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As of September 2025, the average price per square meter in Binh Duong ranges from $1,765 to $2,000 for condos and apartments, making it one of Vietnam's most attractive property markets for both investors and residents.
Binh Duong Province offers exceptional value compared to Ho Chi Minh City, with property prices that are 40-50% lower while maintaining strong rental yields between 4.7% and 7.5%. The province's strategic location, industrial growth, and ongoing infrastructure development have driven steady price appreciation over the past five years, with some areas experiencing up to 100% growth since 2020.
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Binh Duong's property market offers excellent investment opportunities with condo prices averaging $1,765-$2,000 per square meter and rental yields reaching up to 7.5%.
Central areas like Thu Dau Mot and Binh Duong New City command premium prices, while emerging districts like Bau Bang and Tan Uyen offer the highest growth potential for investors.
| Property Type | Price Range (per sqm) | Typical Total Price |
|---|---|---|
| Condos/Apartments | $1,765-$2,000 | $100,000-$150,000 |
| Townhouses | $1,200-$1,800 | $150,000-$250,000 |
| Villas | $1,400-$2,220 | $250,000-$500,000+ |
| Land/Houses | $1,200-$1,800 | Varies by location |
| Premium Properties | $2,000+ | $500,000+ |
What's the current average price per square meter in Binh Duong?
As of September 2025, the average price per square meter in Binh Duong varies significantly by property type and location.
Apartments and condos command the highest prices at 45-50 million VND per square meter, equivalent to $1,765-$2,000 per square meter. This represents the premium segment of the market, particularly in central areas like Thu Dau Mot and Binh Duong New City.
Landed houses and townhouses are more affordable, ranging from 30-45 million VND per square meter ($1,200-$1,800), though premium locations in city centers can reach 50 million VND per square meter or higher. Villas show the widest price range, from 35-57 million VND per square meter ($1,400-$2,220), with luxury properties in prime locations commanding top prices.
The overall market average across all property types sits between $1,668-$2,000 per square meter, making Binh Duong significantly more affordable than Ho Chi Minh City while offering strong growth potential.
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How do prices vary depending on property type, like condos, townhouses, and villas?
Property type significantly impacts pricing in Binh Duong's real estate market, with condos commanding premium prices due to modern amenities and prime locations.
| Property Type | Price Range (VND/sqm) | Price Range (USD/sqm) | Example Total Price |
|---|---|---|---|
| Condos/Apartments | 32-50 million | $1,300-$2,000 | $100,000-$150,000 (2BR, 65-85sqm) |
| Townhouses | 30-45 million | $1,200-$1,800 | $150,000-$250,000 (3BR, 80-120sqm) |
| Villas | 35-57 million | $1,400-$2,220 | $250,000-$500,000+ (150-250sqm) |
| Luxury Properties | 50+ million | $2,000+ | $500,000+ |
| Affordable Projects | 25-30 million | $1,000-$1,200 | Varies by location |
Which areas in Binh Duong are the most expensive, the most affordable, and the most promising for growth?
Binh Duong's property market shows clear geographical price variations, with central urban areas commanding premium prices while peripheral districts offer affordability and growth potential.
The most expensive areas include central Thu Dau Mot, particularly Chanh Nghia Ward in the city center, where land prices exceed 52 million VND per square meter. Binh Duong New City also commands premium prices due to its modern infrastructure and proximity to the Vietnam-Singapore Industrial Park. Thuan An and Di An districts maintain high values due to excellent connectivity to Ho Chi Minh City and strong rental demand.
The most affordable areas include Bau Bang district, where land starts at approximately 5.6 million VND per square meter, offering exceptional value for early investors. Tan Uyen, especially Vinh Tan Ward, and peripheral towns provide entry-level opportunities for budget-conscious buyers.
The most promising areas for growth include Ben Cat district, driven by expanding industrial parks, and Tan Uyen, benefiting from workforce demand and factory development. Southern Binh Duong districts show strong potential due to ongoing urbanization and infrastructure improvements, while Di An and Thuan An continue attracting investment due to rental demand and proximity to both Ho Chi Minh City and major industrial zones.
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Can you give me example purchase prices for typical properties in different districts?
Real property prices in Binh Duong vary significantly across districts, reflecting local infrastructure, industrial development, and proximity to Ho Chi Minh City.
| Area/District | Property Type | Purchase Price Range | Key Features |
|---|---|---|---|
| Thu Dau Mot (Center) | Luxury 2-3BR Condo | $81,000-$102,000 | Central location, high rental yield |
| Di An/Thuan An | Mid-range 2BR Condo | $69,000-$89,000 | Strong rental demand, HCMC proximity |
| Ben Cat | Landed House | $50,000-$80,000 | Industrial zone, Richland Residence |
| Bau Bang | Land Plot/Villa | Varies (land from $220/sqm) | High growth potential, affordable entry |
| Tan Uyen | New 2BR Apartment | $53,000-$74,000 | Workforce demand, factory proximity |
| Thuan An (An Phu, Canary) | 2BR Condo | $65,000-$90,000 | Shopping centers, VSIP proximity |
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How do prices change depending on the size of the property and the total purchase price including fees and taxes?
Property size impacts pricing in Binh Duong, with larger properties generally offering better price per square meter ratios, though premium units command absolute price premiums.
Price per square meter tends to decrease for larger properties due to economies of scale, but premium units like penthouses and luxury villas may command higher absolute prices regardless of size. Smaller apartments (50-70 square meters) typically carry higher per-square-meter costs due to higher demand and efficiency in urban areas.
Total purchase costs for foreign buyers include several mandatory fees and taxes. New properties incur 10% VAT, while all purchases require a 0.5% registration fee. Condominiums add a 2% maintenance fund contribution. Legal fees range from 0.5-1% of the purchase price, with notary fees adding 0.05-0.1%.
Agency fees are usually paid by sellers but sometimes shared between parties. The total extra cost for buyers generally amounts to 3-4.1% of the purchase price, excluding VAT on new units, which can significantly impact the total investment amount.
What are the main extra costs buyers should expect, like legal fees, taxes, and registration?
Purchasing property in Binh Duong involves several mandatory costs beyond the advertised price that buyers must factor into their budget.
The primary costs include a 10% VAT on new properties, though this doesn't apply to resale properties, making completed units more cost-effective from a fee perspective. All property purchases require a 0.5% registration fee paid to local authorities for title transfer and official documentation.
Condominium purchases incur an additional 2% maintenance fund contribution, which supports building upkeep and common area management. Legal fees range from 0.5-1% of the purchase price and cover document verification, contract review, and legal representation throughout the transaction process.
Notary fees add 0.05-0.1% for document authentication and official witness services. Agency fees are typically paid by sellers but may be shared in some transactions. Combined, these costs add approximately 3-4.1% to the purchase price for buyers, excluding VAT on new properties.
Foreign buyers should budget an additional $3,000-$8,000 for a typical $150,000-$200,000 property purchase to cover all mandatory fees and legal requirements.
How does financing work in Binh Duong—what are the usual mortgage options, interest rates, and loan terms?
Mortgage financing in Binh Duong operates under Vietnam's banking regulations, with significant limitations for foreign buyers compared to local residents and citizens.
Foreign buyers generally find mortgage options extremely limited, with full cash payment being the standard requirement for property purchases. Vietnamese banks typically require foreign borrowers to demonstrate substantial local income, long-term residency, and extensive documentation that most international buyers cannot provide.
Local residents and Vietnamese citizens enjoy more financing options with down payments ranging from 30-50% of the property value. Loan terms extend up to 20 years with some banks offering 25-year terms for qualified borrowers. Interest rates currently range from 9.5-12% annually, though promotional rates of 7-8.5% may apply for the first 12-24 months.
Loan-to-value ratios typically range from 50-70% depending on creditworthiness, collateral quality, and banking relationships. Banks evaluate applications based on income stability, debt-to-income ratios, and property location, with central Binh Duong properties generally receiving more favorable terms than peripheral areas.
If I want to live there myself, what are the smartest areas or property types to consider right now?
For residents planning to live in Binh Duong, central Thu Dau Mot offers the best lifestyle amenities and convenience for daily living.
Central Thu Dau Mot, particularly Chanh Nghia and Phu Hoa Wards, provides modern amenities including international schools, quality healthcare facilities, shopping centers, and a vibrant expat community. The area offers excellent infrastructure with reliable utilities, internet connectivity, and public transportation options.
Binh Duong New City represents a modern planned development close to the Vietnam-Singapore Industrial Park, attracting both expat and business communities. The area features contemporary housing options, green spaces, and modern facilities designed for international residents.
Thuan An and Di An districts offer excellent value for families and commuters who need easy access to Ho Chi Minh City. These areas combine modern facilities with more affordable housing options while maintaining good connectivity to urban centers and employment hubs.
Property types best suited for residents include modern condominiums with 2-3 bedrooms in central areas, offering security, amenities, and maintenance services. Townhouses work well for families seeking more space and privacy, while remaining within established neighborhoods with good infrastructure.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Vietnam versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
If I plan to rent out, what's best for short-term versus long-term rentals in terms of return on investment?
Rental investment strategies in Binh Duong favor long-term rentals due to strong tenant demand from professionals, expats, and industrial workers.
Long-term rentals perform exceptionally well in Di An, Thuan An, Binh Duong New City, and central Thu Dau Mot, targeting expats, professionals, and families. One-bedroom units rent for $470-550 monthly, two-bedroom apartments command $590-630, while three-bedroom properties achieve $710-790 monthly. These areas generate gross rental yields between 4.7-7.5%, among Vietnam's highest rates.
Short-term and serviced apartments work best near industrial parks, universities, and commercial centers where business travelers and temporary workers require accommodation. These properties can command premium daily rates but require more active management and have higher vacancy risks during economic downturns.
The most profitable rental investments target the steady stream of professionals working in Binh Duong's industrial zones, Vietnam-Singapore Industrial Park, and businesses relocating from Ho Chi Minh City. Properties near major employment centers maintain high occupancy rates and attract quality tenants willing to pay premium rents for convenience and quality.
Long-term rental strategies offer more predictable income, lower management costs, and stable returns, making them ideal for investors seeking passive income from Binh Duong real estate.
If I buy to resell later, which properties or areas are expected to appreciate the most?
Capital appreciation potential in Binh Duong concentrates in premium projects within established areas and emerging districts with strong development pipelines.
Premium projects in Thu Dau Mot, Binh Duong New City, and Di An offer the strongest potential for capital gains due to ongoing infrastructure development and continued migration trends. These areas benefit from established amenities, government investment, and proximity to major employment centers.
Emerging districts including Bau Bang, Tan Uyen, and Ben Cat present exceptional growth potential due to early-stage industrial development, low price bases, and large-scale infrastructure pipelines. These areas are positioned to benefit from industrial expansion and urbanization over the next decade.
Properties with the highest appreciation potential include modern condominiums in central locations, luxury villas in established neighborhoods, and well-located land parcels in growth corridors. Projects near planned infrastructure improvements, new industrial developments, and urban expansion zones typically outperform the broader market.
The southern Binh Duong corridor shows particular promise due to infrastructure investments and potential urban merger discussions with Ho Chi Minh City, which could dramatically increase property values in well-positioned areas.
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How have prices changed compared to one year ago and five years ago?
Binh Duong's property market has experienced significant appreciation over both short and long-term periods, reflecting the province's economic growth and development momentum.
Over the past year, condominium prices have increased 7-8% on average, with some wards and locations experiencing up to 25% growth for land parcels. This appreciation reflects ongoing urbanization, infrastructure improvements, and government land list changes that have increased property values across the province.
The five-year trend shows dramatic appreciation, with average condominium prices rising from approximately 22.5 million VND per square meter ($990/sqm) in 2020 to 45-50 million VND per square meter ($1,765-2,000/sqm) in 2025. This represents roughly 100% growth over the five-year period.
Land and house prices in top areas have increased 38-100% since 2020-2021, with central locations and areas near industrial developments showing the strongest performance. Some premium locations have more than doubled in value during this period.
This appreciation reflects Binh Duong's transformation from a primarily industrial province to a mixed-use urban center attracting both businesses and residents seeking alternatives to Ho Chi Minh City's higher costs and congestion.
What's the forecast for property values in Binh Duong in the next one year, five years, and ten years, and how does it compare with other similar big cities?
Property value forecasts for Binh Duong show continued strong growth potential across all time horizons, positioning the province as one of Vietnam's most promising real estate markets.
Over the next 1-5 years, steady and moderate price increases are forecast, with expected condominium prices reaching $2,200-2,500 per square meter by 2030. This represents a 25-30% increase from current 2025 levels. Land values and premium projects are expected to rise fastest in southern and central districts as urbanization and infrastructure development continue.
The 10-year outlook projects Binh Duong as one of Vietnam's "hottest" property markets, driven by industrial expansion, foreign direct investment, and potential urban merger with Ho Chi Minh City. However, returns may moderate as the market matures and affordable land becomes increasingly scarce.
Compared to similar "big city" provinces in southern Vietnam, Binh Duong is expected to outperform in both growth and rental yield through the next decade. Rental yields are projected to remain above the national average through 2030 due to continued influx of professionals and industrial workers.
The province's strategic location, industrial base, and infrastructure development position it favorably against other emerging urban centers, with forecasts suggesting sustained appreciation potential while maintaining relatively affordable entry points compared to major Vietnamese cities.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Binh Duong's property market offers a compelling combination of affordability, strong rental yields, and significant growth potential that positions it as one of Vietnam's most attractive real estate investment destinations.
With average prices ranging from $1,765-$2,000 per square meter for condos and rental yields reaching up to 7.5%, the province provides excellent opportunities for both investors and residents seeking value in a rapidly developing urban center.
Sources
- BambooRoutes - Binh Duong Real Estate Market
- Ministry of Construction Vietnam - Binh Duong Market Outlook
- BambooRoutes - Binh Duong Property Analysis
- Vietnam Real Estate - Binh Duong Properties
- Dot Property - Binh Duong Villas
- BambooRoutes - Binh Duong Area Analysis
- BambooRoutes - Binh Duong Forecasts
- Global Property Guide - Vietnam Buying Guide