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
Vietnam's property market is experiencing remarkable growth with Hanoi leading price surges and emerging cities offering excellent investment opportunities. Property prices vary dramatically between major cities like Ho Chi Minh City, Hanoi, and Da Nang, with apartments ranging from $1,600 to $6,700 per square meter depending on location and property type.
As of September 2025, the Vietnam real estate market presents compelling opportunities for both lifestyle buyers and investors, with suburban areas and up-and-coming provinces showing the strongest potential for appreciation while core city centers begin to stabilize after years of rapid growth.
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.
Vietnam property prices vary significantly by city and type, with Ho Chi Minh City apartments averaging $3,362/sqm, Hanoi at $1,629/sqm for condos, and Da Nang at $2,598/sqm.
Total buying costs including taxes and fees typically add 12-15% to the purchase price, while mortgage rates range from 5-12% depending on terms and bank packages.
| City | Apartment Price (USD/sqm) | House Price (USD/sqm) | Median Property Price (USD) |
|---|---|---|---|
| Ho Chi Minh City | $3,362 | $6,683 | $167,505 |
| Hanoi | $1,629 | $4,013 | $163,371 |
| Da Nang | $2,598 | $3,753 | $167,505 |
| Nha Trang | $2,437 | $1,587 | $163,683 |
| Quang Nam | $1,782 | $2,861 | $167,505 |
What are the current average property prices in Vietnam by type?
Property prices in Vietnam vary significantly by type and location, with houses commanding the highest prices per square meter in major cities.
In Ho Chi Minh City, houses average $6,683 per square meter, while apartments are more affordable at $3,362 per square meter and townhouses at $2,671 per square meter. Hanoi shows a different pattern with townhouses being the most expensive at $4,863 per square meter, houses at $4,013 per square meter, and apartments at $1,629 per square meter.
Da Nang offers more accessible pricing with houses at $3,753 per square meter, apartments at $2,598 per square meter, and townhouses at just $1,173 per square meter. In emerging markets like Nha Trang, apartments cost around $2,437 per square meter while houses are surprisingly lower at $1,587 per square meter.
Premium apartments in top districts of Ho Chi Minh City and Hanoi range from $2,500 to $4,700 per square meter, with luxury condos in Ho Chi Minh City reaching up to $6,000 per square meter and high-end areas in Hanoi exceeding $4,000 per square meter.
It's something we develop in our Vietnam property pack.
How do prices differ between major cities and smaller towns?
Major cities command premium prices compared to smaller towns and rural areas, with Ho Chi Minh City leading the market.
Ho Chi Minh City remains the most expensive market with strong demand in central districts and areas near metro lines, particularly Thu Duc City, District 1, and Thu Thiem. Hanoi is rapidly catching up, especially in western suburbs like Nam Tu Liem and Cau Giay, where townhouses in the center fetch significant premiums.
Coastal cities like Da Nang, Nha Trang, and Phu Quoc are popular among expats and investors, particularly for villas and condos near beaches, though prices remain lower than Ho Chi Minh City and Hanoi except for beachfront properties. These cities typically offer better value for money while maintaining good rental potential.
Provinces like Binh Duong and Quang Nam are becoming hotspots due to lower entry prices and major infrastructure development, with apartments and houses typically costing $1,500 to $2,800 per square meter or less. Up-and-coming areas like Long Hai in Ba Ria-Vung Tau province offer rising potential for both lifestyle and investment purposes.
The price gap between major cities and provinces creates opportunities for investors willing to look beyond the traditional centers.
What's the typical price per square meter for different property types?
Price per square meter varies dramatically across Vietnam's property market depending on location and property type.
| Property Type | Ho Chi Minh City (USD/sqm) | Hanoi (USD/sqm) | Da Nang (USD/sqm) | Provincial Areas (USD/sqm) |
|---|---|---|---|---|
| Luxury Apartments | $4,000-$6,000 | $3,000-$4,500 | $3,500-$5,000 | $2,000-$3,500 |
| Standard Apartments | $2,500-$3,500 | $1,500-$2,500 | $2,000-$3,000 | $1,200-$2,000 |
| Houses/Villas | $5,000-$8,000 | $3,500-$5,000 | $3,000-$4,500 | $1,800-$3,200 |
| Townhouses | $2,200-$3,200 | $4,000-$5,500 | $1,000-$1,500 | $1,500-$2,500 |
| Beachfront Properties | N/A | N/A | $4,000-$7,000 | $2,500-$4,500 |
What's the total cost including taxes, fees, and legal charges?
Total buying costs in Vietnam typically add 12-15% to the property purchase price when including all taxes, fees, and legal charges.
The main one-time costs include Value Added Tax at 10%, registration tax at 0.5%, maintenance fees for apartments at 2%, and notary fees ranging from 0.05% to 0.1% of the purchase price. Legal and agency fees are variable but typically add another 1-3% to the total cost.
Ongoing costs include management fees ranging from $50 to $200 per month for apartments and houses, rental income tax at 10% if you rent out the property, and annual insurance and maintenance expenses. When selling, expect to pay 2% of the sale price in capital gains tax, though new proposed legislation would raise this to 20% of net profit if proper documentation is provided.
For most buyers, budgeting 12-15% above the purchase price is a safe estimate to cover all upfront costs and initial setup expenses. Foreign buyers may face additional documentation and legal costs, so consulting with local legal experts is essential.
These costs are relatively competitive compared to other Southeast Asian markets, making Vietnam an attractive option for property investors.
Don't lose money on your property in Vietnam
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What mortgage options are available and what are the usual interest rates?
Vietnamese banks offer mortgage loans to foreigners meeting residency and income conditions, though local buyers dominate the market.
Typical down payments range from 30% to 50% of the property value, with loan terms extending up to 35-40 years for younger buyers. Interest rates in 2025 start with fixed rates of 5-6% for the first 1-3 years, with promotional rates as low as 3.6-4% for priority customer groups.
After promotional periods end, floating rates range from 7% to 12% depending on the bank and loan package. Major banks like Agribank, Vietcombank, and BIDV offer the best terms for long fixed periods, while private banks typically charge higher rates. Loan-to-value ratios are capped at 50-75% maximum.
Foreign buyers should prepare comprehensive documentation including proof of income, residency status, and employment verification. Working with experienced local mortgage brokers can help navigate the application process and secure better terms.
The mortgage market is becoming more competitive, with banks offering increasingly attractive packages to qualified borrowers.
What are the smartest property choices for someone wanting to live in Vietnam?
Smart property choices for lifestyle buyers depend on preferred location and lifestyle priorities, with different cities offering distinct advantages.
For urban lifestyle and amenities, mid-to-high end apartments in Ho Chi Minh City and Hanoi are optimal choices, particularly in districts with new metro access and established international communities like Thu Duc City in Ho Chi Minh City and Nam Tu Liem in Hanoi. These areas offer modern conveniences, international schools, and strong expat networks.
Expats and retirees seeking resort-style living should consider villas in Da Nang or Nha Trang, which combine coastal lifestyle with modern infrastructure and healthcare facilities. These coastal cities offer lower living costs than major urban centers while maintaining good international connectivity.
Up-and-coming neighborhoods near new infrastructure developments in Long Hai, Binh Duong, and suburban Hanoi offer excellent value for money and longer-term appreciation potential. These areas are ideal for buyers seeking space and tranquility while maintaining reasonable access to major cities.
Consider proximity to international hospitals, schools, and transportation hubs when making your decision, as these factors significantly impact daily life quality and long-term property value.
It's something we develop in our Vietnam property pack.
What works best for rental income - short term or long term?
Both short-term and long-term rental strategies can be profitable in Vietnam, but success depends on location and property type.
Short-term rentals through Airbnb work best in tourist hotspots and city centers, with Ho Chi Minh City averaging $5,074 annual revenue per listing, 36% occupancy rates, and $60 average daily rates. Da Nang, Hanoi, and Ha Long Bay also show strong short-term rental performance, though increasing regulations in city centers are affecting this market.
Long-term rentals provide more stable income in business and industrial hubs across Ho Chi Minh City, Hanoi, and Da Nang. Gross rental yields for apartments and houses range from 3% to 8%, with central Ho Chi Minh City properties achieving up to 20% gross yields for rental houses in prime locations.
Apartments in city centers or established tourist areas offer the best flexibility for both strategies, allowing owners to switch between short and long-term rentals based on market conditions. However, regulatory changes are making long-term rentals more attractive for risk-averse investors.
Consider local regulations, management requirements, and your hands-on involvement preferences when choosing between rental strategies.
The rental market remains strong across all major Vietnamese cities, driven by urbanization and growing tourism.
What property types and locations have the highest resale potential?
Properties with the highest resale potential are located in suburban districts with new transportation infrastructure and emerging coastal tourism areas.
1. **Metro-connected suburban areas** in Hanoi's outer zones and Thu Duc/Ho Chi Minh City fringes offer excellent appreciation potential as urban expansion continues2. **Coastal tourism cities** like Da Nang, Nha Trang, and Long Hai targeting tourism growth provide strong resale prospects3. **Landed properties** including villas, townhouses, and land plots near planned infrastructure developments4. **Emerging provinces** like Quang Nam and suburban areas benefiting from spillover effects from major cities5. **Transportation corridor properties** along new metro lines and major highway developmentsAvoid over-saturated luxury towers in central Ho Chi Minh City and Hanoi, which are showing slower appreciation rates due to oversupply. Focus on areas where infrastructure development is creating new value rather than established premium locations.
Properties in emerging business districts and new urban planning areas typically outperform those in fully developed central areas. The key is identifying areas 2-3 years before major infrastructure completion.
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 concrete examples of purchase prices in different neighborhoods?
Property purchase prices vary dramatically between budget-friendly and high-end neighborhoods across Vietnam's major cities.
Budget-friendly options include one-bedroom condos in Da Nang and Quang Nam ranging from $70,000 to $120,000, and townhouses in Long Hai or Quang Nam priced between $80,000 and $150,000. These areas offer good value for money while maintaining growth potential.
Mid-range properties include new Hanoi townhouses in Nam Tu Liem and Cau Giay districts, priced at $2,700 to $4,800 per square meter, translating to total prices of $200,000 to $400,000 for typical units. Ho Chi Minh City suburban apartments in Thu Duc range from $150,000 to $300,000.
High-end examples include penthouses in central Ho Chi Minh City commanding $500,000 to over $1 million, and beachfront villas in Da Nang and Nha Trang ranging from $300,000 to $800,000 or more. Prime District 1 and Thu Thiem properties can exceed $1 million for premium units.
These price ranges reflect the broad spectrum of options available, from entry-level investment properties to luxury lifestyle purchases.
The diversity in pricing allows investors to enter the market at various budget levels while targeting different return strategies.
Which areas are most expensive, up-and-coming, and best for affordable investments?
Vietnam's property market shows clear segmentation between established expensive areas, emerging growth zones, and affordable investment opportunities.
Most expensive areas include District 1, Thu Thiem, and District 7 in Ho Chi Minh City, central districts like Hoan Kiem, Tay Ho, and Ba Dinh in Hanoi, and beachfront developments in Da Nang and Nha Trang. These areas command premium prices due to established infrastructure and prestige locations.
Up-and-coming areas with strong growth potential include Thu Duc City in Ho Chi Minh City, Nam Tu Liem in Hanoi, suburban metro-connected areas, and provinces like Binh Duong, Quang Nam, Long Hai, Hai Phong, and Ba Ria-Vung Tau. These areas benefit from infrastructure development and urban expansion.
Best areas for affordable investments include secondary districts in major cities, new development corridors, and emerging provinces like Quang Nam and Binh Duong, which benefit from spillover effects as prices in major cities increase. These areas offer entry-level pricing with appreciation potential.
Coastal provinces outside major tourist centers also present affordable opportunities, particularly for buyers seeking lifestyle properties with rental income potential.
It's something we develop in our Vietnam property pack.
How have property prices changed over the past 5 years and last year?
Vietnam property prices have experienced remarkable growth over the past five years, with particularly dramatic increases in the last year.
From 2020 to 2025, national average prices rose approximately 59%, with Hanoi showing the highest surge among major cities. Hanoi apartment prices increased 29.6% in just the last year, with some luxury and villa segments rising 40-70%. Ho Chi Minh City saw more moderate growth of 1-2% annually in recent years.
In the past year specifically, Hanoi apartments surged nearly 30%, Da Nang and coastal cities grew 20-30%, while Ho Chi Minh City increased 1-6%. The five-year view shows Ho Chi Minh City prices nearly doubled, while Hanoi experienced annual surges of 22-35%.
This rapid appreciation reflects strong economic growth, infrastructure development, urbanization trends, and increasing foreign investment interest. However, affordability concerns are beginning to moderate growth in some segments as buyers reach price tolerance limits.
The growth trajectory demonstrates Vietnam's emergence as a major Southeast Asian property investment destination, though future growth rates may moderate from current levels.
What's the forecast for property prices in Vietnam for the next 1, 5, and 10 years?
Property price forecasts for Vietnam show continued growth with varying rates across different timeframes and locations.
One-year outlook suggests continued growth in suburban Ho Chi Minh City and Hanoi areas, Da Nang, and Nha Trang, while prices in core areas of Ho Chi Minh City and Hanoi are expected to stabilize as affordability constraints emerge and new supply comes online. Growth rates will likely moderate from recent peaks.
Five-year projections indicate infrastructure-led growth in metro corridors and transportation hubs, with up-and-coming provinces like Binh Duong, Long Hai, and Quang Nam potentially outperforming established centers as urban expansion shifts demand to more affordable areas with development potential.
Ten-year forecasts suggest Vietnam's urban and coastal markets will outpace most Southeast Asian peers by percentage growth, except perhaps Manila and Bangkok, thanks to sustained economic development, infrastructure investment, and continued urbanization. Vietnam's growing middle class and foreign investment interest support long-term appreciation.
Compared to other major Asian cities, Ho Chi Minh City and Hanoi now rival Manila and Bangkok's mid-tier developments, while Da Nang and tourist markets approach pricing levels seen in Phuket and Bali's developed zones.
The long-term outlook remains robust relative to much of Asia, driven by economic fundamentals and infrastructure development.
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.
Vietnam's property market presents exceptional opportunities for both lifestyle buyers and investors, with diverse options ranging from affordable provincial properties to luxury urban developments.
The market's strong fundamentals, infrastructure development, and economic growth trajectory position Vietnam as one of Southeast Asia's most promising real estate investment destinations for the coming decade.
Sources
- Own Property Abroad - Vietnam House Prices Trends
- Global Property Guide - Vietnam Price History
- BambooRoutes - Vietnam Which Area
- BambooRoutes - Vietnam Price Forecasts
- International Investment - Vietnam Real Estate Market Growth
- Avison Young - Vietnam Real Estate Quarter Report
- BambooRoutes - Average House Price Vietnam
- BambooRoutes - Vietnam Real Estate Forecasts
- Global Law Experts - Vietnam Real Estate Tax Guide
- BambooRoutes - Vietnam Foreign Property Ownership