Because land is an entity that possesses both biophysical and geophysical features, it can be subdivided into several land covers and put to a variety of diverse uses. In this study, transformation matrices are generated using JAXA map data in order to conduct an analysis of the inter-land variability. In Hanoi, data collection took place over the course of four years (1990, 2000, 2010, and 2020). According to Vietnam’s legislation, this timeframe is also equivalent to three phases of land use planning (LUP). According to the findings, the area of land used for urban development is expanding at a quick rate in this metropolitan region (by more than 13%), but the area used for rice production has experienced a significant decline (by approx. 23%). However, the pattern is not consistent from one planning period to the next. The research results are also linked to land use practices in Hanoi in the discussion section. This points to the compatibility with the current state of Vietnam's linear economic growth in recent times, as well as negative issues, such as land waste and forecasts of spatial changes in Hanoi.