Nguyen Nhat Duy won the auction for the house at 118 Ba Trieu, Nghia Lo Ward, for over 2,3 billion VND and received possession from the civil enforcement agency by late 2024. However, in 7/2025, upon returning from an out-of-town work trip, he discovered the house had been reoccupied by Luong Thi Nhung, a previous buyer, who had broken the lock. Both parties filed appeals, each claiming ownership, leading to a prolonged dispute that prompted authorities to intervene.

The transfer, seizure, and auction process of the property at 118 Ba Trieu are key points in the house dispute. The property, comprising a two-story house and an old level-4 house at the rear, located near Ba To Park and Tra Khuc River in central Quang Ngai, was initially valued at over 4 billion VND. However, after six price reductions by the civil enforcement agency, Duy purchased it for 2,3 billion VND, nearly half of its initial appraisal.

The house at 118 Ba Trieu (near a utility pole and trees, with a white oto in front) is located near Ba To Park in central Quang Ngai. Photo: Pham Linh

Nguyen The Nhan, an enforcement officer from the Quang Ngai Provincial Civil Enforcement Department, stated that there was "no corruption in the auction." He explained that the property was difficult to sell due to buyers' hesitancy and the owner's lack of cooperation.

According to the 2022 appraisal certificate, the land and house at 118 Ba Trieu had an initial value of over 4 billion VND. In early 2023, the enforcement officer signed a contract with the Provincial Asset Auction Service Center to organize the auction at the corresponding starting price.

Despite being announced in mass media, published in newspapers, and publicly listed, the property required 7 auctions before a buyer emerged.

Under the Civil Enforcement Law, after each unsuccessful auction, the enforcement officer may reduce the price by a maximum of 10% compared to the previous round. Consequently, the property underwent six price reductions.

Specifically, the first reduction was 7%, bringing the price to approximately 3,8 billion VND; the second was 10%, to over 3,4 billion VND; the third was 10%, to about 3,06 billion VND; the fourth was 10%, to about 2,76 billion VND; the fifth was 10%, to about 2,48 billion VND; and the sixth was 5%, to about 2,36 billion VND.

Duy won the auction on 7/3/2024 at this price.

Pham Huy An, Deputy Head of the Quang Ngai Provincial Civil Enforcement Department, affirmed that the entire process was conducted transparently and according to regulations, stating, "the auction followed the seizure exactly."

The house at 118 Ba Trieu, with a white oto in front. Photo: Pham Linh

The house's troubled history

The land and house originally belonged to a man in the former Son Tinh town, then transferred to Phan Thi Ha. Before its forced seizure and auction, the property underwent several transfers and changes in its status.

According to a Quang Ngai People's Court ruling, in 2015, Ha owed two women 695 million VND and was ordered to repay the debt. In the same year, she borrowed an additional 1,3 billion VND from Nhung, repaid 750 million VND, leaving 550 million VND outstanding.

In 2016, Ha sold the house and land at 118 Ba Trieu to Nhung for 1,7 billion VND. At that time, the property's red book (land use rights certificate) along with two other red books belonging to Ha were mortgaged at a bank. Nhung spent 1 billion VND to redeem the three red books and paid an additional 300 million VND, totaling 1,3 billion VND; the remainder was offset against the debt.

Subsequently, Ha divorced and incurred further debt between 2017 and 2018, increasing her total debt to over 2,686 billion VND with four creditors.

Believing Ha was divesting assets to evade debt obligations, an enforcement officer from the Quang Ngai City Civil Enforcement Sub-Department filed a lawsuit, requesting the transfer contract be declared void. This request was granted by the Quang Ngai People's Court and the Da Nang High-Level People's Court.

In 2018, Nhung had the red book transferred to her name, at a time when the enforcement agency had not yet issued a blocking order. Pham Huy An stated that coordination mechanisms needed improvement and review, but affirmed that this transaction remained illegal according to the court's ruling.

Nhung claimed she demolished the old level-4 house and rebuilt a two-story house, making the seizure of both houses baseless. However, enforcement officer Nguyen The Nhan stated that the two-story house and the level-4 house at the rear existed previously, and Nhung only carried out renovations.

Nhung asserted she was unaware of Ha's debts and should not be held responsible for liabilities incurred after the sale. She also proposed enforcing other assets. The Civil Enforcement Department stated it had seized two other red books belonging to Ha and her husband, but these were insufficient to cover the enforcement.

To protect her rights, Nhung was advised to sue Ha to reclaim her money and seek compensation. The court accepted the case and froze assets, but Nhung later withdrew her petition.

Both parties appeal for help

In 7/2025, while Duy was away working in Dak Lak, Nhung and a group of people broke the door lock and reoccupied the house. The incident was recorded by camera.

Subsequently, Duy filed petitions with various Quang Ngai authorities, requesting a resolution and the return of the house. Conversely, Nhung also repeatedly submitted complaints, asserting her ownership.

Currently, the Quang Ngai Provincial People's Procuracy and other functional agencies have received the case files for clarification.

Pham Linh