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Property prices in Can Tho vary significantly by type and location, with apartments ranging from $30,000 to $200,000 and villas reaching up to $400,000 as of September 2025.
Central areas like Ninh Kieu command premium prices at $2,900-$3,500 per square meter, while suburban districts offer entry points from $1,800 per square meter. Riverside zones are particularly sought after for their tourism potential and capital appreciation prospects.
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Can Tho property prices range from $30,000 for studio apartments to $400,000 for luxury villas, with central areas commanding 20-30% premiums over suburban locations.
Total purchase costs include 12-15% in additional fees and taxes, while mortgage rates of 9-10% annually affect overall affordability for financed purchases.
| Property Type | Price Range (USD) | Typical Area (m²) | Best Locations |
|---|---|---|---|
| Studio/1-bed Apartment | $30,000-$55,000 | 35-40 | New urban zones |
| 2-bed Apartment | $60,000-$120,000 | 50-60 | Central Ninh Kieu |
| 3-bed Apartment | $100,000-$200,000 | 80+ | Premium central areas |
| Townhouse | $80,000-$150,000 | 90-200+ | Cai Rang, Ninh Kieu |
| Villa | $150,000-$400,000 | 250+ | Riverside, gated communities |
What are the average prices for different types of properties in Can Tho?
Studio and 1-bedroom apartments in Can Tho cost between $30,000 and $55,000 for properties spanning 35-40 square meters.
2-bedroom apartments range from $60,000 to $120,000 with typical areas of 50-60 square meters, while modern units with central locations command higher prices within this range. 3-bedroom apartments cost $100,000 to $200,000 for properties over 80 square meters, with premium central locations reaching the upper end of this price bracket.
Townhouses in Can Tho are priced between $80,000 and $150,000, covering areas from 90 to 200+ square meters depending on the district and specific features. Recent market data shows a typical 3-bedroom house costs approximately 2.5 billion VND, equivalent to around $100,000.
Villas start at $150,000 and can reach $400,000 for properties exceeding 250 square meters. Riverside villas and those in gated communities command premium prices, with larger 4-5 bedroom villas typically falling in the $300,000-$400,000 range.
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How do prices vary between central areas, riverside zones, and suburban neighborhoods in Can Tho?
Central areas, particularly Ninh Kieu district, command the highest prices at $2,900-$3,500 per square meter for apartments.
These prime central locations carry a 20-30% premium over suburban areas due to high demand, proximity to universities, and established infrastructure. The central business district offers convenience and amenities that justify the higher cost per square meter.
Riverside zones feature new gated villas priced at $2,800-$3,700 per square meter, with complete units ranging from $200,000 to $300,000. These areas attract buyers seeking tourism potential and higher rental yields, particularly for short-term rentals targeting visitors.
Suburban and peripheral neighborhoods like O Mon offer significantly lower entry points, with apartments starting from $1,800 per square meter and houses available below $70,000. While these areas currently offer the most affordable options, ongoing infrastructure improvements are gradually boosting property values.
What is the typical cost per square meter for properties of different sizes in Can Tho?
The overall city average cost per square meter in Can Tho stands at $3,200 as of September 2025.
Apartments show significant variation by location and quality, ranging from $1,800 per square meter in suburban areas to $3,500 per square meter in premium central locations. The wide range reflects the diversity of available properties and neighborhood development levels.
Townhouses typically cost between 33,000,000 and 48,900,000 VND per square meter, equivalent to approximately $1,400-$2,000 per square meter. This price range varies based on the specific district and property features.
Villas in riverside and prime locations command $2,800-$3,700 per square meter, representing the premium end of the Can Tho property market. These properties offer larger spaces, better amenities, and often superior locations that justify the higher per-square-meter costs.
What is the total purchase cost once you include fees, taxes, and registration charges?
| Fee Type | Rate | Description |
|---|---|---|
| Value Added Tax (VAT) | 10% | Applied to property purchase price |
| Registration Tax | 0.5% | Percentage of property value |
| Apartment Maintenance Fee | 2% | For apartment purchases only |
| Notary Fees | 0.05-0.1% | Legal documentation costs |
| Rental Income Tax | 10% | If property is leased out |
| Capital Gains Tax | 2% | On resale of property |
| Total Additional Costs | 12-15% | Combined upfront fees and taxes |
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How do financing options and mortgage rates affect the overall affordability of buying property in Can Tho?
Typical mortgage rates in Vietnam currently range from 9-10% annually as of 2025, which significantly impacts overall affordability.
While these rates are considered low by Vietnamese historical standards, they still add substantial cost to financed purchases over the loan term. Buyers who can make higher cash payments gain a clear affordability advantage by reducing their financing needs.
The high interest rates mean that financing costs can substantially increase the total cost of ownership beyond the base property price and additional fees. Many investors and buyers find that maximizing their down payment or purchasing with cash provides better long-term value.
For buyers planning to finance their purchase, the 9-10% annual rates should be factored into total cost calculations alongside the 12-15% in upfront fees and taxes to understand the true investment requirement.
Can you give example purchase prices for actual properties currently on the market?
A 2-bedroom apartment in Can Tho's city center typically costs $60,000-$120,000 for properties spanning 50-60 square meters.
Riverside villas with 3 bedrooms are priced around $220,000 for approximately 150 square meters, offering attractive locations near the water with tourism rental potential. Townhouses in premium Ninh Kieu district cost approximately $150,000 for 150 square meter properties.
In suburban Cai Rang district, townhouses are available for $80,000-$100,000 for 120 square meter properties, representing significant savings compared to central locations. Studio and 1-bedroom apartments in new urban zones range from $35,000-$50,000 for 35 square meter units.
These examples reflect actual market conditions as of August 2025, with prices varying based on specific location, property condition, and available amenities within each category.
Which neighborhoods are the most expensive, which are still upcoming, and which are budget friendly?
| Neighborhood | Price Tier | Character | Investment Notes |
|---|---|---|---|
| Ninh Kieu | Premium | Central district with universities | High rental yields, strong long-term growth |
| Riverside/Con Khuong | Premium | Waterfront with tourism appeal | Villa market, excellent rental returns |
| Hung Loi | Medium-Premium | Growing student area | Upward price trends, rental focus |
| Cai Rang | Budget/Upcoming | Suburban, developing infrastructure | Entry-level pricing, future appreciation |
| O Mon | Budget | Suburban/industrial area | Below-average costs, speculative investment |
| Binh Thuy | Budget | Suburban residential | Affordable entry point, long-term potential |
If someone wants to live in Can Tho, what are the smartest property choices today?
For lifestyle and convenience, central Ninh Kieu offers the best choice with proximity to universities, services, and established amenities.
Expatriates and those seeking affordable living should consider Cai Rang district or riverside townhouses, which provide good value while maintaining reasonable access to city centers. These areas offer a balance between cost and quality of life.
Families planning long-term residency should focus on villas in riverside zones or gated communities, which provide space, security, and potential for appreciation. These properties often feature better amenities and more stable neighborhood environments.
Students and investors targeting rental income should examine Hung Loi Ward and apartments near universities, where high demand from the student population creates steady rental opportunities.
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If the goal is to rent out a property, how do short-term rentals compare with long-term rentals in terms of returns?
Short-term rentals through platforms like Airbnb generate average monthly revenue of $1,481 with 22% occupancy rates and $30 average daily rates.
These short-term options typically provide higher gross yields but require active management and face seasonal fluctuations that can impact consistent income. Tourism cycles significantly affect occupancy rates and revenue potential throughout the year.
Long-term rentals offer more stable returns with 1-bedroom city center apartments renting for $204 monthly, while similar units outside the center rent for $122 monthly. This approach provides predictable income streams with less management intensity required.
Long-term tenants reduce vacancy risks and operational demands, though the gross yields are generally lower than well-managed short-term rentals. The choice depends on investor preferences for involvement level and income consistency versus maximum yield potential.
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 the plan is to buy and resell later, what are the prospects for capital appreciation in different areas?
Central and riverside areas show the highest immediate capital appreciation potential based on current market trends and demand patterns.
Prime areas experienced price increases of 3-20% in 2024-2025, with infrastructure-driven districts reaching the higher end of this range. These established areas benefit from continued development and increasing demand from both locals and investors.
Suburban districts like Cai Rang and O Mon are positioned for strong medium to long-term growth as infrastructure expansion continues. While current appreciation may be modest, these areas offer the greatest potential for significant value increases over 5-10 year periods.
Riverside properties benefit from tourism development and limited waterfront supply, creating natural appreciation pressures. The combination of lifestyle appeal and rental income potential makes these properties attractive for capital appreciation strategies.
How have property prices in Can Tho changed compared with one year ago and five years ago?
Property prices in Can Tho increased by 3% citywide over the past year, with some prime and infrastructure-upgraded districts seeing gains up to 20%.
The variation in price appreciation reflects the uneven development across different districts, with areas benefiting from new infrastructure projects experiencing significantly higher growth rates. Central areas and those with improved transportation links led the price increases.
Over the past five years, Can Tho has maintained steady growth patterns, with the most dramatic increases occurring in central and riverside areas. This long-term performance has often outpaced the average for Tier 2 cities in Vietnam.
The five-year trend shows consistent upward momentum, particularly in areas that have benefited from urban development projects and improved connectivity to other major Vietnamese cities.
What is the forecast for property prices in Can Tho over the next one year, five years, and ten years?
Property prices in Can Tho are expected to grow 5-12% over the next year, with prime areas including central and riverside districts leading this growth as migration to the city continues.
Five-year forecasts predict stronger gains linked to infrastructure completion and large-scale development projects, especially in suburban areas benefiting from urban sprawl effects. These longer-term projects will likely drive substantial value increases in currently underdeveloped districts.
Ten-year projections suggest Can Tho's transition to a true regional metropolis will push prices upward in line with urbanization rates, though costs will remain below Hanoi and Ho Chi Minh City levels. The city's growing importance as a Mekong Delta hub supports these optimistic long-term forecasts.
Compared to other major Vietnamese cities, Can Tho offers better value and higher growth potential than established markets, while providing more stability than emerging smaller cities.
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.
Can Tho's property market offers diverse opportunities from budget-friendly suburban options to premium riverside villas, with prices ranging from $30,000 to $400,000.
Central areas command premiums but offer the best rental yields and appreciation potential, while suburban districts provide entry-level investment opportunities with strong long-term growth prospects.