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Hai Phong's property market in September 2025 offers diverse opportunities from premium central locations to affordable growth areas. Central apartments average VND 45 million per square meter, while suburban districts like An Duong and Thuy Nguyen provide significantly lower entry points with strong appreciation potential driven by major infrastructure upgrades and urbanization.
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As of September 2025, Hai Phong's central apartments cost VND 45 million per square meter, with villas reaching VND 49 million per square meter, while suburban areas offer properties at VND 12-15 million per square meter.
The city shows strong growth momentum with transaction volumes up 50% year-over-year and emerging districts like Thuy Nguyen and An Duong offering the best investment potential due to planned infrastructure upgrades.
| Property Type | Central Districts (VND/m²) | Suburban/Emerging Districts (VND/m²) |
|---|---|---|
| Apartments | 45 million | 12-15 million |
| Villas/Townhouses | 49 million | 25-40 million |
| New Project Apartments | 30-45 million | 20-25 million |
| Land Plots | 40-100 million | 12-40 million |
| Coastal Properties | 35-50 million | 25-35 million |
| Green/Eco Properties | 10-15% premium | 5-10% premium |
What's the current average price per square meter in Hai Phong?
As of September 2025, the average price per square meter in Hai Phong varies significantly by location and property type.
Central district apartments average VND 45 million per square meter, representing the premium end of the market. Villas and townhouses in central areas command even higher prices at VND 49 million per square meter, reflecting the scarcity of landed properties in prime locations.
New project apartments in prime or central locations range from VND 30-45 million per square meter, offering modern amenities and better build quality. Suburban apartments provide more affordable options at VND 12-15 million per square meter, making them attractive for first-time buyers and investors seeking higher rental yields.
Land plots in emerging districts like An Duong are priced between VND 12-40 million per square meter, while coastal and lifestyle areas command VND 35-50 million per square meter due to their premium positioning and lifestyle appeal.
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How do prices vary by property type in Hai Phong?
Property prices in Hai Phong show distinct patterns based on type, with landed properties commanding the highest premiums in central areas.
| Property Type | Central Districts (VND/m²) | Suburban Areas (VND/m²) |
|---|---|---|
| Standard Apartments | 45 million | 12-15 million |
| Villas/Townhouses | 49 million | 25-40 million |
| New Development Apartments | 30-45 million | 20-25 million |
| Raw Land Plots | 40-100 million | 12-40 million |
| Coastal Properties | 35-50 million | 25-35 million |
| Green/Eco Properties | 10-15% premium over standard | 5-10% premium over standard |
| Industrial Zone Properties | 20-30 million | 15-25 million |
Which districts in Hai Phong are most expensive, budget-friendly, or up-and-coming?
Hai Phong's property market is divided into distinct zones with varying price levels and investment potential.
The most expensive areas include Hong Bang district, which has experienced 20-30% price increases in top areas due to central location and urban renewal projects. Le Chan district commands premium prices as a major supplier of landed properties with high retail and commercial activity. Lach Tray area has seen rapid appreciation, reaching VND 49 million per square meter for landed properties in 2023.
Budget-friendly districts offer excellent value for money and growth potential. An Duong district provides land at VND 12-40 million per square meter and benefits from major infrastructure upgrades. Du Hang Kenh offers affordable apartments with numerous new development projects. Thuy Nguyen district is expected to gain city status, features new infrastructure development, and offers land at VND 25-35 million per square meter with significant growth potential.
Up-and-coming areas for rental yields include industrial zones with stable expat worker demand delivering 3.2-5% yields, higher than Hanoi averages. Cat Bi district, near the airport, shows high short-term rental potential. Le Chan district combines retail development with new housing, driving both property values and rental returns.
What are real-world purchase price examples across different areas?
Actual purchase prices in Hai Phong demonstrate the significant range across different property types and locations.
A central apartment of 70 square meters at VND 45 million per square meter costs VND 3.15 billion total. A central villa or townhouse of 150 square meters at VND 49 million per square meter requires VND 7.35 billion investment.
More affordable options include a suburban apartment of 60 square meters at VND 14 million per square meter totaling VND 840 million. An An Duong land plot of 100 square meters at VND 18 million per square meter costs VND 1.8 billion.
New development apartments in prime locations range from VND 2.1 billion to VND 3.15 billion for 70 square meter units, depending on specific location and amenities. Coastal properties of similar size typically cost VND 2.45-3.5 billion, reflecting their lifestyle premium.
How does price per square meter differ by property size?
Property size significantly impacts the price per square meter in Hai Phong, with smaller units commanding higher premiums.
Smaller flats under 50 square meters typically fall in the top third of price ranges for new or prime projects, as developers can charge premium rates for compact, efficient units that appeal to young professionals and investors.
Medium-sized homes between 70-120 square meters represent the mid-range of per square meter pricing, offering the best balance between space and cost efficiency for most buyers.
Large properties over 120 square meters often have lower per square meter costs due to bulk pricing, unless they're ultra-prime or luxury green properties, which maintain premium pricing regardless of size. This size advantage is particularly pronounced in suburban areas where land costs are lower.
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What's the total cost including fees, taxes, and closing costs?
The total cost of purchasing property in Hai Phong extends significantly beyond the base price due to various fees and taxes.
Value Added Tax (VAT) adds 10% to the property price for most residential new-builds. Registration fees cost 0.5% of the property value, while maintenance fund contributions require 2% of the property price. Notary fees range from 0.05-0.1% of the transaction value.
Ongoing costs include management fees for apartments at $0.50-1.50 per square meter per month. Property tax applies at 0.03-0.15% annually, though it's rare for residential properties. When selling, personal income tax of 2% applies to the transaction.
For a VND 3.15 billion central apartment example, VAT adds VND 315 million, registration costs VND 15.75 million, maintenance fund requires VND 63 million, and notary fees add approximately VND 3 million. Total extra costs typically add 12-14% to the base purchase price.
What financing options and mortgage costs are available?
Hai Phong property buyers have access to various financing options with competitive interest rates as of September 2025.
Fixed-rate mortgages are available with 1-year terms at approximately 5.0%, 2-year terms at 5.5%, and 3-year terms at 5.75%. Loan terms extend up to 20-25 years depending on the buyer's profile and financial status.
Financing is available for multiple purposes including owner-occupancy, rental property investment, and buy-to-flip strategies. Major banks typically offer loan-to-value ratios of 60-80% of the property value, requiring substantial down payments.
The financing landscape supports both local and foreign investors, though foreign buyers may face additional documentation requirements and potentially higher interest rates or lower loan-to-value ratios.
What property types and areas offer the best value for living?
For buyers planning to live in their Hai Phong property, specific areas and property types provide exceptional value in September 2025.
Thuy Nguyen and An Duong districts offer the best long-term value due to planned city-status upgrades, new urban development projects, and future-proof infrastructure investments. These areas provide modern amenities at significantly lower prices than central districts.
Central but non-prime areas present good value for those wanting urban convenience without paying premium coastal or tourist-area prices. These locations offer better access to employment centers and urban amenities while maintaining reasonable pricing.
Medium-sized homes in suburban new projects deliver excellent value through modern construction, green building features, and affordable pricing. These developments often include community amenities and better long-term maintenance prospects.
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Where should you buy for the best short-term and long-term rental returns?
Hai Phong's rental market offers attractive yields of 3.2-5% overall, significantly higher than major cities like Hanoi.
Le Chan district provides the best rental performance due to retail development and new housing supply, creating strong demand from both residents and businesses. Industrial areas deliver stable rental income from expat workers with consistent demand and reliable tenant profiles.
Cat Bi district near the airport offers exceptional short-term rental potential, particularly for Airbnb and business traveler accommodation. Centrally located new development projects attract young professionals and provide steady long-term rental demand.
A typical investment example shows a 60 square meter apartment in An Duong at VND 14 million per square meter costs approximately VND 840 million base price and generates monthly rental income of VND 5-8 million, representing attractive cash-on-cash returns for investors.
Which areas and property types are smartest for buy-to-flip investments?
Hai Phong's rapid development creates excellent opportunities for capital appreciation and property flipping strategies.
Central new development apartments offer the highest liquidity and demand, making them ideal for quick resale strategies. These properties benefit from strong buyer interest and easier financing for subsequent purchasers.
An Duong, Thuy Nguyen, and Lach Tray districts provide the best appreciation potential due to upgrading infrastructure, planned price increases, and ongoing urbanization. These areas are experiencing significant transformation that drives rapid value increases.
Waterfront and coastal plots offer lifestyle and tourism premiums with limited future supply, creating scarcity value. These properties appeal to both local and international buyers seeking premium lifestyle options.
Industrial zone properties benefit from steady foreign investment and economic growth, providing stable appreciation with lower volatility than residential properties.
How have prices changed over the past 1 and 5 years?
Hai Phong's property market has shown remarkable growth momentum over both short and long-term periods.
Over the past 12 months, transaction volumes increased 50% while apartment prices rose 5% annually. Land values in hot zones appreciate 5-7% quarterly, representing full recovery from the 2023 market dip that affected most Vietnamese cities.
The 5-year growth story is even more impressive, with central apartments increasing 80-120% from VND 20-25 million per square meter in 2019 to VND 45 million per square meter in September 2025. Landed properties experienced similar scale appreciation during this period.
This growth reflects Hai Phong's transformation from a industrial port city to a modern urban center with improved infrastructure, increased foreign investment, and rising local incomes driving sustained demand for quality housing.
What are the price forecasts for the next 1, 5, and 10 years, and how does Hai Phong compare to other major Vietnamese cities?
Hai Phong's property market outlook remains positive with strong fundamentals supporting continued growth through 2035.
2026 projections indicate 7-10% annual price growth if current trends continue, driven by infrastructure completion, increased foreign direct investment, and ongoing urbanization. Longer-term appreciation appears sustainable supported by industrial growth, port expansion, and rising local incomes.
Compared to other major Vietnamese cities as of September 2025, Hai Phong offers compelling value. Hanoi central properties cost VND 60-100 million per square meter, Ho Chi Minh City ranges VND 65-120 million per square meter, and Da Nang averages VND 30-45 million per square meter. Hai Phong's VND 45 million per square meter average positions it as more affordable while offering higher rental yields and stronger upside potential.
The city's strategic location, expanding industrial base, and improving infrastructure suggest continued convergence toward major city price levels while maintaining superior investment returns.
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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.
Hai Phong's property market in September 2025 presents a compelling mix of established value and emerging opportunities, with central apartments at VND 45 million per square meter and suburban growth areas offering significant upside potential.
The city's strong infrastructure development, industrial growth, and strategic location create favorable conditions for both owner-occupiers seeking affordable quality housing and investors targeting superior rental yields compared to Vietnam's major metropolitan areas.