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SUMMARY
A normal apartment in Binh Duong now costs about VND 2-3 billion, with older resale units still available below VND 2 billion and premium new projects running far higher.
The biggest pricing trap is the headline average. Primary-market research is now around VND 60 million/m², but that figure describes new supply much better than it describes the apartments buyers can find across the whole resale market.
Binh Duong has effectively split into several markets. Older stock can still sit around VND 20-35 million/m², mainstream resale often falls around VND 35-50 million/m², and stronger new projects increasingly start around VND 50-65 million/m².
Two-bedroom apartments give the clearest picture of the mainstream market. Roughly VND 2-3 billion still buys a broad range of units, while newer projects are pushing the better two-bedrooms toward VND 3-4 billion.
Di An carries a clear location premium because of its direct connection to Thu Duc and old HCMC, but it is not uniformly expensive. New launches can be pricey while established resale stock nearby remains much more accessible.
Thuan An probably has the cleanest price ladder for ordinary buyers. There is still older stock around VND 1.3-1.7 billion, a large middle market around VND 2-3 billion, and stronger projects above that without immediately jumping into luxury pricing.
Thu Dau Mot is harder to label than it used to be. Affordable developments and some of Binh Duong's most expensive projects now sit in the same broader market, so a citywide average hides more than it explains.
The new-build premium is substantial. Moving from an established resale apartment around VND 40 million/m² to a new project around VND 60 million/m² means paying roughly 50% more per square metre.
Binh Duong is still materially cheaper than central HCMC, but the gap is narrowing fastest in new projects. The old idea that anything in Binh Duong is automatically cheap no longer works.
For buyers with less than VND 2 billion, there are still real options, especially in older projects and affordable developments. At VND 3 billion, choice becomes much broader and buyers can focus more on location, project quality and unit size instead of just getting into the market.
Online asking prices also need some skepticism. Developer incentives, VAT, maintenance fees, furniture packages and resale negotiation can move the real all-in price by hundreds of millions of dong.
The practical takeaway is simple: VND 2-3 billion remains the centre of the Binh Duong apartment market, but buyers should compare primary and resale stock separately because the gap between them is now too large to ignore.
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How much does an apartment in Binh Duong actually cost now?
A realistic Binh Duong apartment budget today starts around VND 1.5 billion, while VND 2-3 billion still covers a large part of the mainstream market.
The problem with quoting one “Binh Duong apartment price” is that the market now stretches from older affordable stock below VND 30 million/m² to premium new projects above VND 70 million/m².
OneHousing’s Q2 2026 research put the average primary apartment price in former Binh Duong at around VND 60 million/m². That is useful for understanding new projects, but it is too high for the market as a whole because resale apartments remain much cheaper.
Current listings on Batdongsan.com.vn show Di An apartments roughly spanning VND 33-62 million/m² and Thuan An around VND 25-67 million/m². Thu Dau Mot is even harder to summarize because it contains both low-cost apartments and some of Binh Duong’s most expensive new developments.
For a buyer looking at actual apartment budgets rather than market averages, the picture is clearer.
| Segment | Approximate price now | Typical 50 m² cost | Typical 70 m² cost | What it usually buys |
|---|---|---|---|---|
| Older / low-cost resale | VND 20-35m/m² | VND 1.0-1.75bn | VND 1.4-2.45bn | Older buildings, cheaper locations |
| Mainstream resale | VND 35-50m/m² | VND 1.75-2.5bn | VND 2.45-3.5bn | Large part of Di An, Thuan An and Thu Dau Mot |
| New primary market | Around VND 50-65m/m² | VND 2.5-3.25bn | VND 3.5-4.55bn | Current launches |
| Premium new projects | VND 65-80m+/m² | VND 3.25-4.0bn+ | VND 4.55-5.6bn+ | Best-positioned and higher-end projects |
Why are Binh Duong apartment prices anywhere from VND 20 million to more than VND 80 million per square metre?
Binh Duong prices vary this much because the market now includes cheap older stock, normal family apartments and genuinely premium projects.
At the low end, some older developments and affordable housing still appear in the low-VND-20-million/m² range. First Home Binh Duong has recently shown a popular price around VND 23.5 million/m² on OneHousing, while K-Home New City listings have appeared around VND 22-26 million/m².
The middle of the market looks very different. Bcons Plaza in Di An currently sits around VND 42-49 million/m², while The Emerald Golf View in Thuan An is commonly listed around VND 40-49 million/m².
Then there is a premium tier that would have looked unusual in Binh Duong only a few years ago. Green Skyline in Di An has been marketed around the VND 60-million-plus level, while Midori Park The Ten in Thu Dau Mot is commonly advertised around VND 68-82 million/m².
That spread is now a real feature of the market. Binh Duong has become too mature to treat every apartment there as the same product.
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How much does a one-bedroom apartment cost in Binh Duong now?
A normal one-bedroom apartment in Binh Duong currently costs around VND 1.4-2.5 billion, although premium projects can push well above VND 3 billion.
Smaller older units still offer the cheapest entry point. Happy One Phu Hoa in Thu Dau Mot has recently had 37 m² one-bedroom listings around VND 1.15 billion.
In Thuan An, one-bedroom units of roughly 52-54 m² at The Emerald Golf View are being marketed around VND 2.2-2.6 billion. Midori Park The Nest in Thu Dau Mot also has smaller units around VND 2.3-2.6 billion.
At the higher end, Midori Park The Ten can push smaller apartments toward VND 3.4-4 billion, while newer Di An projects such as Green Skyline also sit well above the old idea of a cheap Binh Duong one-bedroom.
For now, VND 2 billion is a useful midpoint. It still gives buyers options, but the newer and better-located projects increasingly cost more.
How much does a two-bedroom apartment in Binh Duong cost today?
Around VND 2-3 billion is still the most useful budget for a mainstream two-bedroom apartment in Binh Duong today.
This is where the market has the deepest choice. City Tower in the former Thuan An area has had 60 m² two-bedroom units around VND 1.4 billion. Tecco Home An Phu has shown similar-sized apartments around VND 1.75 billion.
Move up one level and Bcons Plaza in Di An is commonly around VND 2.2-2.5 billion. The Emerald Golf View in Thuan An generally sits around VND 2.5-3.6 billion depending on the unit.
New premium projects are already changing the upper end. Green Skyline can push a roughly 70 m² two-bedroom toward VND 3.8 billion. Midori Park The Ten goes much higher because the apartments are larger and the project is targeting a different buyer.
So VND 2-3 billion is still the centre of the two-bedroom market, while VND 3-4 billion is becoming normal for stronger new developments.
| Example | Area | Approx. size | Current asking level | Approx. price/m² |
|---|---|---|---|---|
| City Tower | Thuan An area | 60 m² | VND 1.37-1.45bn | VND 23-24m |
| Tecco Home An Phu | Thuan An area | 58.5 m² | Around VND 1.75bn | Around VND 30m |
| Bcons Plaza | Di An | 51-56 m² | VND 2.2-2.5bn | VND 42-49m |
| Phuc Dat Tower | Di An | 60-61 m² | Around VND 2.23-2.4bn | VND 37-40m |
| The Emerald Golf View | Thuan An | 58-76 m² | VND 2.2-3.6bn | VND 42-49m |
| Green Skyline | Di An | Around 70 m² | Around VND 3.8bn | VND 54m+ |
| Midori Park The Ten | Thu Dau Mot | Around 90 m² | Around VND 6.2-7.5bn | VND 68-82m |
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How much does a three-bedroom apartment in Binh Duong cost now?
Most three-bedroom apartments in Binh Duong now fall around VND 3-5 billion, although premium projects can easily pass VND 10 billion.
The lower end remains relatively affordable. Phuc Dat Tower in Di An has had three-bedroom units around 87 m² advertised near VND 3.1 billion. A&T Sky Garden has shown larger three-bedroom units around VND 3.2-3.3 billion.
The Emerald Golf View moves higher, with three-bedroom asking prices typically around VND 4-4.8 billion.
Midori Park The Ten sits in a completely different price bracket. Three-bedroom listings there have reached roughly VND 9-13 billion, partly because some apartments exceed 130 or even 160 m².
Bedroom count alone therefore tells us less than it first appears. Size, project positioning and location can change the final price by several billion dong.
Is Di An the most expensive part of Binh Duong now?
Di An is one of the most expensive Binh Duong apartment markets today, especially for new projects close to Thu Duc, but plenty of resale stock remains much cheaper.
The reason buyers pay more in Di An is straightforward: it is the part of former Binh Duong most directly connected to old HCMC and Thu Duc.
Green Skyline shows how far that premium has moved. New units there are being marketed well above older Di An projects.
Bcons Plaza gives a better picture of the established market. Two-bedroom units of roughly 51-56 m² are still widely advertised around VND 2.2-2.5 billion. Phuc Dat Tower has similar two-bedroom stock around VND 2.2-2.4 billion.
A new Di An launch can already look expensive by Binh Duong standards, while resale apartments nearby still trade at a much lower level.
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How much are apartments in Thuan An right now?
A budget of roughly VND 1.7-3 billion still buys a large share of the mainstream apartment stock in Thuan An.
Batdongsan.com.vn currently shows a broad Thuan An range of roughly VND 25-67 million/m². Within Thuận Giao, more comparable apartments of around 50-80 m² have recently clustered closer to VND 32-54 million/m².
Older stock sits much lower. City Tower has two-bedroom units around VND 1.4 billion.
A&T Sky Garden currently shows a clear step up: smaller units around VND 1.75 billion, 63 m² two-bedrooms around VND 2.25 billion and roughly 74 m² apartments around VND 2.5 billion.
The Emerald Golf View then pushes Thuan An toward the stronger end of the resale market at roughly VND 40-49 million/m².
Thuan An has one of the clearest price ladders in Binh Duong. Buyers can still move from affordable resale apartments into newer, better-finished developments without immediately entering premium pricing.
| Thuan An budget | What we currently find | Typical size | Typical buyer |
|---|---|---|---|
| VND 1.3-1.7bn | Older resale stock | 50-65 m² | Value-focused buyer |
| VND 1.7-2.3bn | Entry/mid-market 1-2BR | 45-65 m² | First-home buyer |
| VND 2.3-3.0bn | Better 2BR projects | 55-75 m² | Mainstream family |
| VND 3.0-4.0bn | Larger / stronger developments | 70-85 m² | Upper-mid-market buyer |
| VND 4bn+ | Large or premium units | Varies | Premium buyer |
Is Thu Dau Mot still cheaper than Di An and Thuan An?
Thu Dau Mot is no longer simply the cheaper Binh Duong option because it now contains both low-cost apartments and some of the region’s most expensive projects.
At the affordable end, K-Home New City currently has two-bedroom listings of roughly 71-72 m² around VND 1.6-1.8 billion.
Established private developments sit higher. C Sky View has recently shown two-bedroom units around VND 2.5 billion for approximately 80 m², while Happy One Central often sits from the mid-VND-30-million/m² range into the low-VND-50-million/m² range depending on the unit.
The premium part of Binh Duong New City has moved much further. Midori Park The Nest commonly trades around VND 42-55 million/m², while The Ten is closer to VND 68-82 million/m².
Thu Dau Mot now has several separate apartment markets living side by side, which is why a single citywide average does not tell buyers much.
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Are new apartments in Binh Duong much more expensive than resale ones?
Yes. New Binh Duong apartments are currently much more expensive than a large part of the resale market.
OneHousing put the former Binh Duong primary average at roughly VND 60 million/m² in Q2 2026, while plenty of established resale stock remains available around VND 30-45 million/m².
A buyer moving from a VND 40 million/m² resale apartment to a VND 60 million/m² new project is paying about 50% more per square metre.
That gap shows up inside the same local markets. Phuc Dat Tower resale apartments around VND 37-40 million/m² sit well below newer Di An projects such as Green Skyline. In Thuan An, older apartments below VND 30 million/m² coexist with projects above VND 40 million/m².
The premium can make sense when the buyer values newer amenities, payment schedules or location. Still, anyone looking only at developer launches will get an exaggerated idea of what a Binh Duong apartment actually costs.
| Market | Rough current level | Relative cost | Main trade-off |
|---|---|---|---|
| Older resale | VND 20-35m/m² | Lowest | Age, specification, weaker resale appeal |
| Established resale | VND 35-50m/m² | Moderate | Fewer launch incentives |
| Typical new launch | VND 50-65m/m² | High | New product and payment schemes |
| Premium new launch | VND 65-80m+/m² | Highest | Location, branding, amenities |
Are Binh Duong apartment prices really rising this fast?
Yes. The rise in Binh Duong apartment prices is real, even though expensive new projects are also pushing the average higher.
OneHousing measured former Binh Duong’s primary apartment market at about VND 56 million/m² in Q1 2026, up 37% year on year and 7% from the previous quarter.
Its Q2 research then put the market around VND 60 million/m², roughly 33% higher than a year earlier.
Some of that increase comes from the mix of projects being launched. Developers such as Becamex Tokyu and CapitaLand are selling higher-specification apartments than the affordable stock that once dominated Binh Duong.
The resale market has also moved. Batdongsan.com.vn shows strong one-year asking-price increases across several projects and local areas, so the repricing is broader than one or two luxury launches.
New-build prices and resale prices still need to be separated. Both are moving higher, but the primary market is moving much faster.
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Is Binh Duong still cheap compared with Ho Chi Minh City?
Yes. Binh Duong is still much cheaper than old central HCMC, although the gap has been shrinking.
OneHousing’s Q2 2026 research put former Binh Duong at about VND 60 million/m² and central HCMC around VND 103 million/m².
That leaves Binh Duong roughly VND 43 million/m² cheaper, a discount of about 42%.
On a 70 m² apartment, applying those averages creates a price gap of roughly VND 3 billion. That is still large enough to change what a household can realistically afford.
The direction is worth watching, though. Binh Duong’s primary prices rose around 33% year on year in that research, compared with about 14% in central HCMC.
For now, Binh Duong remains materially cheaper. The difference is that the best new projects can no longer be described as cheap simply because they sit outside old HCMC.
Can we still buy a decent Binh Duong apartment for under VND 2 billion?
Yes. Buyers can still find decent Binh Duong apartments below VND 2 billion today, especially in older projects and affordable developments.
City Tower has recently had roughly 60 m² two-bedroom units around VND 1.4 billion.
Happy One Phu Hoa has shown compact one-bedroom units close to VND 1.15 billion.
K-Home New City has had 71-72 m² two-bedroom apartments around VND 1.6-1.8 billion.
The choice gets much thinner once we move toward newer projects in Di An or the stronger parts of Thuan An. Bcons Plaza two-bedrooms are generally above VND 2 billion, The Emerald Golf View is usually above that level for most one- and two-bedroom units, and Green Skyline costs considerably more.
So VND 2 billion still works, but buyers need to be selective about project age, location and specification.
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What does a VND 3 billion budget buy in Binh Duong now?
VND 3 billion is currently one of the strongest budgets to have in Binh Duong because it opens a wide choice of mainstream two-bedroom apartments.
Around that level, we find options in projects such as Bcons Plaza, Phuc Dat Tower, A&T Sky Garden, The Habitat, The Emerald Golf View and Midori Park The Nest, although apartment size and finish vary quite a lot.
VND 3 billion can also reach selected three-bedroom units in cheaper developments.
The budget starts to feel limited mainly in newer premium projects. Green Skyline can approach VND 4 billion for a roughly 70 m² two-bedroom, while Midori Park The Ten sits much higher.
For a buyer who wants a good apartment without paying the new-project premium, VND 3 billion is probably the most comfortable part of the market right now.
Are the apartment prices advertised online in Binh Duong the prices buyers really pay?
No. Binh Duong asking prices, developer prices and final transaction prices can differ by hundreds of millions of dong.
OneHousing, for example, states that some primary-market price measurements exclude discounts, VAT and maintenance fees.
Project advertisements can also quote prices in several ways. One listing may include VAT, another may show a net price after incentives, while another highlights only the amount needed for the initial payment.
Green Skyline shows how large the difference can become. Current advertisements can put a roughly 70 m² two-bedroom around VND 3.8 billion including VAT, while promotional schemes may offer sizeable discounts depending on the payment schedule.
The resale market works differently because owners can negotiate directly. An apartment advertised at VND 2.4 billion may close below that figure if the seller wants a quick deal.
When we compare Binh Duong apartments, the safest approach is to look at both the total unit price and the price per square metre, then check whether taxes, maintenance fees, furniture and discounts are already included.
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What budget should we actually use for a Binh Duong apartment now?
For most buyers, VND 2-3 billion is the realistic centre of the Binh Duong apartment market today.
Below VND 2 billion, buyers still have real options, but the choice leans more heavily toward older projects, affordable developments and smaller units.
VND 2-3 billion opens a large part of the mainstream one- and two-bedroom market.
VND 3-4 billion reaches better new projects, larger two-bedrooms and selected three-bedroom units.
Above VND 5 billion, buyers increasingly enter Binh Duong’s premium market rather than simply paying more for the same type of apartment.
The biggest pricing mistake is using the roughly VND 60 million/m² primary-market average as the cost of every Binh Duong apartment. That figure increasingly reflects new supply, while the resale market still gives buyers many options in the VND 30-50 million/m² range.
The market now has several distinct price levels. Older and affordable apartments can still sell around VND 20-35 million/m². Mainstream resale stock is often around VND 35-50 million/m². New launches increasingly sit around VND 50-65 million/m², and the strongest projects can reach VND 65-80 million/m² or more.
So the clearest answer is this: Binh Duong is more expensive than it used to be, but a VND 2-3 billion budget still buys a proper apartment in many parts of the market today.
| Buyer budget | What it realistically buys now | Typical market |
|---|---|---|
| Under VND 1.5bn | Older 1BR or selected older 2BR | Value / affordable |
| VND 1.5-2.0bn | Good entry-level 1BR, selected 2BR | Affordable / older resale |
| VND 2.0-3.0bn | Broad choice of mainstream 1-2BR | Core Binh Duong market |
| VND 3.0-4.0bn | Larger 2BR, some 3BR, selected new projects | Upper mid-market |
| VND 4.0-6.0bn | Premium 2-3BR | New / higher-end |
| VND 6.0bn+ | Premium Binh Duong New City and large luxury units | Top end |
OUR METHODOLOGY
This analysis estimates what an apartment in Binh Duong actually costs now by separating the market into the price bands that matter to buyers: older resale stock, mainstream resale, current primary supply and premium new projects.
We used OneHousing’s Q1 and Q2 2026 market research to establish the primary-market benchmark and the pace of recent price growth. The Q1 report also provides useful context on how quoted primary prices may treat VAT, maintenance fees and discounts, so we do not assume every published price is directly comparable with a buyer’s final all-in cost.
We then tested those market-level figures against current Batdongsan.com.vn evidence in Di An and Thuan An, plus project-level listings across Di An, Thuan An and Thu Dau Mot. That is important here because Binh Duong’s resale market remains much cheaper than the headline primary-market average.
Individual projects were used as checks on specific parts of the market rather than as stand-ins for the whole province. Bcons Plaza and Phuc Dat Tower help anchor established Di An pricing; City Tower, Tecco Home An Phu, A&T Sky Garden and The Emerald Golf View help show the Thuan An ladder; and K-Home New City, C-SkyView, Midori Park The Nest and Midori Park The Ten show how wide the Thu Dau Mot range has become.
For newer premium supply, we also used first-party project and developer information where it helped verify location, positioning and project status, including Green Skyline, The Emerald Golf View, The Habitat Binh Duong, C-SkyView, Van Xuan Group and Tokyu Corporation’s Midori Park developments.
Asking prices are treated as market evidence, not guaranteed transaction prices. Resale sellers can negotiate, while developer offers can change with payment schedules, incentives, VAT treatment, maintenance fees and furniture packages. That is why the article gives ranges and budget bands rather than pretending one advertised number is the final price every buyer will pay.
Key sources used for this analysis include: One Mount Group / OneHousing’s Q1 2026 HCMC apartment market report, OneHousing’s Q2 2026 property-market report, Batdongsan.com.vn’s Di An apartment market, Batdongsan.com.vn’s Thuan An apartment market, Bcons Plaza listings, The Emerald Golf View listings, Midori Park The Nest listings, Tokyu Corporation on Midori Park The Ten, Green Skyline’s official project website, and The Habitat Binh Duong’s official project website.
Get to know the market before buying a property in Binh Duong
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