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Binh Duong is one of Vietnam's fastest-growing provinces, sitting right next to Ho Chi Minh City with booming industrial parks and a steady flow of workers looking for homes.
In this blog post, we break down the current housing prices in Binh Duong, and we constantly update this article so you always have the freshest data.
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 Binh Duong.
Insights
- Binh Duong apartment prices have risen about 112% over the past decade, but after adjusting for inflation, real gains are closer to 50% to 65%, which still outpaces most savings accounts.
- The median home price in Binh Duong sits around VND 3.4 billion (roughly $135,000), while the average is higher at VND 4.2 billion because a few large villas pull it up.
- Di An and Thuan An districts command the highest prices per square meter in Binh Duong because they function almost like extensions of Ho Chi Minh City for commuters.
- New-build condos in Binh Duong typically cost 15% to 30% more than comparable resale units, driven by developer amenities, warranties, and marketing premiums.
- Listing prices in Binh Duong usually get negotiated down by 5% to 8% for apartments and 8% to 12% for landed homes before the deal closes.
- Entry-level apartments in Binh Duong start around VND 1.2 billion ($48,000), typically offering 40 to 45 square meters in districts like Di An.
- Peripheral districts like Bau Bang and Dau Tieng offer prices as low as VND 18 million per square meter, roughly 60% cheaper than premium areas near the HCMC border.
- Primary-market condos in Binh Duong average about VND 45 million per square meter ($1,790), which is the most reliable benchmark for the province's apartment segment.
What is the average housing price in Binh Duong in 2026?
The median housing price is more telling than the average because it represents the middle point of the market, meaning half of all homes cost less and half cost more, without being skewed by a few expensive villas or luxury properties.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources including Batdongsan.com.vn and VietnamNews, which we manually double-checked for accuracy.
The median housing price in Binh Duong in 2026 is approximately VND 3.4 billion (around $135,000 or €115,000), while the average housing price is higher at VND 4.2 billion (around $167,000 or €142,000). This gap exists because a smaller number of villas and large townhouses push the average upward.
About 80% of residential properties in Binh Duong in 2026 fall within a price range of VND 2 billion to VND 7 billion (approximately $80,000 to $278,000 or €67,000 to €236,000).
A realistic entry range in Binh Duong in 2026 is VND 1.2 billion to VND 1.8 billion ($48,000 to $72,000 or €40,000 to €61,000), which typically gets you a resale 1-bedroom apartment of 40 to 45 square meters in areas like Tan Dong Hiep or Dong Hoa in Di An district.
A typical luxury property in Binh Duong in 2026 ranges from VND 12 billion to VND 30 billion ($477,000 to $1.19 million or €405,000 to €1.01 million), which includes villas of 220 to 350 square meters in premium locations like Binh Duong New City near Hikari or Midori Park.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Binh Duong.
Are Binh Duong property listing prices close to the actual sale price in 2026?
In Binh Duong in 2026, listing prices typically end up 5% to 12% higher than the final sale price, with apartments closing around 5% to 8% below asking and townhouses or landed homes seeing discounts of 8% to 12%.
This happens because Binh Duong sellers commonly anchor their asking prices high to leave room for negotiation, which is standard practice in Vietnam's agent-led property market. The gap widens most for properties in odd locations, those with complex documentation, or homes with very high price tags where fewer buyers compete.
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What is the price per sq m or per sq ft for properties in Binh Duong in 2026?
As of early 2026, the median housing price per square meter in Binh Duong is approximately VND 50 million ($1,988 or €1,687), while the average is around VND 58 million ($2,307 or €1,957). Per square foot, the median is about VND 4.6 million ($155 or €132) and the average is approximately VND 5.4 million ($214 or €182).
New-build condos and properties in premium serviced areas like Binh Duong New City or prime Di An corridors have the highest price per square meter in Binh Duong in 2026, while older walk-ups in deep alleys and peripheral districts like Bau Bang or Dau Tieng have the lowest, mainly due to weaker rental demand and poorer infrastructure.
The highest prices per square meter in Binh Duong in 2026 are found in Di An, Thuan An, and premium pockets of Binh Duong New City, ranging from VND 45 million to VND 70 million per square meter. The lowest ranges are in Bau Bang and Dau Tieng, where prices can be as low as VND 18 million to VND 30 million per square meter.
How have property prices evolved in Binh Duong?
Compared to one year ago in January 2025, Binh Duong housing prices have increased by an estimated 8% to 12% in nominal terms. This growth is driven by continued spillover demand from Ho Chi Minh City commuters and a product mix that increasingly favors newer, higher-priced condos.
Looking back two years to January 2024, Binh Duong property prices have risen by roughly 15% to 22% cumulatively. The steady industrial expansion around VSIP and ongoing infrastructure improvements have kept demand strong even as Vietnam's broader real estate market faced tighter liquidity.
By the way, we've written a blog article detailing the latest updates on property price variations in Binh Duong.
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 Binh Duong.
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.
How do prices vary by housing type in Binh Duong in 2026?
In Binh Duong in 2026, apartments and condos make up about 45% of the market, followed by townhouses at 25%, detached houses at 12%, land lots at 10%, villas at 5%, and shophouse-style mixed-use properties at 3%, reflecting the province's focus on affordable worker housing near industrial zones.
Here are the average price ranges by property type in Binh Duong as of the first half of 2026: condos (55 to 75 square meters) typically cost VND 2.6 billion to VND 3.6 billion ($103,000 to $143,000 or €88,000 to €121,000); townhouses (80 to 120 square meters) range from VND 4.5 billion to VND 7.5 billion ($179,000 to $298,000 or €152,000 to €253,000); detached houses (120 to 180 square meters) range from VND 6 billion to VND 10 billion ($239,000 to $398,000 or €203,000 to €338,000); and villas (220 to 350 square meters) range from VND 12 billion to VND 30 billion ($477,000 to $1.19 million or €405,000 to €1.01 million).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Binh Duong?
- How much should you pay for an apartment in Binh Duong?
- How much should you pay for lands in Binh Duong?
How do property prices compare between existing and new homes in Binh Duong in 2026?
New-build properties in Binh Duong in 2026 typically cost 15% to 30% more than comparable existing homes in the same area.
This premium exists because developers price in modern amenities, building warranties, and marketing costs, while resale owners often need to offer cash discounts to attract buyers in a market where liquidity varies.
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How do property prices vary by neighborhood in Binh Duong in 2026?
In Binh Duong New City, particularly around the Hikari and Midori Park areas, you will find newer condos, serviced compounds, and villas priced between VND 45 million and VND 70 million per square meter ($1,790 to $2,784). This premium reflects the planned township design, proximity to the provincial administrative center, and international-standard amenities that attract expats and professionals.
In Thuan An, especially near the VSIP I industrial corridors and the An Phu and Lai Thieu areas, condos and townhouses typically range from VND 40 million to VND 60 million per square meter ($1,590 to $2,386). The strong rental demand from factory workers and managers, combined with easy access to Ho Chi Minh City, keeps prices elevated here.
In peripheral districts like Bau Bang and Dau Tieng, prices drop to VND 18 million to VND 30 million per square meter ($716 to $1,193), offering the most affordable options in Binh Duong. These areas have weaker infrastructure and rental demand, making them suitable for buyers seeking value over convenience.
You will find a much more detailed analysis by areas in our property pack about Binh Duong. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Di An | Commute / HCMC-adjacent | VND 2.2B-6.5B ($87k-$259k) | VND 42m-65m ($1,670-$2,585) | VND 3.9m-6.0m ($155-$240) |
| Thuan An | Commute / Expat-friendly | VND 2.3B-7.5B ($91k-$298k) | VND 40m-60m ($1,590-$2,386) | VND 3.7m-5.6m ($148-$222) |
| Thu Dau Mot | Family / Established | VND 3.0B-12B ($119k-$477k) | VND 35m-70m ($1,392-$2,784) | VND 3.3m-6.5m ($129-$259) |
| Binh Duong New City | Premium / Planned | VND 3.2B-15B ($127k-$597k) | VND 45m-70m ($1,790-$2,784) | VND 4.2m-6.5m ($166-$259) |
| Ben Cat | Growth / Industrial | VND 2.0B-10B ($80k-$398k) | VND 28m-55m ($1,113-$2,187) | VND 2.6m-5.1m ($103-$203) |
| Tan Uyen | Growth / Value | VND 1.8B-8B ($72k-$318k) | VND 25m-45m ($994-$1,790) | VND 2.3m-4.2m ($92-$166) |
| Bau Bang | Budget / Peripheral | VND 1.2B-5B ($48k-$199k) | VND 18m-30m ($716-$1,193) | VND 1.7m-2.8m ($67-$111) |
| Dau Tieng | Budget / Peripheral | VND 1.0B-4.5B ($40k-$179k) | VND 18m-28m ($716-$1,113) | VND 1.7m-2.6m ($67-$103) |
| Phu Giao | Budget / Rural edge | VND 1.1B-4.8B ($44k-$191k) | VND 18m-30m ($716-$1,193) | VND 1.7m-2.8m ($67-$111) |
| Bac Tan Uyen | Value / Low density | VND 1.2B-5.5B ($48k-$219k) | VND 20m-32m ($795-$1,273) | VND 1.9m-3.0m ($74-$118) |
| Lai Thieu (Thuan An) | Family / Riverside | VND 2.8B-9B ($111k-$358k) | VND 38m-60m ($1,511-$2,386) | VND 3.5m-5.6m ($140-$222) |
| An Phu (Thuan An) | Commute / Popular | VND 2.6B-8.5B ($103k-$338k) | VND 40m-62m ($1,590-$2,466) | VND 3.7m-5.8m ($148-$229) |
How much more do you pay for properties in Binh Duong when you include renovation work, taxes, and fees?
In Binh Duong in 2026, buyers should expect to pay an additional 3% to 18% on top of the purchase price for fees, taxes, and renovation, with condos at the lower end and older landed homes requiring the most additional investment.
If you buy a property around $200,000 (about VND 5 billion) in Binh Duong, expect to add roughly VND 150 million to VND 400 million ($6,000 to $16,000) for registration fees, brokerage, and a light to medium renovation. Your total all-in cost would be approximately VND 5.15 billion to VND 5.4 billion ($205,000 to $215,000).
For a property around $500,000 (about VND 12.5 billion), the additional costs would range from VND 375 million to VND 1.5 billion ($15,000 to $60,000) depending on whether you need light touch-ups or a significant renovation. This brings your total to approximately VND 12.9 billion to VND 14 billion ($515,000 to $560,000).
For a $1,000,000 property (about VND 25 billion), expect additional costs of VND 750 million to VND 3 billion ($30,000 to $120,000), especially if purchasing an older villa requiring heavy renovation. Your all-in cost would be approximately VND 25.75 billion to VND 28 billion ($1.03 million to $1.12 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Binh Duong
| Expense | Category | Estimated Cost Range and Details |
|---|---|---|
| Notary and documentation | Fees | About 0.1% to 0.5% of the purchase price, often capped by structure. For a VND 5 billion property, this is roughly VND 5 million to VND 25 million ($200 to $1,000). These fees cover contract notarization and administrative processing. |
| Brokerage commission | Fees | Typically 1% to 2% of the purchase price, sometimes paid by the seller or split between parties. For a VND 5 billion property, expect VND 50 million to VND 100 million ($2,000 to $4,000). Negotiate this upfront as practices vary by agency. |
| Registration and title fees | Taxes/Fees | Commonly around 0.5% of the property value as a planning assumption. For a VND 5 billion property, budget VND 25 million ($1,000). This covers the official transfer of ownership documentation. |
| Light renovation | Renovation | VND 30 million to VND 120 million ($1,200 to $4,800) for paint, lighting upgrades, and minor fixes. This is typical for move-in ready condos that just need personalization. Most resale apartments fall into this category. |
| Medium renovation | Renovation | VND 150 million to VND 500 million ($6,000 to $20,000) for kitchen and bathroom upgrades, flooring, and fixtures. This is common for older condos or townhouses where the layout is fine but finishes are dated. |
| Heavy renovation | Renovation | VND 600 million to VND 2 billion ($24,000 to $80,000) for older landed homes requiring structural work, roofing, waterproofing, electrical rewiring, or full interior overhaul. Budget carefully as surprises are common with older properties. |
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 Binh Duong in 2026 with different budgets?
With $100,000 (about VND 2.5 billion) in Binh Duong in 2026, you can buy a 2-bedroom existing condo of around 60 square meters in Thuan An (An Phu area), a similar-sized 2-bedroom resale apartment in Di An (Dong Hoa), or a small townhouse needing renovation of about 75 to 85 square meters in Tan Uyen.
With $200,000 (about VND 5 billion), your options expand to a newer 2 to 3-bedroom condo of 75 to 85 square meters in Binh Duong New City near Hikari, a townhouse of 95 to 110 square meters in Ben Cat (My Phuoc), or a compact detached house of 120 to 140 square meters in Thu Dau Mot that may need some updating.
With $300,000 (about VND 7.5 billion), you can purchase a well-located townhouse of 110 to 130 square meters in Di An, a detached house of 150 to 180 square meters in Thu Dau Mot (Phu Loi area), or a large premium condo of 95 to 120 square meters in Binh Duong New City near Midori Park.
With $500,000 (about VND 12.5 billion), you enter the luxury segment and can buy an entry-level villa of 220 to 260 square meters in a Binh Duong New City premium pocket, a high-end detached house of 200 to 250 square meters in Thu Dau Mot (Chanh Nghia area), or build a small rental portfolio with two mainstream condos in Di An and Thuan An.
With $1,000,000 (about VND 25 billion), you can purchase a premium villa of 280 to 350 square meters in a Binh Duong New City township development, a portfolio of 4 to 6 rental condos near commuter and industrial demand zones, or a large landed home of over 350 square meters in a prime Thu Dau Mot pocket.
With $2,000,000 (about VND 50 billion), you enter a thin market in Binh Duong where listings are fewer and deals more bespoke, but options include a top-tier villa in a premium New City compound, a family compound approach with 2 to 3 landed homes on good streets, or a land-heavy trophy home where value is driven by location and frontage.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Binh Duong.
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 Binh Duong, 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 |
|---|---|---|
| General Statistics Office of Vietnam | Vietnam's official statistics agency responsible for publishing CPI and economic indicators used by government and researchers. | We used their CPI data to anchor inflation estimates around 2025 so we could discuss inflation-corrected price changes. We also used it to explain why building costs and rents can rise even when headline inflation stays moderate. |
| VietnamNews | Major national English-language newspaper that clearly attributes its real estate data to Batdongsan.com.vn's authoritative dataset. | We used it for the primary Binh Duong condo benchmark of VND 45 million per square meter and the 112% decade-long price increase. We treat this as our anchor for typical condo pricing and historical comparisons. |
| Batdongsan.com.vn | Vietnam's largest and most widely cited property portal, providing comprehensive listing data used as a reference across the industry. | We analyzed active listings to shape realistic price bands across entry, mainstream, and luxury segments. We also used it to identify neighborhood names and create specific examples of what different budgets can buy. |
| Ministry of Construction | Vietnam's central government ministry responsible for housing policy, construction standards, and official real estate market reporting. | We used their market context to understand how the broader housing market behaves and why transaction activity can tighten or loosen. We applied this to explain negotiation discounts and liquidity variations by segment. |
| State Bank of Vietnam (via Vietbao) | Vietnam's central bank sets official exchange rates, and this article directly reports the SBV central USD/VND rate. | We used the SBV central rate of 25,146 VND per USD to convert all Vietnamese dong figures to US dollars consistently. We applied the same rate throughout to keep comparisons easy to follow. |
| European Central Bank | The official EUR reference rate publisher for the euro area, serving as a standard public benchmark for currency conversions. | We used the ECB EUR/USD rate together with the SBV rate to estimate VND to EUR conversions consistently. We maintained the same reference point across all currency calculations. |
| TOKYU Garden City | Official site of a major township developer and operator in Binh Duong New City, providing first-hand information on premium developments. | We used it to ground the discussion of where expats cluster and why Binh Duong New City commands premium pricing. We referenced it as a concrete example of a well-serviced submarket with high-quality amenities. |
| The Habitat Binh Duong | Official project source for a Sembcorp/VSIP-backed development, helpful for understanding new-build products near industrial zones. | We used it as a concrete example of new-build condo products near VSIP industrial areas. We applied this context to explain price gaps between new and resale properties and why some areas maintain strong liquidity. |
| Batdongsan.com.vn (Projects) | The project listings section of Vietnam's leading property portal, showing developer launches and premium developments. | We reviewed project listings to understand the luxury villa segment and premium development pricing. We used this data to establish the upper range of what buyers can find in Binh Duong. |
| VSIP Binh Duong | Official site of the Vietnam-Singapore Industrial Park, a major driver of economic activity and housing demand in the province. | We used VSIP information to understand the industrial expansion driving rental demand and worker housing needs. We applied this context to explain why certain areas near industrial parks maintain stable prices. |
| World Bank Open Data | International financial institution providing standardized economic indicators including inflation data for Vietnam. | We cross-referenced World Bank inflation data to estimate the decade-long cumulative inflation of 30% to 40%. We used this to calculate that real apartment price gains are roughly 50% to 65% after inflation adjustment. |
| Batdongsan - Di An Listings | District-specific listings from Vietnam's largest property portal, providing granular local market data. | We analyzed Di An-specific listings to establish price ranges for this HCMC-adjacent district. We used examples from areas like Tan Dong Hiep and Dong Hoa to illustrate entry-level options. |
| Batdongsan - Thuan An Listings | District-specific listings providing detailed market data for this expat-popular and commuter-friendly area. | We reviewed Thuan An listings to understand pricing near VSIP corridors and the An Phu and Lai Thieu neighborhoods. We used this to establish the commuter-focused market segment pricing. |
| Batdongsan - Thu Dau Mot Listings | District-specific listings for Binh Duong's administrative center and established residential area. | We analyzed Thu Dau Mot listings to understand family-oriented and established neighborhood pricing. We identified areas like Phu Loi and Chanh Nghia for our detached house examples. |
| Batdongsan - Ben Cat Listings | District-specific listings for this fast-growing industrial town with expanding residential development. | We used Ben Cat listings to establish pricing for growth-oriented areas like My Phuoc. We included townhouse examples from this district to show mid-range options outside the core commuter belt. |
| Batdongsan - Tan Uyen Listings | District-specific listings for this value-oriented district with newer development and lower price points. | We analyzed Tan Uyen listings to identify budget-friendly options and establish the lower end of Binh Duong pricing. We used this for our small townhouse examples in the $100,000 budget range. |
| Batdongsan - Bau Bang Listings | District-specific listings for this peripheral area with the lowest prices in the province. | We used Bau Bang listings to establish the floor for Binh Duong property prices. We identified price per square meter ranges of VND 18 to 30 million for our lowest-range neighborhood analysis. |
| Batdongsan - Dau Tieng Listings | District-specific listings for this rural-adjacent area offering budget options. | We reviewed Dau Tieng listings to confirm the lowest price ranges in Binh Duong. We used this data alongside Bau Bang to illustrate the peripheral district pricing tier. |
| Batdongsan - Phu Giao Listings | District-specific listings for this rural edge district with limited but growing residential development. | We analyzed Phu Giao listings to complete our coverage of budget-tier districts in Binh Duong. We used this data to round out our neighborhood comparison table. |
| Batdongsan - Bac Tan Uyen Listings | District-specific listings for this low-density area with developing residential options. | We reviewed Bac Tan Uyen listings to establish pricing for this value-oriented area. We included it in our neighborhood table to show options between premium and peripheral districts. |
| General Statistics Office - Population Data | Vietnam's official statistical agency providing demographic data that underlies housing demand analysis. | We referenced population growth and urbanization trends to contextualize why Binh Duong housing demand remains strong. We used this background to explain the industrial workforce driving rental markets. |
| Binh Duong Provincial Portal | Official provincial government website providing local administrative and development information. | We used provincial information to understand infrastructure plans and administrative priorities. We applied this context to explain why Binh Duong New City commands premium pricing as the administrative center. |
| Invest Vietnam | Government investment promotion portal providing economic development context for provinces. | We referenced investment promotion materials to understand industrial park expansion and its impact on housing demand. We used this to explain the stable rental demand near VSIP and other industrial zones. |
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