What is the average price per sqm in Vietnam?

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Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Vietnam. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Vietnamese real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Ho Chi Minh City, Hanoi, and Da Nang. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What's the current average price per square meter in Vietnam right now?

As of September 2025, Vietnam's national average price for new residential properties stands at VND 74 million per square meter, equivalent to approximately $2,918.

In the major metropolitan areas, prices are significantly higher. Ho Chi Minh City leads the market with new apartment prices ranging from VND 72-86 million per square meter ($2,836-$3,362), while Hanoi shows similar pricing patterns in its central districts.

The luxury segment commands premium pricing, with high-end developments in central districts of HCMC routinely exceeding VND 125-200 million per square meter ($4,900-$8,400). These properties typically feature international-standard amenities and prime locations.

The secondary market offers more accessible entry points, with resale condominiums in both Hanoi and HCMC averaging VND 48-49 million per square meter ($1,890-$1,930).

Coastal tourist destinations like Da Nang see prime properties surpassing VND 100 million per square meter ($4,000), driven by tourism infrastructure development and international buyer interest.

How much does the price vary depending on the type of property, like condos, houses, or villas?

Property Type	Price per sqm (VND millions)	Price per sqm (USD)	Market Characteristics
Condominiums (HCMC)	86.2	$3,362	High demand, urban lifestyle
Townhouses (HCMC)	68.5	$2,671	Family-oriented, suburban areas
Resale Houses (HCMC)	171.4	$6,683	Established neighborhoods
Luxury Villas (HCMC)	200+	$7,800+	Premium locations, exclusive
Studio Apartments	85-90	$3,300-$3,500	Investment rental properties
3-Bedroom Condos (HCMC)	90-125	$3,500-$4,900	Family units, stable demand
Industrial Housing	35-45	$1,365-$1,755	Worker accommodation, high yield

Which cities or regions in Vietnam are the most expensive, which ones are emerging, and which are still budget-friendly?

The most expensive property markets center around Ho Chi Minh City's District 1 and Thu Duc, prime Hanoi areas, and luxury coastal developments in Da Nang and Nha Trang.

Emerging hotspots showing strong growth potential include Binh Duong Province near HCMC, benefiting from industrial expansion and affordable housing initiatives. Long Hai attracts beach property investors with its infrastructure development, while Bac Ninh capitalizes on industrial growth.

Can Tho's Ninh Kieu District represents an urbanizing Mekong Delta focus area with significant development potential as Vietnam's economic growth spreads beyond major metropolitan centers.

Budget-friendly options concentrate in HCMC's outer districts like District 9 and Binh Thanh, outlying Hanoi areas including Gia Lam and Nam Tu Liem, and regional smaller cities throughout the country.

Rural and satellite townships offer the most accessible entry points, with prices often 50-70% below urban center rates while still benefiting from national economic growth trends.

How do prices compare between central urban areas and suburban or rural zones?

Urban center properties typically command double to triple the price of suburban and rural alternatives, reflecting infrastructure access and economic opportunities.

Central HCMC and Hanoi districts show prices ranging from VND 70-90 million per square meter ($2,750-$3,500), while suburban areas in the same cities offer comparable properties at VND 35-45 million per square meter ($1,365-$1,755).

The price differential becomes more pronounced in smaller cities, where urban center premiums may reach 200-300% above rural rates due to limited infrastructure development outside city cores.

Outlying industrial and tourism towns present attractive value propositions, offering modern amenities at significantly reduced costs while maintaining connection to major economic centers.

Transportation infrastructure development continues to narrow price gaps, with new highway and rail connections increasing suburban property values as commute times decrease.

What are some real example purchase prices for properties of different sizes and types?

A typical HCMC condominium of 60 square meters costs approximately $210,000 including all fees and taxes, representing the mainstream urban apartment market.

1. **Studio Apartment (HCMC)**: 40 square meters, $130,000 total investment2. **Standard Condo (HCMC)**: 60 square meters, $210,000 all-inclusive3. **Family Townhouse (Hanoi)**: 100 square meters, $283,300 complete purchase4. **Coastal Villa (Da Nang)**: 200 square meters, $566,600 total cost5. **Suburban House (Binh Duong)**: 80 square meters, $145,000 including fees6. **Luxury Penthouse (HCMC District 1)**: 120 square meters, $950,000+ total7. **Industrial Worker Housing**: 45 square meters, $85,000 complete package

These examples reflect current market conditions and include standard transaction costs, providing realistic budget expectations for different property categories and locations.

When you add in taxes, fees, and other costs, what does the total purchase price usually look like?

Vietnamese property purchases involve several mandatory costs beyond the base property price that buyers must factor into their total investment calculation.

Registration fees account for 0.5% of the property value, while VAT adds 5-10% for residential properties depending on the specific type and location. Annual land tax ranges from 0.03-0.15% for urban residential properties.

Transfer taxes impose a flat 2% on the sale value, typically paid by the seller but sometimes negotiated into the purchase price. Additional administrative, appraisal, and notary fees can add another 1-2% to the total cost.

Foreign buyers face additional compliance requirements and ownership limitations that can increase total costs by 3-5% through legal fees, documentation, and specialized services.

It's something we develop in our Vietnam property pack.

How do financing and mortgage options affect the overall cost for buyers?

Vietnamese banks currently offer home loan rates starting at 3.99-7.9% annually, with loan terms extending up to 30 years for qualified borrowers.

Domestic buyers receive preferential treatment in lending decisions, while foreign buyers often face restrictions that push them toward cash purchases rather than financing options.

Government subsidy packages support social and affordable housing segments, providing reduced-rate financing for qualifying properties and buyers meeting income criteria.

The financing landscape favors Vietnamese nationals and permanent residents, with banks requiring substantial documentation and down payments typically ranging from 20-30% of property value.

International buyers should budget for cash transactions or explore alternative financing through their home country banks with Vietnamese property as collateral.

If you're buying to live in the property, what areas and property types make the most sense today?

Suburban master-planned townships around HCMC and Hanoi offer the best combination of modern amenities, reasonable pricing, and quality of life for residential buyers.

Industrial areas like Binh Duong provide excellent value with new infrastructure development, international schools, and healthcare facilities while maintaining affordability compared to city centers.

Emerging Da Nang attracts lifestyle buyers seeking coastal living with urban conveniences, offering international-standard developments at more accessible prices than established beach destinations.

Family-oriented buyers should focus on townhouse developments in satellite cities that provide space, community amenities, and good transportation connections to major employment centers.

Young professionals benefit from studio and one-bedroom condominiums in transit-accessible areas of major cities, balancing cost control with career opportunities and urban lifestyle benefits.

If you're buying to rent it out short-term or long-term, what are the smartest choices and expected returns?

Urban condominiums in HCMC and Hanoi generate rental yields of 7-8% annually, while houses can achieve up to 20% gross returns in high-demand areas.

Centrally-located apartments and serviced residences provide the most consistent rental demand, particularly near business districts, universities, and transportation hubs.

1. **HCMC Central Condos**: 7-8% annual yield, high occupancy rates2. **Hanoi Business District Apartments**: 6-7% yield, stable corporate tenants 3. **Da Nang Tourist Properties**: 8-12% yield, seasonal variations4. **Binh Duong Worker Housing**: 15-20% yield, industrial tenant base5. **Nha Trang Short-term Rentals**: 10-15% yield, tourism dependent6. **Student Housing (University Areas)**: 12-18% yield, academic calendar patterns7. **Serviced Apartments (Expat Areas)**: 8-10% yield, premium pricing

Smaller cities offer slightly lower yields but reduced vacancy risk, while coastal tourist destinations like Da Nang and Nha Trang attract short-term rental opportunities with seasonal demand patterns.

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 you're buying to resell later at a higher price, which areas and property types look like the strongest bets?

Outlying HCMC areas including Thu Duc and District 9 present the strongest capital appreciation potential due to ongoing urban expansion and infrastructure development.

Hanoi suburbs benefit from metropolitan growth patterns, with new transit connections and commercial development driving property values upward in previously rural areas.

Emerging coastal and tourist towns like Long Hai and Ba Ria show exceptional growth potential as Vietnam's tourism infrastructure expands and international visitor numbers increase.

Binh Duong's industrial corridor attracts foreign direct investment, creating employment growth that drives residential property demand and price appreciation.

It's something we develop in our Vietnam property pack.

How have property prices in Vietnam changed compared to five years ago and compared to just one year ago?

Vietnam's property market has experienced dramatic growth, with national average prices increasing 30% in the past year alone, significantly outpacing regional averages.

Over the five-year period, Vietnam property prices have surged 59% nationally, with Hanoi leading at 65% growth and HCMC following at 52% appreciation.

The luxury segment has performed exceptionally well, with high-end properties experiencing 40-70% price increases in the past year, driven by limited supply and strong international buyer interest.

This growth trajectory reflects Vietnam's rapid economic development, urbanization trends, and increasing foreign investment in the property sector.

Year-over-year data shows Hanoi new apartments up 36% while HCMC gained 24%, indicating continued metropolitan market strength despite national economic challenges.

What are the forecasts for property prices in Vietnam over the next 1 year, 5 years, and 10 years, and how do they stack up against other big cities in the region?

Time Period	Projected Growth	Key Drivers	Regional Comparison
Next 1 Year	10-15% annually	Urban migration, infrastructure	Above Bangkok/Manila rates
Next 5 Years	8-12% annually	Economic development, FDI	Competitive with regional hubs
Next 10 Years	6-8% annually	Market maturation, supply balance	Stable regional positioning
Supply Response	Moderating after 2026	Increased development activity	Similar to Thailand experience
Regional Cities	Higher than national average	Infrastructure expansion	Outpacing established markets
International Context	Premium narrowing	Market development	Approaching Bangkok/Manila levels

Regional comparison shows HCMC and Hanoi increasingly rival Bangkok and Manila in pricing for new and luxury condominiums, while average properties remain more affordable than Singapore or prime Kuala Lumpur developments.

It's something we develop in our Vietnam property pack.

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.

Sources

1. Vietnam Price Forecasts
2. Average House Price in Ho Chi Minh City
3. Average House Price Vietnam
4. Vietnam House Prices Trends
5. Vietnam Economy Real Estate Market 2025
6. Vietnam Which Area
7. New Real Estate Investment Trends for 2025
8. Vietnam Property Prices and Purchasing Process
9. Wise - Buying Property in Vietnam
10. Vietnam's Property Tax Regime 2024