Van Don Real Estate — Special Zone, Airport, Planning, Notes

Van Don is one of the two special zones of Quang Ninh City, formed from the whole of the former Van Don District (Cai Rong Township and 11 communes, including the island communes Quan Lan, Minh Chau, Ngoc Vung, Thang Loi and Ban Sen). The special zone covers 2,171.33 km², made up of 583.92 km² of land and 1,587.41 km² of sea with about 600 islands, according to Báo Thanh Niên. In 2025, Van Don received about 2.3 million visitors, according to Báo Quảng Ninh.

Why buyers look at Van Don real estate

• An international airport (already in place). Van Don Airport opened on 30 December 2018 with a 3.6 km runway. The plan approved in 2026 raises capacity to about 2.5 million passengers a year for the period to 2030 and about 20 million a year in the 2050 vision — this is a plan, not current capacity.
• Expressways at both ends (already in place). The Ha Long – Van Don Expressway, nearly 60 km long, has operated since February 2019. The Van Don – Mong Cai Expressway, nearly 80 km long, opened on 1 September 2022, cutting the trip to Mong Cai to about 50 minutes.
• Economic zone and planning to 2040. Decision 266/QD-TTg of 17 February 2020 adjusted the general plan of the Van Don Economic Zone, dividing it into two zones, Cai Bau Island and the Van Hai archipelago, with a focus on the marine economy, tourism and entertainment.
• Large projects under way. In December 2025, a complex including a casino of over USD 2 billion, on over 244 ha, broke ground in the area of the former Van Yen Commune. The operating milestones given in the press are not consistent — ask about actual progress, and do not count it in the price like infrastructure already in place.
• Island tourism is growing. In the first nine months of 2026, Van Don received about 3 million visitors. Visitors go to the islands of Quan Lan, Minh Chau and Ngoc Vung and to Bai Tu Long National Park.

Van Don has many projects under way at the same time. Separate clearly what is already operating from what is still on paper when you compare prices.

What to check before you buy

• Land type and term: long-term residential land, commercial and service land (villas, tourist apartments), agricultural land and forest land carry different rights. Ask which type of certificate you will receive and how much of the term of use remains.
• Forest land and coastal land: in 2018, when news of a special zone emerged, land prices in Van Don rose quickly, with whole islands and forest land advertised for sale; the province had to suspend land transfers. Part of the production forest was later converted to protection and landscape forest. Check whether the plot lies within forest planning or the coastal protection corridor.
• Planning can be adjusted: some projects have had their investment approval revoked after the general plan changed. Cross-check the latest zoning plan and detailed plan, the construction permit and the document confirming eligibility to sell.
• Storms: Typhoon Yagi in September 2024 caused over VND 2,280 billion of aquaculture damage in Van Don. For coastal or island homes and apartments, ask about the storm-wind standard, ground elevation and insurance.
• Low season, getting to the islands: visitors are concentrated in summer; the island communes are reached by boat, depending on the weather. Work out cash flow including the quiet months.
• Rental commitments: read carefully the operator, how revenue is shared, which costs are deducted and the term. No level of return is certain.
• New administrative address: contracts state "Van Don special zone" with the old commune and township names alongside to cross-check earlier documents.

How HPR can help

HPR does not currently distribute any project in Van Don. An HPR consultant can still advise on buying holiday homes and accepts consignments to sell and rent out apartments and villas in Van Don. You can read about tourist and seaside holiday apartments, how to check a project's legal status, infrastructure and prices: reading progress without being misled by inflated prices and how to work out your home-buying cash flow. If you have a home in Van Don to sell or rent out, see the rental consignment or apartment resale consignment services.