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Can Tho's property market is experiencing significant growth with average prices reaching $3,200 per square meter as of September 2025.
The Mekong Delta's largest city offers compelling investment opportunities with property prices rising 3-20% annually in key districts like Cai Rang and Ninh Kieu, while remaining substantially more affordable than Ho Chi Minh City or Hanoi.
If you want to go deeper, you can check our pack of documents related to the real estate market in Vietnam, based on reliable facts and data, not opinions or rumors.
Can Tho property prices average $3,200 per square meter, with apartments ranging from $620-$870 per sqm and houses from $1,300-$2,200+ per sqm.
Ninh Kieu District commands the highest prices due to riverfront location and city center amenities, while emerging areas like Cai Rang show 15-20% annual price growth.
| Property Type | Price Range (USD/m²) | Annual Growth |
|---|---|---|
| Social Apartments | $620 | Stable |
| Commercial Apartments | $700-$870 | 5-10% |
| Houses/Townhouses | $1,300-$2,200+ | 3-10% |
| Villas/Luxury Homes | $2,500+ | 5-15% |
| Land Plots | $20k-$100k total | 5-20% |
What is the average price per square meter in Can Tho right now?
As of September 2025, the average price per square meter in Can Tho stands at $3,200 (approximately 77 million VND per square meter).
This represents the citywide average for residential properties across all districts and property types. The Can Tho property market has shown consistent growth with year-on-year increases ranging from 3% to 20% depending on the specific district and property category.
Prime areas like Cai Rang and Ninh Kieu are experiencing the highest growth rates, pushing the upper end of the market significantly higher. The city's position as the largest urban center in the Mekong Delta continues to drive demand from both local buyers and investors seeking alternatives to the more expensive Ho Chi Minh City market.
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How does the average price change depending on the type of property, like apartments, houses, or land?
Property prices in Can Tho vary significantly based on the type of real estate you're considering.
Social apartments represent the most affordable option at $620 per square meter (approximately 15.8 million VND), with prices remaining relatively stable. Commercial apartments command higher prices ranging from $700 to $870 per square meter (18-22 million VND), showing 5-10% annual increases in popular areas.
Houses and townhouses fall in the $1,300 to $2,200+ per square meter range, with annual appreciation rates of 3-10% depending on location and amenities. Villas and luxury homes start from $2,500 per square meter and can go much higher, experiencing 5-15% annual growth driven by limited supply and affluent buyer demand.
Land plots present a different pricing structure, typically sold as complete parcels ranging from $20,000 to $100,000 total, with annual appreciation rates of 5-20%. The high growth rate for land reflects the scarcity of developable plots and strong urbanization pressure in Can Tho.
What are the most expensive neighborhoods in Can Tho, and what makes them so costly?
Ninh Kieu District commands the highest property prices in Can Tho as the established city center with prime riverfront real estate.
| Neighborhood | Key Features | Price Premium Drivers |
|---|---|---|
| Ninh Kieu District | City center, riverfront | Business hub, established amenities |
| An Khanh & An Binh | Rapid development | New infrastructure, growth potential |
| Hung Loi Ward | University proximity | Student demand, urban facilities |
| Xuan Khanh Ward | Mixed-use area | Commercial and residential demand |
| Riverfront Properties | Water access | Limited supply, lifestyle appeal |
Which areas are considered up-and-coming, where prices are still affordable but rising fast?
Cai Rang District leads the up-and-coming areas with remarkable price increases of 15-20% in the past year alone, driven by significant transport infrastructure improvements.
An Binh and Phong Dien have emerged as strong growth areas due to improved connectivity and urban expansion policies. These districts offer substantially lower entry points compared to central Can Tho while showing consistent appreciation as the city expands outward.
O Mon and Thoi Lai districts attract buyers seeking larger properties and land plots at affordable prices. These areas benefit from future upside potential as urban sprawl continues and infrastructure development reaches these outer districts.
These emerging areas typically offer 20-40% lower prices than central districts while showing appreciation rates that often exceed the city average, making them attractive for both investment and long-term residence planning.
Where can you find the most budget-friendly properties in Can Tho today?
The most affordable properties in Can Tho are located in the suburban districts and outer wards that offer greater land availability and basic amenities.
1. **O Mon District** - Outer suburban area with larger land plots and lower overall property costs2. **Thoi Lai District** - Attracts first-time buyers seeking affordable housing with expansion potential 3. **Peripheral wards** - Older, less central areas with basic infrastructure and amenities4. **Rural-urban transition zones** - Areas on the city's edge with development potential but current affordability5. **Industrial zone peripheries** - Properties near but not within industrial developments, offering worker housing optionsThese areas typically offer properties at 30-50% below city center prices while still providing access to Can Tho's employment and educational opportunities. Many buyers use these areas as stepping stones, purchasing affordable properties that can appreciate as the city continues its outward expansion.
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Can you give me some real examples of recent purchase prices for different property types?
Based on September 2025 market transactions, here are specific examples of recent property purchases in Can Tho.
| Property Type | Price Range (USD) | Typical Features |
|---|---|---|
| Studio/1BR Apartment | $30,000-$70,000 | 30-40m², suburban location, basic amenities |
| 2BR Apartment | $60,000-$120,000 | 50-60m², city center, modern facilities |
| 3BR Premium Apartment | $100,000-$200,000 | 80m²+, gym/pool, prime location |
| Suburban Townhouse | $80,000-$150,000 | Garden, multiple bedrooms, parking |
| Detached House | $120,000-$250,000 | Private land, upscale neighborhoods |
| Luxury Villa | $200,000+ | Pool, large garden, riverfront access |
| Land Plot | $20,000-$100,000 | Development-ready, various sizes |
What is the usual total cost of buying a property in Can Tho, including fees, taxes, and extra costs?
The total cost of purchasing property in Can Tho extends beyond the purchase price to include several mandatory fees and taxes.
Value Added Tax (VAT) represents the largest additional cost at 10% of the property value. The registration fee adds another 0.5% of the purchase price, while new condominium purchases require a maintenance fund contribution of 2% of the property value.
Notary and legal fees vary but typically amount to several hundred dollars depending on the complexity of the transaction. Additional legal and processing fees can vary significantly, so budgeting for unexpected costs is advisable.
For foreign buyers, ownership structures are limited to buildings (condos and houses) with land available only through leasehold arrangements up to 50 years, which is renewable. This legal framework requires careful planning and potentially higher legal costs for international investors.
It's something we develop in our Vietnam property pack.
If you need a mortgage, what does the monthly cost look like for a typical purchase?
As of September 2025, mortgage rates in Can Tho are approximately 5.9% through local Vietnamese banks.
For a typical example, purchasing a $100,000 apartment with a 70% mortgage ($70,000) over a 20-year term would result in monthly payments of approximately $500. Vietnamese banks generally offer loans covering 70-80% of the property value for qualified borrowers.
The mortgage application process requires proof of income, employment stability, and compliance with Vietnamese banking regulations. Foreign buyers may face additional requirements and potentially higher interest rates compared to Vietnamese nationals.
Monthly costs should also factor in property maintenance fees, insurance, and property taxes, which can add 10-20% to the basic mortgage payment depending on the property type and location.
How have property prices in Can Tho changed compared to one year ago and five years ago?
Can Tho property prices have shown remarkable growth over both short and long-term periods.
Over the past year, citywide price increases have ranged from 3% to 20% depending on location, with apartments experiencing consistent 5-10% growth. The highest appreciation occurred in districts benefiting from new infrastructure projects, particularly those with improved bridge, rail, or road connections.
Looking back five years, property prices have doubled or tripled in key areas, representing 100-200% cumulative growth. This dramatic appreciation reflects Can Tho's emergence as the Mekong Delta's primary economic hub and the spillover effect from Ho Chi Minh City's increasingly expensive property market.
The best-performing areas have been those anticipating or receiving major infrastructure investments, with early investors seeing exceptional returns on their property investments during this period.
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.
What are the forecasts for property prices in Can Tho over the next one year, five years, and ten years?
Can Tho property market forecasts show continued growth across all time horizons, though at varying rates.
For the next year, continued price increases of 5-10% are expected in active and well-connected districts. This growth rate reflects ongoing urbanization and infrastructure development while accounting for potential economic headwinds.
Over the next five years, apartments and land are expected to see annual growth rates of 5-10% unless significant economic disruptions occur. Satellite and suburban areas are likely to outperform central districts due to urban sprawl and relatively lower current prices.
The ten-year outlook suggests sustained growth, though the pace may slow as the market matures. Urbanization and continued infrastructure investment will remain the primary drivers, but the explosive growth rates of recent years are unlikely to continue indefinitely.
It's something we develop in our Vietnam property pack.
How do property prices in Can Tho compare with other big, similar cities in Vietnam?
Can Tho's property prices position it as a middle-tier market within Vietnam's urban hierarchy.
Can Tho's average of $3,200 per square meter remains far below Ho Chi Minh City and Hanoi, where central condominiums average 80-160 million VND per square meter ($3,300-$6,600 per square meter), with top projects commanding even higher prices.
Compared to other secondary cities like Hai Phong and Da Nang, where key projects range from 37-55 million VND per square meter ($1,600-$2,300 per square meter), Can Tho shows stronger momentum and growth potential in 2025.
This positioning makes Can Tho attractive for investors seeking growth potential without the premium pricing of Vietnam's top-tier cities, while still benefiting from significant urban development and economic activity as the Mekong Delta's primary hub.
What are the smartest choices today if you want to buy to live, rent out short term, rent out long term, or resell later for profit?
The optimal property choice in Can Tho depends entirely on your specific investment or living goals.
| Investment Goal | Best Area/Property Type | Reasoning |
|---|---|---|
| Buy to Live | Ninh Kieu, Cai Rang, An Binh | Lifestyle quality, growth potential, city access |
| Short-term Rental | Ninh Kieu riverfront, Binh Thuy, Cai Rang | Tourist attractions, business traveler demand |
| Long-term Rental | Near Can Tho University, industrial parks, suburbs | Stable local demand, student and worker housing |
| Resell for Profit | Cai Rang, Phong Dien, O Mon | Lowest entry costs, fastest appreciation rates |
| Mixed Investment | Central apartments with amenities | Rental income plus appreciation potential |
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.
Can Tho offers a compelling balance in Vietnam's property market as of September 2025, with prices significantly more affordable than major cities like Ho Chi Minh City and Hanoi, yet showing strong growth momentum in key districts.
The most effective strategies involve either entering up-and-coming districts like Cai Rang and Phong Dien for maximum appreciation potential, or acquiring central apartments in Ninh Kieu for stable rental income and steady resale value.
Sources
- BambooRoutes - Can Tho Price Forecasts
- BambooRoutes - Can Tho Property Market
- Vietnam.vn - VPBank Mortgage Rates 2025
- Lao Dong News - Apartment Prices Hanoi and HCMC
- Global Property Guide - Vietnam Price History
- Vietnam Plus - Apartment Prices 2025
- The Investor - Can Tho Real Estate Market
- Vietnam Real Estate - Can Tho Properties