外资如何在越南设立工程施工和设计咨询公司（2026）

本文共同作者 Nguyen Tien Hai Duong  魏俊民  王玉有

引 言  Foreword

在越南施工和设计领域是否允许外国投资者持有100%资本，还是必须与越南公司合资？外国独资企业是否每个项目都须取得施工活动许可证？ERC&IRC两证在手，公司是否就真正具备承接施工和设计业务的资格？这三个问题，不同来源给出的答案各不相同，正因如此，许多投资者花钱做对了申请文件，运营时却做错了。本文将梳理现行法律框架下的设立条件和程序、几乎无人提及的实操要领，以及导致项目中途停滞的常见错误。

Does the construction and design sector allow foreign investors to hold 100% of the capital, or is a joint venture with a Vietnamese company mandatory? Must every foreign-owned business obtain a construction activity licence for each project? And once you hold both certificates, is your company actually qualified to take on design work? These three questions draw different answers from every source, which is why many investors pay for a correct application file and then operate incorrectly. This article breaks down the legal framework now in force, the procedure under the new rules, the practice conditions almost nobody mentions, and the mistakes that bring projects to a halt midway.

越南的每一个外商直接投资案例，都始于国民待遇原则。除政府已公布的限制类行业外，外国投资者与国内投资者享受同等待遇。

Every FDI story in Vietnam starts with the national treatment principle. Foreign investors are treated the same as domestic investors, except in the sectors the Government has published as restricted.

“外国投资者适用与国内投资者相同的市场准入条件，但本法本条第2款规定的情形除外。”——第143/2025/QH15号《投资法》第8条第1款。

"Foreign investors are subject to the same market access conditions as those applicable to domestic investors, except for the cases prescribed in Clause 2 of this Article."  Clause 1, Article 8, Law on Investment No. 143/2025/QH15 (Khoản 1 Điều 8, Luật Đầu tư số 143/2025/QH15)

限制类行业清单公布于第96/2026/ND-CP号法令附录一，分为两部分。A部分为尚未向外国投资者开放的行业，即完全不允许投资。B部分为有条件开放的行业。

The list of restricted sectors is published in Appendix I to Decree No. 96/2026/ND-CP and is split into two sections. Section A covers sectors not yet open to foreign investors, meaning investment is not permitted at all. Section B covers sectors open subject to conditions.

好消息是：施工与设计不在A部分。具体而言，第96/2026/ND-CP号法令附录一将前述两个类别列入了B部分，即“施工及相关工程服务”（第47项）和“外国承包商的施工活动”（第20项）。因此，只要满足该类别的市场准入条件，即可投资。

The good news for your sector: construction and design are not in Section A. Specifically, Appendix I to Decree 96/2026/ND-CP places two directly relevant categories in Section B, namely "Construction and related engineering services" (item 47) and "Construction activities of foreign contractors" (item 20). You are therefore allowed to invest, provided you satisfy the market access conditions for that category.

这意味着什么？仅凭经验，没有人能笃定地告诉您“该行业允许100%外资持股”。每个类别的市场准入条件，均依据《投资法》第8条第3款所列形式确定（注册资本持股比例、投资形式、投资活动范围、投资者及参与合作方的能力），且根据第96/2026/ND-CP号法令第18条，这些条件由财政部汇总并在国家投资门户网站公布。该门户网站，而非博客文章，才是您拟注册具体业务范围和准入条件的官方依据。

What does this mean for you? Nobody can tell you with certainty that "this sector allows 100% foreign ownership" on experience alone. Market access conditions for each category are determined through the forms set out in Clause 3, Article 8 of the Law on Investment (charter capital ownership ratio, form of investment, scope of investment activity, capability of the investor and of participating partners), and under Article 18 of Decree 96/2026/ND-CP these conditions are compiled by the Ministry of Finance and published on the National Investment Portal. That portal, not a blog post, is the official reference for the specific business lines you intend to register.

还有两点常被忽视。根据第96/2026/ND-CP号法令第17条第6款，若您注册多项列入限制清单的业务，须同时满足每一项所附的全部条件，因此兼营设计与施工的公司须满足合并后的条件。另根据第17条第8款和第9款，若越南加入的国际投资条约赋予您比国内法更优惠的条件，您可援引该条约。因此，投资者国籍可能改变结果，在最终确定股权结构前值得仔细核查。

Two further points are commonly overlooked. Under Clause 6, Article 17 of Decree 96/2026/ND-CP, if you register several business lines that appear on the restricted list, you must satisfy all conditions attaching to each of them, so a company doing both design and construction will have to meet the combined sets. And under Clauses 8 and 9 of Article 17, where an international investment treaty to which Vietnam is a party grants you more favourable conditions than domestic law, you may apply that treaty. Investor nationality can therefore change the outcome, and it is worth checking closely before finalising the ownership structure.

2025年《投资法》下设立外商直接投资工程施工与设计公司的程序

2026年在越南设立外商直接投资的工程施工公司与设计咨询公司的程序，已与一年前网上流传的指南大不相同。2026年7月1日生效的新《建设法》改变了企业能力的监管方式，新《投资法》则允许先设立公司、后申请投资登记证书。

Setting up an FDI construction and design consultancy company in Vietnam in 2026 no longer resembles any guide you read online a year ago. The new Law on Construction, effective 1 July 2026, has changed how corporate capability is regulated, and the new Law on Investment now allows you to incorporate the company before applying for the investment registration certificate.

“外国投资者可在办理投资登记证书的签发或变更手续之前，先行设立经济组织以实施投资项目，但在办理该经济组织设立手续时，须满足本法第8条规定的适用于外国投资者的市场准入条件。”

——第143/2025/QH15号《投资法》第19条第2款

"A foreign investor may establish an economic organisation to implement an investment project before carrying out the procedure for issuance or amendment of the Investment Registration Certificate, and must satisfy the market access conditions applicable to foreign investors prescribed in Article 8 of this Law when carrying out the procedure for establishing the economic organisation."

Clause 2, Article 19, Law on Investment No. 143/2025/QH15 (Khoản 2 Điều 19, Luật Đầu tư số 143/2025/QH15)

据此，可以先设立公司，再为项目申请投资登记证书（IRC）。实务中，顺序通常如下：

Under this rule, you may incorporate the company first and only then apply for the Investment Registration Certificate (IRC) for the project. In practice the sequence usually runs as follows:

先行设立公司的路径，应当特别关注随之而来的期限要求与活动限制。

The critical feature of the incorporate-first route lies in the time limit and the activity restriction that come with it.

“经济组织自依据本条第1款设立之日起12个月内，须完成获发投资登记证书的程序，以实施与其已登记业务范围相符的投资项目……该经济组织仅可在完成投资登记证书的签发或变更手续后，方可实施投资项目。”

——第96/2026/ND-CP号法令第72条第4款

"Within 12 months from the date of establishment of the economic organisation under Clause 1 of this Article, that economic organisation must complete the procedures to be granted an Investment Registration Certificate to implement an investment project consistent with its registered business lines... That economic organisation may implement the investment project only after completing the procedure for issuance or amendment of the Investment Registration Certificate."

Clause 4, Article 72, Decree No. 96/2026/ND-CP (Khoản 4 Điều 72, Nghị định số 96/2026/NĐ-CP)

重要提示：

持有ERC并不意味着公司即可开始实施项目。也只有在12个月内获签IRC后，公司方可增加其他投资和业务范围。若公司在取得ERC后立即签署合同并调动人员，即属抢跑违规。

IMPORTANT NOTE

Holding an ERC does not mean you may begin implementing the project. During those 12 months, the company may also add other investment and business lines only after the IRC has been issued. If you sign contracts and mobilise personnel immediately after obtaining the ERC, you are running ahead of the rules.

取得IRC和ERC，意味着您拥有了一个合法的法律实体。但该实体要真正承接设计或施工业务，还须满足另一层行业特定条件。许多初到越南的外商投资企业正是在此栽跟头，因为为其办理注册的服务机构通常只做到公司成立这一步。

Obtaining the IRC and ERC gives you a lawful legal entity. But for that entity to actually win design or construction work, there is a further layer of sector-specific conditions. This is where many FDI companies new to Vietnam stumble, because the provider handling their licensing typically stops at the licensing step.

（建筑行业许可）这也是2025年《建设法》给企业带来的最大变化。此前，拟从事建设活动的组织须申请分级建设能力证书。该机制已被自我披露加事后审核的监管模式所取代。

This is the biggest change the Law on Construction 2025 brings for businesses. Previously, an organisation wishing to engage in construction activity had to apply for a graded construction capability certificate. That mechanism has been replaced by self-disclosure and post-audit.

“参与建设活动的组织，须在建设部网站自我披露其建设能力信息。所披露的能力信息供投资者选择承包商时参考。”——第135/2025/QH15号《建设法》第88条第6款

"Organisations participating in construction activities shall self-disclose information on their construction capability on the website of the Ministry of Construction. The disclosed capability information serves as a reference for investors when selecting contractors."

Clause 6, Article 88, Law on Construction No. 135/2025/QH15 (Khoản 6 Điều 88, Luật Xây dựng số 135/2025/QH15)

第212/2026/ND-CP号法令第41条规定了细则：组织须在https://csdlhdxd.gov.vn自我披露信息，法定代表人对所披露信息的准确性和真实性承担全部责任。披露内容包括组织名称、总部地址、法定代表人信息、企业代码及建设能力。

Article 41 of Decree No. 212/2026/ND-CP sets out the detail: organisations self-disclose their information at https://csdlhdxd.gov.vn, and the legal representative bears full responsibility for the accuracy and truthfulness of what is disclosed. The disclosure covers the organisation's name, head office address, legal representative details, enterprise code and construction capability.

这意味着什么？程序更轻松，但风险更重！现已无主管机关事先替您评估能力文件，而一旦披露不实，被记录在案的是法定代表人——往往是外籍人士。第212/2026/ND-CP号法令第56条第5款还确认，系统管理方负责事后审核，并有权要求更正、临时隐藏或删除不实数据。

What does this mean for you? The procedure is lighter, but the exposure is heavier. No authority now pre-assesses your capability file for you, and the legal representative, often a foreign national, is the person on record if the disclosure is inaccurate. Clause 5, Article 56 of Decree 212/2026/ND-CP also confirms that the system administrator is responsible for post-audit and for requiring correction, temporary hiding or removal of inaccurate data.

对组织的要求虽已放宽，但是个人仍须持有执业证书。2025年《建设法》第88条第1款列出了须持有建设执业证书的岗位，包括测绘组长、设计及设计审查组长和主设计师、施工监理等。证书分为一级、二级和三级，等级决定可承接的工程类别。

While requirements on organisations have been relaxed, individuals must still hold certificates. Clause 1, Article 88 of the Law on Construction 2025 lists the positions that require a construction practising certificate, including survey team leader, design and design appraisal team leader and lead designer, and construction supervision. Certificates are graded I, II and III, and the grade determines which class of works you may take on.

对外籍人员，规则以六个月为界，根据第212/2026/ND-CP号法令第27条第2款，已在境外取得执业许可的外籍个人，在越南执业不足6个月的，其资质和执业许可须经领事认证，并附经公证或认证的越南语译文；在越南执业6个月或以上的，执业证书须在越南主管机关办理转换。

For foreign personnel, the rule turns on a six-month threshold. Under Clause 2, Article 27 of Decree 212/2026/ND-CP, a foreign individual already holding a practising licence issued abroad who practises in Vietnam for under 6 months must have the qualification and practising licence consular legalised, with a notarised or certified Vietnamese translation. Where the individual practises in Vietnam for 6 months or more, the practising certificate must be converted at the competent Vietnamese authority.

还有一个细节常令投资者措手不及：根据第212/2026/ND-CP号法令第27条第5款，新签发的执业证书有效期为10年，但外籍个人持有的证书，有效期以工作许可或临时居留卡所载期限为准，且无论如何不超过10年。总建筑师的工作许可到期，其执业证书也随之失效。同一法令第33条第1款还要求外国公民须持有在越南的居留证件或工作许可，以满足取得证书的一般条件。

One further detail often catches investors out: under Clause 5, Article 27 of Decree 212/2026/ND-CP, a newly issued practising certificate is valid for 10 years, but a certificate held by a foreign individual is valid for the term stated in the work permit or temporary residence card, and in any case no more than 10 years. When the chief architect's work permit expires, that person's practising certificate lapses with it. Clause 1, Article 33 of the same Decree also requires foreign nationals to hold residence papers or a work permit in Vietnam to meet the general conditions for a certificate.

若贵公司从事建筑设计，不要止步于《建设法》。2025年《建设法》第88条第4款直接援引：从事建筑活动的组织和个人，须遵守《建筑法》。而《建筑法》对组织规定了三项条件。

If your company performs architectural design, do not stop at the Law on Construction. Clause 4, Article 88 of the Law on Construction 2025 refers directly across: organisations and individuals practising architecture shall comply with the law on architecture. And that law imposes three conditions on organisations.

“建筑设计执业组织的经营条件如下：a）依法设立；b）拥有持有建筑执业证书的负责建筑专业事务的个人或主导建筑设计师；c）向该建筑设计执业组织运营总部所在地的省级人民委员会下属建筑专业主管机关通报本款a、b两项信息。”

——第40/2019/QH14号《建筑法》第33条第1款

"The operating conditions of an architectural practice organisation are as follows: a) it is established in accordance with law; b) it has an individual responsible for architectural expertise or a lead architectural designer holding an architectural practising certificate; c) it notifies the information in points a and b of this Clause to the specialised architecture authority under the provincial People's Committee where the architectural practice organisation has its operating head office."

Clause 1, Article 33, Law on Architecture No. 40/2019/QH14 (Khoản 1 Điều 33, Luật Kiến trúc số 40/2019/QH14)

上述c项的通报程序常被遗忘，因为它不在IRC和ERC文件中。对外国建筑师，《建筑法》第31条适用同样的六个月界限：在越南提供建筑服务不足6个月的，按建筑执业证书的认可程序办理；6个月或以上的，按转换程序办理，两种情形均须向省级人民委员会下属建筑专业主管机关办理。

The notification step in point c is the one most often forgotten, because it sits outside the IRC and ERC files. For foreign architects, Article 31 of the Law on Architecture applies the same six-month threshold: those providing architectural services in Vietnam for under 6 months follow the recognition procedure for their architectural practising certificate, while those doing so for 6 months or more follow the conversion procedure, in both cases at the specialised architecture authority under the provincial People's Committee.

将外商投资企业与“外国承包商”混为一谈。这是代价最高、也最普遍的误解。有些投资者一听说每个标段都须取得施工活动许可证便慌了神；另一些投资者虽在越南设立了公司，却仍让境外母公司直接签约而不办许可证。

Confusing your own FDI company with a "foreign contractor". This is the costliest and the most widespread misunderstanding. Some investors p anic on hearing that a construction activity licence is required for each package; others incorporate in Vietnam but still let the offshore parent sign the contracts without obtaining a licence.

外国承包商的法律定义很明确：

The legal definition a Foreign Contractor is clear.

“本法令所称外国承包商，是指依据外国法律设立的组织或具有外国国籍的个人，其已被选定在越南境内签订并履行建设合同。”

——第212/2026/ND-CP号法令第3条第8款

"A foreign contractor under this Decree means an organisation established under foreign law or an individual of foreign nationality that has been selected to enter into and perform a construction contract in the territory of Vietnam."

Clause 8, Article 3, Decree No. 212/2026/ND-CP (Khoản 8 Điều 3, Nghị định số 212/2026/NĐ-CP)

而在越南设立的公司，即便100%外资持股，也是依据越南法律设立的组织。它不是外国承包商，无须为每份合同取得施工活动许可证。反之，若由境外母公司直接在越南签署设计或施工合同，该母公司即为外国承包商，而根据第212/2026/ND-CP号法令第42条，外国承包商只有在取得施工活动许可证后，方可在越南开展建设活动。更重要的是，该法令第43条要求外国承包商与越南承包商组成联合体，或使用越南分包商，除非国内承包商缺乏相应能力。而越南实体则不受这些限制。因此，选错签约主体不仅是程序风险，更会改变您的整个商业结构。

The company you incorporate in Vietnam, even if 100% foreign owned, is an organisation established under Vietnamese law. It is not a foreign contractor and does not need a construction activity licence for each contract. Conversely, if you let the offshore parent sign design or construction contracts in Vietnam directly, that parent is a foreign contractor, and under Article 42 of Decree 212/2026/ND-CP a foreign contractor may carry out construction activities in Vietnam only after being granted a construction activity licence. More significantly, Article 43 of that Decree requires a foreign contractor to form a joint venture with a Vietnamese contractor or to use Vietnamese subcontractors, unless domestic contractors lack the capability. That is a constraint a Vietnamese entity you own does not face. Choosing the wrong contracting party is therefore not merely a procedural risk, it changes your entire commercial structure.

注册的业务范围与实际经营不符。在施工与设计领域，建筑设计、工程设计、机电设计、测绘、监理与施工之间的界限，在法律上清晰，在商业实务中却模糊。注册业务范围时如果遗漏其中一项，可能就无法开具与客户需求相符的发票，也无法合法承接相应的业务。事后补救会触及前述第96/2026/ND-CP号法令第72条第4款，因为增加业范围与IRC程序挂钩。

Registering business lines that do not match actual operations. In construction and design, the boundaries between architectural design, works design, mechanical and electrical design, surveying, supervision and construction are precise in law but blurred in commercial practice. Omit one area and you cannot issue invoices matching what the client needs, nor can you lawfully take on that scope. Fixing it later runs into Clause 4, Article 72 of Decree 96/2026/ND-CP noted above, because adding business lines is tied to the IRC procedure.

在IRC签发前签约并开工。在先行设立公司的路径下，ERC与IRC之间的窗口期十分敏感。公司已存在、有印章、有账户、人员已抵越南，签约压力巨大。但规则明确规定，经济组织只有在完成IRC程序后，方可实施投资项目。

Signing and starting work before the IRC is issued. On the incorporate-first route, the window between ERC and IRC is a sensitive one. The company exists, it has a seal, it has an account, personnel have arrived in Vietnam, and the pressure to sign is intense. Yet the rule is explicit that an economic organisation may implement an investment project only after completing the IRC procedure.

未通过直接投资资本账户出资。许多投资者为图快捷，将资金转入公司普通支付账户，或经由法定代表人个人账户过账。这样做的后果通常不会在出资时立即显现，但会在您想要汇出利润时暴露。

Contributing capital outside the direct investment capital account. Many investors transfer funds into the company's ordinary payment account, or route them through the legal representative's personal account for speed. The consequence does not surface at the moment of contribution; it surfaces when you want to repatriate profits.

重要提示

IMPORTANT NOTE

根据第06/2019/TT-NHNN号通知第9条第1款，外国投资者在减资、转让项目或终止项目时，以及就利润和其他与直接投资活动相关的合法收入，均须通过直接投资资本账户汇出境外。资金若从错误渠道进入，便难以汇出。

Under Clause 1, Article 9 of Circular 06/2019/TT-NHNN, a foreign investor must remit funds abroad through the direct investment capital account for investment capital upon capital reduction, project transfer or project termination, as well as for profits and other lawful revenues relating to direct investment activity. Money that comes in through the wrong channel makes it hard for money to go out.

不具备签署设计文件的资格。一家外商独资设计公司可能在境外拥有强大团队，却在越南没有一名持有现行有效的执业证书、可担任设计组长或主导设计师的人员。设计文件因而无人具备签署资格，公司即便已签约，也无法交付成果。由于外籍人员的证书有效期随工作许可或临时居留卡变动，每次续办人员证件时，此风险都会重现。

Having nobody qualified to sign the file. An FDI design firm may have a formidable team abroad yet not a single individual holding a currently valid practising certificate in Vietnam to serve as design team leader or lead designer. The design file then has no one qualified to sign it, and the company cannot deliver its product despite having signed the contract. Because a foreign national's certificate validity tracks the work permit or temporary residence card, this risk can recur every time personnel papers are renewed.

轻视总部地址与项目选址。第96/2026/ND-CP号法令第39条第3款b项规定，IRC签发的条件之一是项目须有基于土地使用权证明文件、土地使用权证、场地租赁协议或其他文件所确立的选址。草率签署的办公室租约，或地址不适配项目目标的，足以导致申请文件被退回。

Taking the head office and project location lightly. Point b, Clause 3, Article 39 of Decree 96/2026/ND-CP makes it a condition for IRC issuance that the project has a location established on the basis of documents evidencing land use rights, land use right papers, a premises lease agreement or another document. An office lease signed in haste, at an address unsuited to the project's objectives, is enough to have the file returned.

2026年在越南设立并合法运营一家外商直接投资施工与设计咨询公司，须按顺序完成四组任务。第一，确定拟注册的每项业务的市场准入条件，查询国家投资门户网站，若注册多项业务则须合并满足各项条件。第二，完成公司设立步骤，对投资者文件办理领事认证，取得企业登记证书；若走先行设立路径，还须在12个月内取得投资登记证书。第三，开立直接投资资本账户，并自第一笔付款起即通过该渠道出资。第四，完成行业特定执业条件：在建设部系统披露企业能力，为公司配备持有有效执业证书的人员，并向省级建筑专业主管机关报备。最常导致项目停滞的三种失误是：在投资登记证书签发前签署合同，让境外母公司无施工活动许可即签约，以及未通过直接投资资本账户出资。若您正处于选择业务范围和股权结构的阶段，请在提交任何文件前彻底解决前述问题，因为在此处更正的代价，远低于后续每一步的更正代价。

To establish and lawfully operate an FDI construction and design consultancy company in Vietnam in 2026, you work through four groups of tasks in order. First, determine the market access conditions for each business line you intend to register, check the National Investment Portal, and combine the conditions if you register several lines. Second, complete the corporate steps, consular legalise the investor's documents, obtain the Enterprise Registration Certificate and then the Investment Registration Certificate within 12 months if you take the incorporate-first route. Third, open a direct investment capital account and contribute capital through that channel from the very first payment. Fourth, complete the sector-specific practice conditions: disclose corporate capability on the Ministry of Construction system, staff the company with holders of valid practising certificates, and for architectural design, notify the practice organisation to the provincial specialised architecture authority. The three failures that stall projects most often are signing contracts before the Investment Registration Certificate is issued, letting the offshore parent sign contracts without a construction activity licence, and contributing capital outside the direct investment capital account. If you are at the stage of choosing business lines and ownership structure, resolve that fully before filing anything, because corrections here cost far less than corrections at every later step.

施工与设计领域的每个项目，都有其自身的业务范围、规模、投资者国籍和人员配置方案，因此对一家公司正确的答案，未必适用于另一家。上海建纬（成都）律师事务所东南亚业务组随时为您在越南设立和运营外商直接投资施工与设计公司提供支持。如需深入法律咨询，请联系我们。

Every project in construction and design has its own business lines, scale, investor nationality and staffing plan, so the right answer for one company is not necessarily right for another. Southeast Asia Practice Group of Shanghai Jianwei (Chengdu) Law Firm is ready to support you with establishing and operating an FDI construction and design company in Vietnam. Contact DEDICA for in-depth legal consultation.

上海建纬（成都）律师事务所东南亚业务组

Southeast Asia Practice Group ofShanghai Jianwei (Chengdu) Law Firm

建纬（成都）东南亚业务组是上海建纬（成都）律师事务所涉外业务的重要组成部分，由四川省涉外法律服务领军人才魏俊民领衔，汇聚本所涉外律师及东南亚十国资深律师、合伙人构成的一支跨法域法律服务团队。

The Southeast Asia Practice Group of Jianwei (Chengdu) is an important component of the international practice of Shanghai Jianwei (Chengdu) Law Firm. Led by Mr. Wei Junmin, a leading international legal talent of Sichuan Province, the Group is a cross-jurisdictional joint legal service team composed of our firm's senior foreign-related lawyers and senior lawyers, partners and managing partners from ten Southeast Asian countries.

建纬（成都）东南亚业务组立足成都，链接东南亚，以建纬在建设工程与房地产领域的专业积淀为根基，以东南亚本土优质法律资源为支点，为中国企业布局东南亚，提供全周期、跨法域、高标准的法律护航。

Based in Chengdu and connected to Southeast Asia, the Group combines Jianwei's professional expertise in construction engineering and real estate with high-quality local legal resources across Southeast Asia, to deliver full-cycle, cross-jurisdictional and high-standard legal services to Chinese enterprises operating in the region.