also now arguing about specific plants. Lilies appeared overnight in some places, residents said when Bloomberg News visited earlier this week, brought in from elsewhere and planted to add value for the official assessment.
The approval process for the resort, which is a collaboration between Hung Yen Hospitality, a subsidiary of Kinh Bac City Development, and The Trump Organization, took place as Vietnam’s government sought to stave off a threatened 46% tariff on exports to the US – levies that were later reduced to 20%.
The timeline was swift. After first being signed in September 2024, the project received investment approval in May, with the launch ceremony taking place just a few days later.
Standing on a stage alongside Eric Trump at the event, Prime Minister Pham Minh Chinh pledged the government’s full backing and urged officials to actively support the project to have it ready in time for the APEC summit in late 2027.
The Trump Organization is set to receive $5 million in license fees for the project, according to a financial disclosure report released by the US Office of Government Ethics. It’s not understood to be involved in the construction phase or compensation discussions.
Farmers unwilling to accept the offer can lodge a legal complaint. But as the rates are usually calculated and approved by authorities through an appraisal process in line with the law, their chances of securing a higher payment are slim, lawyer Oanh said.
Lives here have been “closely connected to the land for many years,” said Van Thi Thuan, head of Nam Mau village in the affected area. “Crops help raise the whole family,” she said. “Farmers are willing to hand over the land for development though many will be jobless, many will struggle, but the compensation is too low for them.”
–With assistance from Nguyen Kieu Giang. — ©2025 Bloomberg L.P.