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This article explains current housing prices in Ho Chi Minh City in 2026, using the latest market data available for June 2026.
We constantly update this blog post so buyers can understand the Ho Chi Minh City property market with fresh and practical numbers.
You will find average prices, median prices, price per square metre, neighborhood ranges, buying costs, and examples by budget.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in Ho Chi Minh City.
Insights
- The median housing price in Ho Chi Minh City in 2026 is around VND 5.7 billion, which is more useful than the average because luxury homes lift the citywide number.
- The average residential property price in Ho Chi Minh City in 2026 is around VND 6.6 billion, or about $252,000, but normal buyers often spend less.
- A realistic entry-level purchase in Ho Chi Minh City in 2026 starts around VND 2.2 billion to VND 3.5 billion for a small existing apartment in outer districts.
- New-launch apartment prices in Ho Chi Minh City look high because much of the 2026 supply is high-end or luxury stock, not mass-market housing.
- The broad Ho Chi Minh City housing market is still driven by resale apartments and end-user demand, even though new projects get more media attention.
- Closed sale prices in Ho Chi Minh City are usually about 6% below listing prices, but luxury villas can see larger discounts when sellers need liquidity.
- The median price per square metre in Ho Chi Minh City in 2026 is about VND 86 million, while prime areas can reach VND 140 million to VND 350 million per sqm.
- Thảo Điền, District 1, Thủ Thiêm and prime District 7 remain among the most expensive areas because of expat demand, central access, and limited prime land.
- Buyers should budget extra costs carefully, because renovation work, taxes, apartment funds, and transaction fees can add 3% to 30% or more to the purchase price.
What is the average housing price in Ho Chi Minh City in 2026?
The median housing price in Ho Chi Minh City is often more useful than the average because the average is pushed up by expensive villas, riverfront homes, and luxury apartments.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
In 2026, the estimated median housing price in Ho Chi Minh City is around VND 5.7 billion, or about $218,000 and €189,000. The estimated average housing price in Ho Chi Minh City in 2026 is around VND 6.6 billion, or about $252,000 and €219,000.
For 80% of residential property goods in the Ho Chi Minh City market in 2026, a realistic price range is around VND 2.2 billion to VND 18 billion, or about $84,000 to $688,000 and €73,000 to €598,000.
A realistic entry range in Ho Chi Minh City in 2026 is VND 2.2 billion to VND 3.5 billion, or about $84,000 to $134,000 and €73,000 to €116,000, for an existing 45 to 55 sqm apartment in Bình Chánh, Nhà Bè, District 12, or outer Bình Tân.
A realistic luxury property range in Ho Chi Minh City in 2026 is VND 18 billion to VND 35 billion, or about $688,000 to $1.34 million and €598,000 to €1.16 million, for a 90 to 120 sqm luxury apartment in Thủ Thiêm, District 1, Thảo Điền, or a high-end eastern township.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Ho Chi Minh City.
Are Ho Chi Minh City property listing prices close to the actual sale price in 2026?
In 2026, actual sale prices in Ho Chi Minh City are usually around 6% below listed prices across the broad residential market.
The gap exists because sellers still use high 2025 and 2026 asking prices, while buyers are more cautious about mortgages and monthly payments. The gap varies most for luxury villas, landed houses, and new developer units, where discounts can appear as payment incentives rather than direct price cuts.
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What is the price per sq m or per sq ft for properties in Ho Chi Minh City in 2026?
As of 2026, the estimated median housing price in Ho Chi Minh City is about VND 86 million per sqm, or $3,289 and €2,857 per sqm, which equals about VND 8.0 million per sqft, or $306 and €265 per sqft. The estimated average housing price in Ho Chi Minh City is about VND 107 million per sqm, or $4,092 and €3,555 per sqm, which equals about VND 9.9 million per sqft, or $380 and €330 per sqft.
The highest price per sqm in Ho Chi Minh City is usually found in small luxury apartments, branded residences, river-view units, and central new projects, while the lowest price per sqm is usually found in older large apartments, outer-district apartments, and larger fringe landed homes because these homes have weaker liquidity and longer commute times.
The highest price per sqm in Ho Chi Minh City in 2026 is usually in District 1, Thủ Thiêm, Thảo Điền, An Phú, and prime District 7, with common ranges from about VND 140 million to VND 350 million per sqm. The lowest price per sqm is usually in Bình Chánh, District 12, Hóc Môn, outer Bình Tân, and parts of Nhà Bè, with common ranges from about VND 40 million to VND 75 million per sqm.
How have property prices evolved in Ho Chi Minh City?
Compared with one year ago, residential property prices in Ho Chi Minh City in 2026 are about 10% higher in nominal terms. The increase came from limited old-core supply, more high-end launches, and infrastructure expectations in eastern and outer growth areas.
Compared with two years ago, residential property prices in Ho Chi Minh City in 2026 are roughly 18% to 25% higher in many visible market segments. The increase was not even across the city, because affordable resale homes moved more slowly while prime apartments and scarce landed homes held stronger pricing power.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Vietnam.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Ho Chi Minh City.
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How do prices vary by housing type in Ho Chi Minh City in 2026?
In the visible Ho Chi Minh City residential sale market in 2026, apartments and condominiums represent about 68% of available stock, townhouses and shophouses about 11%, small landed houses about 10%, villas about 5%, low-rise suburban houses about 4%, and other small residential assets about 2%, mainly because apartments are easier to finance, easier to sell, and more accessible to foreign buyers.
In Ho Chi Minh City as of 2026, a resale apartment averages about VND 5.0 billion, or $191,000 and €166,000, while a new high-end apartment averages about VND 9.5 billion, or $363,000 and €316,000. A small landed house averages about VND 9.0 billion, or $344,000 and €299,000, a townhouse or shophouse averages about VND 18 billion, or $688,000 and €598,000, a villa averages about VND 45 billion, or $1.72 million and €1.50 million, and a luxury branded or river-view apartment averages about VND 28 billion, or $1.07 million and €930,000.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for an apartment in Ho Chi Minh City?
- How much should you pay for a condo in Ho Chi Minh City?
- How much should you pay for a townhouse in Ho Chi Minh City?
How do property prices compare between existing and new homes in Ho Chi Minh City in 2026?
In Ho Chi Minh City in 2026, new-build apartments usually cost about 25% to 45% more than comparable existing apartments, with a practical average premium around 35%.
This premium exists because many new projects in Ho Chi Minh City are high-end, and buyers also pay more for modern amenities, newer legal documents, developer payment plans, and stronger project branding.
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How do property prices vary by neighborhood in Ho Chi Minh City in 2026?
Thảo Điền is one of the most expensive expat areas in Ho Chi Minh City, with luxury apartments, serviced residences, townhouses, and villas usually ranging from VND 22 billion to VND 80 billion, or about $841,000 to $3.06 million and €731,000 to €2.66 million. Prices are high because Thảo Điền has international schools, restaurants, villas, and a large foreign community.
District 7 and Phú Mỹ Hưng are popular with families, with apartments, townhouses, and villas usually ranging from VND 8 billion to VND 35 billion, or about $306,000 to $1.34 million and €266,000 to €1.16 million. Prices are supported by planned streets, family-friendly buildings, Korean and expat communities, and good daily convenience.
Bình Thạnh and the Landmark 81 area are practical high-rise locations, with apartments usually ranging from VND 6 billion to VND 20 billion, or about $229,000 to $765,000 and €199,000 to €664,000. Prices are high for strong buildings and views because the area is close to District 1 and has deep rental demand.
You will find a much more detailed analysis by areas in our property pack about Ho Chi Minh City. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Area type | Average price range | Average price per sqm | Average price per sqft |
|---|---|---|---|---|
| District 1 | CBD and prestige | VND 15B to 60B, or $574K to $2.29M | VND 180M to 350M, or $6,883 to $13,384 | VND 16.7M to 32.5M, or $640 to $1,244 |
| Thủ Thiêm | Luxury and future CBD | VND 14B to 55B, or $535K to $2.10M | VND 160M to 320M, or $6,119 to $12,237 | VND 14.9M to 29.7M, or $568 to $1,137 |
| Thảo Điền | Expat and villas | VND 12B to 80B, or $459K to $3.06M | VND 130M to 280M, or $4,971 to $10,707 | VND 12.1M to 26.0M, or $462 to $995 |
| An Phú | Expat and family | VND 10B to 55B, or $382K to $2.10M | VND 115M to 230M, or $4,398 to $8,795 | VND 10.7M to 21.4M, or $409 to $817 |
| Bình Thạnh | Commute and high-rise | VND 5B to 20B, or $191K to $765K | VND 85M to 160M, or $3,250 to $6,119 | VND 7.9M to 14.9M, or $302 to $568 |
| District 7 / Phú Mỹ Hưng | Family and planned city | VND 6B to 35B, or $229K to $1.34M | VND 80M to 170M, or $3,059 to $6,501 | VND 7.4M to 15.8M, or $284 to $604 |
| Phú Nhuận | Commute and local premium | VND 5B to 22B, or $191K to $841K | VND 80M to 145M, or $3,059 to $5,545 | VND 7.4M to 13.5M, or $284 to $515 |
| Tân Bình | Airport and practical | VND 4B to 18B, or $153K to $688K | VND 70M to 130M, or $2,677 to $4,971 | VND 6.5M to 12.1M, or $249 to $462 |
| Gò Vấp | Local family | VND 3.5B to 16B, or $134K to $612K | VND 60M to 115M, or $2,294 to $4,398 | VND 5.6M to 10.7M, or $213 to $409 |
| Nhà Bè | Suburban growth | VND 3B to 14B, or $115K to $535K | VND 50M to 100M, or $1,912 to $3,824 | VND 4.6M to 9.3M, or $178 to $355 |
| Bình Chánh | Entry and outer growth | VND 2.2B to 10B, or $84K to $382K | VND 45M to 85M, or $1,721 to $3,250 | VND 4.2M to 7.9M, or $160 to $302 |
| District 12 / Hóc Môn | Budget and commute | VND 2B to 9B, or $76K to $344K | VND 40M to 75M, or $1,529 to $2,868 | VND 3.7M to 7.0M, or $142 to $266 |
How much more do you pay for properties in Ho Chi Minh City when you include renovation work, taxes, and fees?
In Ho Chi Minh City in 2026, buyers should usually add about 3% to 13% for a new apartment, 2% to 6% for a good resale apartment, 10% to 30% for an older home needing renovation, and more for heavy works.
If you buy a property around $200,000 in Ho Chi Minh City, that is about VND 5.23 billion. A normal resale apartment may need around VND 250 million to VND 500 million extra, so the final budget can reach about VND 5.5 billion to VND 5.7 billion, or around $210,000 to $218,000.
If you buy a property around $500,000 in Ho Chi Minh City, that is about VND 13.08 billion. A new or high-end home may need about VND 650 million to VND 1.7 billion extra, so the final budget can reach about VND 13.7 billion to VND 14.8 billion, or around $524,000 to $566,000.
If you buy a property around $1,000,000 in Ho Chi Minh City, that is about VND 26.15 billion. A luxury apartment or landed home may need about VND 1.5 billion to VND 5 billion extra, so the final budget can reach about VND 27.7 billion to VND 31.2 billion, or around $1.06 million to $1.19 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Vietnam.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Ho Chi Minh City
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Registration fee | Tax and title | Usually about 0.5% of the declared or assessed value. On a VND 6 billion home, this is about VND 30 million, or about $1,150. The final amount depends on the value accepted for registration. |
| VAT on new-build structure | Tax | Usually up to 10% on the taxable new-build component, and often already included in the developer price. Buyers should still check the contract. The important point is whether the quoted price is before or after VAT. |
| Apartment maintenance fund | Building fund | Usually around 2% of the apartment value before VAT. On a VND 8 billion apartment, this can be around VND 160 million, or about $6,100. This is common in new condominium purchases. |
| Notary and admin costs | Transaction fee | Often around VND 5 million to VND 70 million, or about $200 to $2,700. The amount changes with property value and paperwork complexity. Buyers should not ignore it, even if it is small compared with the property price. |
| Agent fee | Brokerage | Often seller-paid in practice, but the cost can still affect negotiation. In some cases, buyer-side assistance can cost extra. The buyer should ask clearly before signing anything. |
| Light apartment renovation | Renovation | Usually around VND 3 million to VND 8 million per sqm, or about $115 to $306 per sqm. This may cover repainting, light fixtures, furniture updates, and small repairs. It suits a resale apartment in decent condition. |
| Full apartment renovation | Renovation | Usually around VND 8 million to VND 18 million per sqm, or about $306 to $688 per sqm. This can include kitchens, bathrooms, flooring, air-conditioning, and built-in furniture. Older apartments can quickly become expensive to upgrade. |
| Landed-house renovation | Renovation | Often around VND 1 billion to VND 5 billion or more, or about $38,000 to $191,000 or more. The range is wide because structural work, waterproofing, frontage, and permits can change the final cost. Older houses need more caution. |
We made this infographic to show you how property prices in Vietnam compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Ho Chi Minh City in 2026 with different budgets?
With $100,000 in Ho Chi Minh City in 2026, the market exists but is limited: you may find an existing 45 to 50 sqm apartment in Bình Chánh, an existing 40 to 45 sqm apartment in District 12, or a small existing studio or one-bedroom apartment in Nhà Bè.
With $200,000 in Ho Chi Minh City in 2026, you may find an existing 65 to 75 sqm apartment in Bình Thạnh, an existing 70 to 80 sqm apartment in Tân Bình, or a newer 60 to 70 sqm apartment in Nhà Bè or Bình Chánh.
With $300,000 in Ho Chi Minh City in 2026, you may find an existing 80 to 90 sqm apartment in District 7, an existing 75 to 85 sqm apartment in Bình Thạnh near the Landmark area, or a small existing landed house in an alley in Gò Vấp or Tân Bình.
With $500,000 in Ho Chi Minh City in 2026, you may find a new or recent 90 to 100 sqm high-end apartment in District 7 or Phú Mỹ Hưng, an existing 85 to 95 sqm apartment in Thảo Điền or An Phú, or a better-quality existing landed house in Gò Vấp, Tân Bình, or Nhà Bè.
With $1,000,000 in Ho Chi Minh City in 2026, you may find a new 100 to 120 sqm luxury apartment in Thủ Thiêm, an existing 120 to 150 sqm high-end apartment in District 1 or Bình Thạnh luxury towers, or a small villa or large townhouse in District 7 or An Phú.
With $2,000,000 in Ho Chi Minh City in 2026, there is a real market: you may find a large river-view luxury apartment or penthouse in Thủ Thiêm, an existing villa in Thảo Điền or An Phú, or a premium villa or townhouse in Phú Mỹ Hưng or District 7.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Vietnam.
What sources have we used to write this blog article?
Whether it’s in our blog articles or the market analyses included in our property pack about Ho Chi Minh City, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why this source is useful | How we used it |
|---|---|---|
| JLL, Ho Chi Minh City Residential Market Dynamics Q1 2026 | JLL is a major global real estate consultancy with Vietnam residential market coverage. | We used JLL to benchmark high-end apartment primary prices in Ho Chi Minh City. We treated the figure as a premium-market reference, not as a full-city average. |
| Cushman & Wakefield, HCMC Residential MarketBeat Q1 2026 | Cushman & Wakefield is a global consultancy with local Vietnam research and clear market notes. | We used Cushman & Wakefield to understand why new-launch averages are very high in 2026. We adjusted the headline number down for the broader resale and mass-market mix. |
| Knight Frank Vietnam, Q1 2026 Market Report | Knight Frank is a recognized property adviser with Vietnam residential market coverage. | We used Knight Frank as the main cross-check for average primary apartment asking prices. We also used the report to separate old Ho Chi Minh City from the expanded Greater Ho Chi Minh City market. |
| Savills Vietnam, HCMC Real Estate Market Q1 2026 | Savills is a major real estate consultancy with long-running research in Vietnam. | We used Savills to validate the market story around cautious buyers and stronger demand for affordable stock. We also used it to explain the gap between luxury supply and real end-user demand. |
| CBRE Vietnam, Ho Chi Minh City Figures Q1 2026 | CBRE is one of the largest real estate advisory firms globally and has strong Vietnam research. | We used CBRE to cross-check condominium supply and landed-home supply. We used it to support the point that apartments dominate available stock. |
| National Statistics Office of Vietnam | Vietnam’s official statistics agency is the strongest source for inflation and macro context. | We used the National Statistics Office of Vietnam for inflation context. We used this to separate nominal price growth from inflation-adjusted price movement. |
| Vietcombank exchange rates | Vietcombank is a major Vietnamese bank and gives observable VND exchange-rate references. | We used Vietcombank to sense-check VND to USD and VND to EUR conversions. We rounded the exchange rates to keep the article easy to read. |
| World Bank Vietnam exchange-rate series | The World Bank gives standardized historical macro data based on international data systems. | We used the World Bank only as historical FX context. We did not use old annual exchange rates for June 2026 property conversions. |
| Vietnam Ministry of Finance | The Ministry of Finance is an official source for fiscal rules and tax-policy context. | We used this source to frame buyer-cost categories such as taxes and fees. We still kept the buyer-cost section practical because actual costs depend on contracts and declared values. |
| General Department of Taxation of Vietnam | The tax authority is useful for understanding how Vietnamese transaction taxes are administered. | We used this source as a policy reference for tax-related buying costs. We did not treat tax rules as a replacement for buyer-specific legal advice. |
| Vietnam Ministry of Natural Resources and Environment | This official body is relevant for land, ownership, and property documentation context. | We used it to support the importance of legal documentation in Vietnamese property purchases. We also used it as background for why newer homes can command a premium. |
| Ho Chi Minh City official portal | The city portal is useful for local planning, infrastructure, and administrative context. | We used it as background for Ho Chi Minh City urban growth and infrastructure expectations. We connected that context to neighborhood price differences. |
| State Bank of Vietnam | The central bank is the key source for monetary and credit-market context in Vietnam. | We used it to frame buyer caution around financing and monthly payments. We did not use it to estimate individual mortgage affordability. |
| Bamboo Routes, Vietnam Property Pack | Our property pack brings together market estimates, buyer logic, and practical local analysis. | We used our own market model to connect consultancy primary prices with resale and buyer-level prices. We used it to make the final article more useful for non-professional buyers. |
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