Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Everything you need to know before buying real estate is included in our Vietnam Property Pack
Looking to understand the current housing prices in Vietnam? You're in the right place.
We've gathered the latest data from government sources and leading real estate consultancies to give you a clear picture of the Vietnam property market in 2026.
This blog post is constantly updated to reflect the most recent market conditions.
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 Vietnam.
Insights
- Vietnam's median home price of around 2.8 billion VND (about $106,000) masks a stark divide: big-city apartments in Ho Chi Minh City and Hanoi cost roughly 50% more than the national median.
- New apartments in Vietnam command a 12% premium over existing ones, driven by tight legal supply and bundled amenities in newer developments.
- District 1 in Ho Chi Minh City tops Vietnam's price charts at 120 to 250 million VND per square meter, roughly 3 to 4 times the price of outer districts like Binh Tan.
- Vietnam housing prices rose about 7% nominally over the past year, but only 3 to 4% when adjusted for inflation.
- Over the past decade, Vietnam property values have increased around 160% nominally, or about 95% in real terms after accounting for inflation.
- Expat-popular neighborhoods like Thao Dien, Phu My Hung, and Tay Ho offer properties ranging from $150,000 to over $1.5 million, depending on size and type.
- The gap between listing prices and actual sale prices in Vietnam averages about 6% for apartments and 10% for landed houses and villas.
- Apartments and condos make up roughly 55% of Vietnam's residential market, reflecting strong urbanization trends in major cities.
What is the average housing price in Vietnam in 2026?
The median housing price is a more telling figure than the average because it represents the middle point of the market, meaning it's less skewed by a handful of ultra-expensive luxury properties that can push the average up.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources including the Vietnam Ministry of Construction, major consultancies like Cushman & Wakefield and Savills, and official government-cited figures that we manually double-checked.
The median home price in Vietnam in 2026 is approximately 2.8 billion VND, which converts to around $106,000 or about 95,000 euros. The average home price in Vietnam in 2026 sits higher at around 3.8 billion VND, or approximately $143,000 (around 129,000 euros), because high-end properties in Ho Chi Minh City and Hanoi pull the average upward.
About 80% of residential properties in Vietnam in 2026 sell within a price range of 1.5 billion to 7 billion VND, which translates to roughly $57,000 to $264,000.
A realistic entry-level price range in Vietnam in 2026 is 1.2 to 2 billion VND (about $45,000 to $75,000 or 41,000 to 68,000 euros), which could get you an existing 30 to 40 square meter studio or one-bedroom apartment in an outer district like Binh Tan in Ho Chi Minh City or Ha Dong in Hanoi.
For luxury properties in Vietnam in 2026, expect to pay between 15 billion and 80 billion VND or more (roughly $566,000 to $3 million or 508,000 to 2.7 million euros), which could include a 150 to 250 square meter penthouse with river views in District 1 of Ho Chi Minh City or a premium villa in Tay Ho, Hanoi.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Vietnam.
Are Vietnam property listing prices close to the actual sale price in 2026?
In Vietnam in 2026, the estimated gap between listing prices and actual sale prices is about 6% for apartments and around 10% for landed houses and villas.
This difference exists mainly because Vietnamese sellers often build a negotiation buffer into their asking prices, especially when buyers can pay quickly or in cash. The gap tends to be larger for unique landed properties and villas, where comparable sales data is harder to find, giving sellers more room to set optimistic prices.
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What is the price per sq m or per sq ft for properties in Vietnam in 2026?
As of early 2026, the median housing price per square meter in Vietnam is around 45 million VND (approximately $1,700 or 1,525 euros), which works out to about 4.2 million VND per square foot ($158 or 142 euros). The average price per square meter is higher at around 55 million VND (about $2,075 or 1,864 euros), or roughly 5.1 million VND per square foot ($193 or 173 euros).
Small prime-location apartments like studios and one-bedrooms, as well as trophy penthouses, have the highest price per square meter in Vietnam in 2026 because they benefit from location premiums and scarcity, while large older walk-up units or far-out landed homes have the lowest because of commute penalties and lower liquidity.
In Vietnam in 2026, the highest prices per square meter are found in District 1 of Ho Chi Minh City (120 to 250 million VND per square meter) and Hoan Kiem in Hanoi (110 to 220 million VND per square meter). The lowest ranges are in outer districts like Binh Tan in Ho Chi Minh City and Ha Dong in Hanoi, where prices typically sit between 35 and 55 million VND per square meter.
How have property prices evolved in Vietnam?
Compared to one year ago in January 2025, Vietnam housing prices have increased by about 7% in nominal terms, or around 3 to 4% after adjusting for inflation. This rise is mainly driven by tight legal supply in prime areas, where project approvals remain constrained, combined with improved credit conditions that have made financing easier for buyers.
Looking back ten years to January 2016, Vietnam property prices have risen approximately 160% in nominal terms, or about 95% in real terms after inflation. This dramatic growth is the result of rapid urbanization concentrating demand in Ho Chi Minh City and Hanoi, along with major infrastructure investments like metro lines and arterial roads that have repriced entire corridors upward.
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 Vietnam.
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 types of properties are available in Vietnam in 2026 and how do prices vary?
In Vietnam in 2026, apartments and condos make up about 55% of the market, followed by townhouses at 20%, detached houses at 10%, residential land plots at 8%, villas at 5%, and serviced apartments at 2%, reflecting strong urbanization in major cities where apartment development dominates.
Average prices by property type in Vietnam as of the first half of 2026 are: apartments and condos at around 3.6 billion VND ($136,000 or 122,000 euros), townhouses at 6.5 billion VND ($245,000 or 220,000 euros), detached houses at 5.5 billion VND ($208,000 or 186,000 euros), villas at 25 billion VND ($943,000 or 847,000 euros), residential land plots at 2.2 billion VND ($83,000 or 75,000 euros), and serviced apartments at 7.5 billion VND ($283,000 or 254,000 euros). These figures vary widely depending on location, with properties in Ho Chi Minh City and Hanoi commanding significant premiums over provincial areas.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Vietnam in 2026?
In Vietnam in 2026, new-build apartments typically cost about 12% more than comparable existing apartments, while new landed homes command roughly an 8% premium over older ones.
This premium exists because new projects in Vietnam bundle professional management, modern amenities like pools and gyms, and are among the limited "legally ready to sell" inventory in prime districts where project approvals have been constrained.
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How do property prices vary by neighborhood in Vietnam in 2026?
Thao Dien in Thu Duc (Ho Chi Minh City) is a popular expat neighborhood with apartments and villas priced between 6 and 30 billion VND ($226,000 to $1.13 million) as of the first half of 2026. Prices are high here because of the strong international school ecosystem, cafes, expat services, and excellent liquidity for both buying and renting.
Phu My Hung in District 7 (Ho Chi Minh City) is a masterplanned, family-friendly community where homes typically range from 5 to 20 billion VND ($189,000 to $755,000) as of the first half of 2026. This area commands premium prices because of its wide roads, parks, schools, and abundance of modern condominiums.
Tay Ho in Hanoi is the lakeside expat hub where properties range from 4 to 40 billion VND ($151,000 to $1.51 million) as of the first half of 2026. The neighborhood attracts higher prices due to its proximity to West Lake, international schools, numerous serviced apartments, and strong rental demand from expatriates.
You will find a much more detailed analysis by areas in our property pack about Vietnam. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| HCMC District 1 | Prime / Luxury | 12-80bn VND; $453k-$3m | 120-250m VND; $4,500-$9,400 | 11-23m VND; $420-$875 |
| HCMC District 3 | Central / Commute | 7-35bn VND; $264k-$1.3m | 90-180m VND; $3,400-$6,800 | 8-17m VND; $315-$630 |
| Thao Dien (Thu Duc) | Expat / Lifestyle | 6-30bn VND; $226k-$1.1m | 85-170m VND; $3,200-$6,400 | 8-16m VND; $300-$595 |
| An Phu (Thu Duc) | Family / Schools | 5-22bn VND; $189k-$830k | 75-150m VND; $2,800-$5,660 | 7-14m VND; $260-$525 |
| Phu My Hung (D7) | Family / Planned | 5-20bn VND; $189k-$755k | 70-130m VND; $2,640-$4,900 | 6.5-12m VND; $245-$455 |
| Binh Thanh | Popular / Commute | 3.5-12bn VND; $132k-$453k | 60-110m VND; $2,260-$4,150 | 5.5-10m VND; $210-$385 |
| Tan Binh | Commute / Airport | 3-10bn VND; $113k-$377k | 55-95m VND; $2,075-$3,585 | 5-9m VND; $193-$333 |
| Binh Tan | Entry / Value | 2-6bn VND; $75k-$226k | 35-55m VND; $1,320-$2,075 | 3-5m VND; $123-$193 |
| Hanoi Hoan Kiem | Prime / Historic | 10-70bn VND; $377k-$2.6m | 110-220m VND; $4,150-$8,300 | 10-20m VND; $385-$770 |
| Hanoi Ba Dinh | Prime / Embassies | 8-55bn VND; $302k-$2.1m | 90-200m VND; $3,400-$7,550 | 8-18.5m VND; $315-$700 |
| Hanoi Tay Ho | Expat / Lake | 4-40bn VND; $151k-$1.5m | 70-180m VND; $2,640-$6,800 | 6.5-17m VND; $245-$630 |
| Hanoi Cau Giay | Commute / Schools | 3-18bn VND; $113k-$679k | 60-120m VND; $2,260-$4,530 | 5.5-11m VND; $210-$420 |
How much more do you pay for properties in Vietnam when you include renovation work, taxes, and fees?
When buying property in Vietnam in 2026, expect to pay an additional 3% to 6% of the purchase price for fees and taxes if you don't renovate, or 8% to 20% more if you include renovation work.
For a property around $200,000 (about 5.3 billion VND) in Vietnam in 2026, you would pay roughly 160 to 320 million VND ($6,000 to $12,000) in additional fees including registration, notary, and brokerage costs. This brings your total cost to approximately 5.5 to 5.6 billion VND ($207,000 to $212,000) before any renovation expenses.
For a property around $500,000 (about 13.25 billion VND) in Vietnam in 2026, additional fees would total approximately 400 to 800 million VND ($15,000 to $30,000). Your all-in cost would reach roughly 13.7 to 14.1 billion VND ($515,000 to $530,000) before renovations.
For a property around $1,000,000 (about 26.5 billion VND) in Vietnam in 2026, expect additional fees of roughly 800 million to 1.6 billion VND ($30,000 to $60,000). This brings your total to approximately 27.3 to 28.1 billion VND ($1.03 million to $1.06 million) excluding renovation costs.
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 Vietnam
| Expense | Type | Estimated Cost Range |
|---|---|---|
| Registration fee | Tax/Fee | About 0.5% of the property price. For a 5 billion VND apartment, this would be around 25 million VND ($945). This is a standard government fee paid when registering the property transfer. |
| Notary and authentication fees | Fee | Approximately 0.05% to 0.5% depending on the property value and complexity. For a typical apartment purchase, expect to pay 2 to 25 million VND ($75 to $945). These fees cover document verification and legal authentication. |
| Brokerage and transaction handling | Fee | Usually 1% to 2% of the purchase price, though this varies by deal structure. For a 5 billion VND property, budget 50 to 100 million VND ($1,900 to $3,775). Who pays this fee can be negotiated between buyer and seller. |
| Apartment maintenance fund | Fee | Typically 2% of the purchase price for new condominium units. For a 5 billion VND apartment, this equals 100 million VND ($3,775). This fund covers future building repairs and common area maintenance. |
| Light renovation | Renovation | Around 80 to 250 million VND ($3,000 to $9,400) for a typical apartment. This covers basic work like painting, flooring, and simple fixtures. Costs depend on apartment size and finish quality desired. |
| Full renovation | Renovation | Approximately 250 to 900 million VND or more ($9,400 to $34,000+). This includes kitchen and bathroom remodeling, electrical and plumbing updates, and high-quality finishes. Larger units and premium materials push costs higher. |
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 Vietnam in 2026 with different budgets?
With $100,000 (about 2.65 billion VND) in Vietnam in January 2026, you could buy an existing one-bedroom apartment of 45 square meters in Ha Dong (Hanoi) in a mid-tier building, an existing studio of 35 to 40 square meters in Binh Tan (Ho Chi Minh City) in an older project, or a small residential land plot of 60 to 80 square meters on the outskirts of Ha Dong or Hoang Mai.
With $200,000 (about 5.3 billion VND) in Vietnam in January 2026, you could purchase an existing two-bedroom apartment of 65 square meters in Tan Binh (Ho Chi Minh City) in a commute-friendly location, an existing two-bedroom of 70 square meters in Cau Giay (Hanoi) with good rental demand, or an existing townhouse with around 70 square meters of land in Binh Tan in basic condition.
With $300,000 (about 7.95 billion VND) in Vietnam in January 2026, you could afford an existing two-to-three-bedroom apartment of 85 to 90 square meters in Phu My Hung (District 7, Ho Chi Minh City) in a family-oriented condo, an existing two-bedroom of 70 square meters on the Thao Dien fringe in Thu Duc in an older but well-located building, or an existing house with 80 to 100 square meters of land in outer Cau Giay pockets.
With $500,000 (about 13.25 billion VND) in Vietnam in January 2026, you could buy an existing three-bedroom apartment of 110 to 130 square meters in District 3 (Ho Chi Minh City) in a central condo, an existing townhouse with around 90 square meters of land and 200 square meters built on the Phu My Hung edge in good condition, or an existing two-to-three-bedroom apartment of 100 to 140 square meters in Tay Ho (Hanoi) that's expat-rental friendly.
With $1,000,000 (about 26.5 billion VND) in Vietnam in January 2026, you could purchase a refurbished villa of around 250 square meters built in Tay Ho (Hanoi) on a premium street, a high-end condo of 150 square meters in District 1 (Ho Chi Minh City) with river or skyline views, or a modern villa or townhouse in a compound in a premium Thu Duc pocket as a newer build.
With $2,000,000 (about 53 billion VND) in Vietnam in January 2026, you could afford a trophy penthouse of 200 to 300 square meters in District 1 (Ho Chi Minh City) in an ultra-prime tower, a large lake-area villa of 300+ square meters built on the Tay Ho or Ba Dinh border with premium finishes, or a multiple-unit investment strategy buying 2 to 4 mid-to-high-end apartments in strong rental districts like District 3, District 7, or Thao Dien.
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 Vietnam, 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 It's Authoritative | How We Used It |
|---|---|---|
| Vietnam Ministry of Construction | This is the Vietnamese government's official portal for housing and real estate market monitoring. | We used it as the official anchor for market conditions and national-level quarterly indicators. We also used it to verify that our price levels and trends matched what the regulator is seeing. |
| National Statistics Office of Vietnam | This is Vietnam's official statistics agency providing the CPI data series. | We used it to inflation-adjust our "1 year ago" and "10 years ago" price comparisons. We also used it to keep our nominal versus real price explanations consistent. |
| Cushman & Wakefield HCMC Report | This is a global real estate consultancy with a published methodology and recurring market series. | We used it for primary-market (new-build) benchmark prices per square meter and segment definitions. We used it to understand where new pricing sits versus resale markets. |
| Cushman & Wakefield Hanoi Report | This is the same global consultancy with standardized quarterly reporting for the Hanoi market. | We used it for Hanoi primary-market price per square meter and the "mix shift" story showing how high-end share pushes averages up. We also used it to cross-check our Hanoi neighborhood ranges. |
| CBRE Vietnam | CBRE is one of the largest global real estate research firms with recurring market dashboards. | We used it to understand supply and demand context and to keep our 2025 to 2026 trend assumptions realistic. We mainly used it as a market-cycle cross-check rather than a single price-point source. |
| Savills Vietnam | Savills is a major global consultancy that publishes detailed Vietnam market briefs. | We used it for a second independent benchmark on apartment pricing direction and segment dynamics. We used it to validate that Hanoi's primary pricing is genuinely higher than typical resale asking levels. |
| Reuters | Reuters is reliable when it explicitly attributes numbers to government data sources. | We used it as an external validation point that aligns with Savills' Hanoi primary pricing level. We used it to avoid overfitting our estimates to any one consultancy series. |
| European Central Bank | This is the Euro system's official reference-rate publication framework. | We used it to justify using a mainstream reference-rate convention for EUR conversions. We combined it with observed 2025 EUR/VND histories for practical conversions. |
| Exchange Rates (USD/VND) | This provides transparent, date-based FX history tables usable for reproducible conversions. | We used it to set a realistic USD/VND conversion level of around 26,500 for January 2026 estimates. We used it only for currency conversion, not for housing fundamentals. |
| Exchange Rates (EUR/VND) | This provides the same transparent historical tables for Euro conversions. | We used it to set a realistic EUR/VND conversion level of around 29,500 for January 2026. We used it only to convert VND price points into euros for international readers. |
| Taxes for Expats | This is a specialized resource explaining Vietnam property taxation for foreign buyers. | We used it to verify registration fee rates of around 0.5% for property transfers. We cross-referenced it with other sources to confirm typical transaction costs. |
| Ministry of Finance Circular 257 | This is an official government circular on notarial and authentication service fees. | We used it to understand the legal basis for notary and authentication fees. We used it to estimate the range of these costs as a percentage of property value. |
| Savills Apartment Fees Guide | Savills provides detailed guidance on apartment service and maintenance fees in Vietnam. | We used it to understand the typical 2% maintenance fund requirement for new condos. We used it to give buyers a complete picture of upfront costs beyond the purchase price. |
| VnEconomy | VnEconomy is a respected Vietnamese business publication covering real estate trends. | We used it to validate Hanoi primary apartment pricing of around 79 million VND per square meter. We cross-referenced it with other sources to confirm the order of magnitude. |
| Major Vietnam listing portals | These portals aggregate millions of property listings with asking prices across Vietnam. | We used them to understand asking-price distributions across neighborhoods. We used them to calibrate our resale price ranges against actual market listings. |
| Local brokerage market reports | Local brokerages have on-the-ground knowledge of actual transaction prices. | We used them to estimate the gap between asking and closed prices. We used them to understand negotiation dynamics in different property segments. |
| Developer pricing announcements | Developer announcements show primary-market launch prices for new projects. | We used them to understand new-build pricing in different segments. We compared them with resale prices to calculate the new-build premium. |
| Banking sector mortgage data | Bank mortgage data reflects actual loan amounts and therefore transaction values. | We used it to understand typical unit sizes and purchase amounts. We used it to validate our median and average price estimates. |
| Urban planning documents | Government urban planning documents explain infrastructure investments and zoning. | We used them to understand why certain corridors have seen price increases. We used them to explain the infrastructure-driven repricing over the past decade. |
| Construction cost indices | These indices track building material and labor costs in Vietnam. | We used them to estimate realistic renovation cost ranges. We calibrated our light versus full renovation estimates against current market rates. |
| Expat community forums and surveys | These provide real-world buyer experiences and neighborhood insights. | We used them to identify which neighborhoods are popular with international buyers. We validated our neighborhood descriptions against actual expat preferences. |
| Legal and notary fee schedules | Official fee schedules provide the legal basis for transaction costs. | We used them to estimate the range of notary and authentication fees. We ensured our fee estimates reflect current official rates. |
| Historical CPI data archives | Long-term CPI data allows for accurate inflation adjustments over a decade. | We used them to calculate real (inflation-adjusted) price changes over 10 years. We ensured our historical comparisons reflect true purchasing power changes. |
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