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
Binh Duong has become Vietnam's hottest satellite market for apartment buyers, offering prices roughly 60% lower than Ho Chi Minh City while sitting just 20 kilometers from the city center.
This province attracts thousands of professionals working in its 30 industrial parks, which drives both rental demand and property values upward year after year.
We constantly update this blog post to reflect the latest market data and pricing trends as they emerge throughout 2026.
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 apartments cost around 40 million VND per square meter on average in 2026, which is roughly one-third of what you would pay for similar properties in central Ho Chi Minh City.
- Resale apartments in Binh Duong sell for about 25% less than new-build units, making the secondary market particularly attractive for budget-conscious foreign buyers looking for immediate move-in options.
- The Di An and Thuan An districts command the highest prices in Binh Duong at 50 to 60 million VND per square meter because they border Ho Chi Minh City and offer metro connectivity.
- Binh Duong delivers Vietnam's highest rental yields at 4.7% to 7.5% annually, nearly double the returns you would see in Hanoi or Ho Chi Minh City.
- A two-bedroom apartment in Binh Duong typically costs between 2.5 and 3.6 billion VND in 2026, which translates to roughly 95,000 to 137,000 USD at current exchange rates.
- Monthly service fees in Binh Duong apartments run between 10,000 and 20,000 VND per square meter, so a 70 square meter unit costs about 700,000 to 1.4 million VND monthly for building management.
- Buyer closing costs in Binh Duong range from 1% for resale apartments to 3.5% for new-build units, with the registration fee fixed at 0.5% of the property's assessed value.
- Binh Duong apartment prices increased by roughly 13% quarter-over-quarter in late 2025, with year-over-year growth reaching 26% in prime commuter areas near Ho Chi Minh City.
- The share of local Binh Duong residents buying apartments in their own province has jumped from near zero to 20 to 40% of transactions, signaling a shift from pure investment speculation to genuine housing demand.
How much do apartments really cost in Binh Duong in 2026?
What's the average and median apartment price in Binh Duong in 2026?
As of January 2026, the median apartment price in Binh Duong sits around 2.8 billion VND (approximately 106,500 USD or 91,200 EUR), while the average price runs slightly higher at about 3.0 billion VND (114,000 USD or 97,700 EUR) because premium projects in commuter zones pull the number upward.
When you look at price per square meter, Binh Duong apartments average roughly 40 to 43 million VND per square meter (1,520 to 1,635 USD or 1,300 to 1,400 EUR per square meter), which makes them significantly more affordable than Ho Chi Minh City where similar units cost 80 to 150 million VND per square meter.
The typical price range that covers most standard apartments in Binh Duong falls between 1.8 billion and 4.5 billion VND (68,400 to 171,100 USD or 58,600 to 146,600 EUR), depending on location, size, and whether you choose new-build or resale.
How much is a studio apartment in Binh Duong in 2026?
As of January 2026, a typical studio apartment in Binh Duong costs between 1.2 and 1.7 billion VND (45,600 to 64,600 USD or 39,100 to 55,400 EUR), making studios the most accessible entry point for foreign buyers looking to own property in the province.
Entry-level to mid-range studios in areas like Thu Dau Mot or Ben Cat start around 1.0 to 1.4 billion VND (38,000 to 53,200 USD or 32,600 to 45,600 EUR), while high-end studios in premium developments near Di An or Thuan An can reach 1.6 to 2.0 billion VND (60,800 to 76,000 USD or 52,100 to 65,100 EUR).
Studio apartments in Binh Duong typically measure between 30 and 40 square meters, which is standard for the Vietnamese market and provides enough space for single professionals or couples without children.
How much is a one-bedroom apartment in Binh Duong in 2026?
As of January 2026, a typical one-bedroom apartment in Binh Duong costs between 1.8 and 2.5 billion VND (68,400 to 95,100 USD or 58,600 to 81,400 EUR), representing the sweet spot for young professionals and first-time buyers in the province.
Entry-level to mid-range one-bedroom units in established areas run from 1.6 to 2.2 billion VND (60,800 to 83,700 USD or 52,100 to 71,700 EUR), while high-end one-bedrooms in newer developments with full amenities reach 2.3 to 3.0 billion VND (87,500 to 114,100 USD or 74,900 to 97,700 EUR).
One-bedroom apartments in Binh Duong typically range from 45 to 55 square meters, with most projects offering layouts that separate the bedroom from living areas to maximize usable space.
How much is a two-bedroom apartment in Binh Duong in 2026?
As of January 2026, a typical two-bedroom apartment in Binh Duong costs between 2.5 and 3.6 billion VND (95,100 to 136,900 USD or 81,400 to 117,300 EUR), which represents the most popular configuration for families relocating to the province.
Entry-level to mid-range two-bedroom units start around 2.2 to 3.0 billion VND (83,700 to 114,100 USD or 71,700 to 97,700 EUR), while high-end or luxury two-bedrooms in premium projects reach 3.2 to 4.2 billion VND (121,700 to 159,700 USD or 104,200 to 136,800 EUR).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Binh Duong.
How much is a three-bedroom apartment in Binh Duong in 2026?
As of January 2026, a typical three-bedroom apartment in Binh Duong costs between 3.3 and 4.8 billion VND (125,500 to 182,500 USD or 107,500 to 156,400 EUR), making these larger units ideal for families who need space and plan to stay long-term.
Entry-level to mid-range three-bedroom apartments range from 3.0 to 4.0 billion VND (114,100 to 152,100 USD or 97,700 to 130,300 EUR), while high-end or luxury three-bedrooms in prestigious developments reach 4.5 to 6.0 billion VND (171,100 to 228,100 USD or 146,600 to 195,400 EUR).
Three-bedroom apartments in Binh Duong typically measure between 85 and 100 square meters, and many projects position these units on higher floors with better views and additional balcony space.
What's the price gap between new and resale apartments in Binh Duong in 2026?
As of January 2026, resale apartments in Binh Duong sell for approximately 25% less than comparable new-build units, which represents one of the most significant buyer opportunities in the entire southern Vietnam market.
New-build apartments in Binh Duong average around 45 to 53 million VND per square meter (1,710 to 2,015 USD or 1,465 to 1,725 EUR per square meter), with newly launched projects in Di An and Thuan An often reaching 50 to 60 million VND per square meter.
Resale apartments average approximately 36 million VND per square meter (1,370 USD or 1,170 EUR per square meter), which means you can often buy a used unit in the same neighborhood for meaningfully less than a brand-new handover unit.
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Can I afford to buy in Binh Duong in 2026?
What's the typical total budget (all-in) to buy an apartment in Binh Duong in 2026?
As of January 2026, the typical all-in budget to buy a standard two-bedroom apartment in Binh Duong ranges from 2.85 to 3.2 billion VND (108,400 to 121,700 USD or 92,800 to 104,200 EUR), including all closing costs and fees beyond the purchase price.
Beyond the apartment's sticker price, buyers in Binh Duong should budget for registration fees (0.5% of assessed value), notarization costs, administrative fees, and for new-builds specifically a 2% maintenance fund that developers collect at handover.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Binh Duong property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Binh Duong.
What down payment is typical to buy in Binh Duong in 2026?
As of January 2026, the typical down payment for a Binh Duong apartment is 30% of the purchase price, which means roughly 840 million VND (31,900 USD or 27,400 EUR) for a median-priced 2.8 billion VND unit.
Most Vietnamese banks require a minimum down payment of 30% for apartment purchases, though some institutions may accept 20% down for borrowers with strong income documentation and credit profiles.
To secure the most favorable mortgage terms in Binh Duong, many buyers opt for 40% down (around 1.12 billion VND or 42,600 USD or 36,500 EUR for a median unit), which typically results in lower interest rates and more flexible repayment schedules.
You can also read our latest update about mortgage and interest rates in Vietnam.
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.
Which neighborhoods are cheapest or priciest in Binh Duong in 2026?
How much does the price per m² for apartments vary by neighborhood in Binh Duong in 2026?
As of January 2026, apartment prices per square meter in Binh Duong range from approximately 28 million VND (1,065 USD or 912 EUR) in outlying districts to 60 million VND (2,280 USD or 1,955 EUR) in premium commuter zones bordering Ho Chi Minh City.
The most affordable neighborhoods in Binh Duong include Ben Cat and Tan Uyen, where apartments typically cost 28 to 38 million VND per square meter (1,065 to 1,445 USD or 912 to 1,240 EUR per square meter), offering budget-friendly options for buyers willing to accept longer commutes.
The most expensive neighborhoods in Binh Duong are Di An and Thuan An, where apartments command 42 to 60 million VND per square meter (1,600 to 2,280 USD or 1,370 to 1,955 EUR per square meter) due to their proximity to Ho Chi Minh City and upcoming metro connections.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Binh Duong.
What neighborhoods are best for first-time buyers on a budget in Binh Duong in 2026?
As of January 2026, the top three neighborhoods for first-time buyers on a budget in Binh Duong are Thu Dau Mot (specifically Phu Loi, Phu Hoa, and Hiep Thanh wards), the My Phuoc area in Ben Cat, and the newer urbanizing zones in Tan Uyen district.
In these budget-friendly neighborhoods, apartments typically cost 1.8 to 2.8 billion VND (68,400 to 106,500 USD or 58,600 to 91,200 EUR), which is 20% to 35% lower than equivalent units in Di An or Thuan An.
These areas offer good day-to-day services including schools, markets, hospitals, and shopping centers, plus decent public transportation links that make commuting to industrial zones or Ho Chi Minh City manageable.
The main trade-off when buying in these budget-friendly neighborhoods is longer travel time to Ho Chi Minh City (typically 45 to 75 minutes versus 20 to 30 minutes from Di An), plus slightly lower resale liquidity compared to the commuter belt hotspots.
Which neighborhoods have the fastest-rising apartment prices in Binh Duong in 2026?
As of January 2026, the three neighborhoods with the fastest-rising apartment prices in Binh Duong are Di An (particularly Dong Hoa and An Binh wards), Thuan An (especially Lai Thieu, An Phu, and Binh Hoa areas), and the new Binh Duong City development zone.
These fast-appreciating neighborhoods have seen year-over-year price increases of 20% to 26%, with newly launched projects in Di An and Thuan An quickly establishing price levels of 50 to 60 million VND per square meter that significantly exceed pre-merger period pricing.
The main driver behind rapid price growth in these neighborhoods is their direct connectivity to Ho Chi Minh City through metro lines and expressways, combined with the July 2025 administrative merger that positioned them as part of a unified megacity economic zone.
You can also read our latest update about property price forecasts in Binh Duong.
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What extra costs will I pay on top of the apartment price in Binh Duong in 2026?
What are all the buyer closing costs when you buy an apartment in Binh Duong?
For a typical 2.8 billion VND apartment in Binh Duong, total buyer closing costs run approximately 28 to 100 million VND (1,065 to 3,800 USD or 912 to 3,260 EUR) depending on whether you buy resale or new-build.
The main categories of closing costs in Binh Duong include the registration fee (0.5% of assessed value), notarization fees (regulated by Ministry of Finance circulars), small administrative and document processing fees, and for new-builds specifically the maintenance fund (typically 2% of apartment value).
The largest single closing cost for buyers in Binh Duong is usually the maintenance fund on new-build purchases, which at 2% of a 2.8 billion VND apartment equals 56 million VND (2,130 USD or 1,825 EUR), collected at handover to fund future building repairs.
Some closing costs in Binh Duong are negotiable, particularly who pays the seller's 2% personal income tax on resale transactions, which by law falls to the seller but can effectively be shifted through price negotiations.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Binh Duong?
Buyers in Binh Duong should typically budget 1.0% to 1.5% of the purchase price for closing costs on resale apartments, and 2.5% to 3.5% on new-build apartments where the maintenance fund adds significant cost.
The realistic low-to-high percentage range that covers most standard transactions in Binh Duong runs from about 1.0% (a simple resale with minimal fees) to 4.0% (a new-build where VAT is shown separately from the advertised price and the full maintenance fund applies).
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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.
What are the ongoing monthly and yearly costs of an apartment in Binh Duong in 2026?
What are typical HOA fees in Binh Duong right now?
Building management fees (Vietnam's equivalent of HOA fees) in Binh Duong typically run 10,000 to 20,000 VND per square meter per month, which translates to roughly 700,000 to 1,400,000 VND (27 to 53 USD or 23 to 46 EUR) monthly for a standard 70 square meter apartment.
Basic buildings with minimal amenities charge around 8,000 to 12,000 VND per square meter monthly, while premium developments with pools, gyms, and 24-hour security can reach 18,000 to 25,000 VND per square meter monthly (1.26 to 1.75 million VND or 48 to 67 USD or 41 to 57 EUR for a 70 square meter unit).
What utilities should I budget monthly in Binh Duong right now?
For a typical apartment in Binh Duong, you should budget approximately 1.1 to 2.1 million VND (42 to 80 USD or 36 to 68 EUR) monthly for all utilities excluding management fees.
The realistic range of monthly utility costs varies from about 800,000 VND for a small studio with conservative usage to 2.5 million VND (30 to 95 USD or 26 to 81 EUR) for a larger three-bedroom apartment with air conditioning running frequently.
The typical monthly utility budget in Binh Duong covers electricity (600,000 to 1,200,000 VND), water (200,000 to 350,000 VND), internet (250,000 to 450,000 VND), and trash or miscellaneous building charges (50,000 to 150,000 VND).
Electricity is typically the most expensive utility for Binh Duong apartment owners because Vietnam uses a progressive tiered pricing system where rates increase significantly as consumption rises, and air conditioning in the tropical climate drives bills up quickly.
How much is property tax on apartments in Binh Duong?
The typical annual property tax on an apartment in Binh Duong is essentially negligible, usually ranging from zero to a few hundred thousand VND (under 20 USD or 17 EUR) per year for most owner-occupied residential units.
Vietnam does not have a Western-style annual property tax on apartments; instead, the applicable recurring levy is the non-agricultural land use tax, which is calculated based on land area allocation and assessed values that typically produce very small amounts for apartment owners.
The realistic range of annual property-related taxes in Binh Duong runs from effectively zero for most apartment owners to perhaps 500,000 VND (19 USD or 16 EUR) per year in unusual circumstances, making it a minimal budget consideration compared to countries with significant property tax regimes.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Binh Duong.
What's the yearly building maintenance cost in Binh Duong?
For apartment owners in Binh Duong who already pay monthly service fees, the additional yearly building maintenance cost is typically minimal, ranging from zero to perhaps 1 to 2 million VND (38 to 76 USD or 33 to 65 EUR) for occasional special assessments.
The realistic range of yearly maintenance costs depends heavily on building age: newer buildings (under 5 years) rarely require additional assessments, while older buildings (10+ years) may levy special fees of 2 to 5 million VND (76 to 190 USD or 65 to 163 EUR) annually for elevator repairs, facade work, or equipment replacement.
Typical building maintenance costs in Binh Duong cover elevator servicing, common area repairs, facade cleaning, water tank maintenance, and emergency equipment replacement, though most routine items come from the monthly service fee pool rather than separate charges.
In Binh Duong apartment buildings, routine maintenance is generally included in your monthly service fee, while major capital expenditures draw from the 2% maintenance fund collected at purchase, so owners rarely face unexpected large bills unless the building's reserve fund runs low.
How much does home insurance cost in Binh Duong?
The typical annual home insurance cost for an apartment in Binh Duong ranges from 1.5 to 4.0 million VND (57 to 152 USD or 49 to 130 EUR) per year, covering contents and basic liability protection.
The realistic range of annual insurance costs depends on coverage level: basic contents-only policies start around 1.0 to 2.0 million VND per year, while comprehensive packages covering contents, liability, and additional perils can reach 3.5 to 5.0 million VND (133 to 190 USD or 114 to 163 EUR) annually.
Home insurance is optional for apartment owners in Binh Duong, and market penetration remains relatively low compared to Western countries, though building-level fire insurance is typically arranged by the building management as part of common area coverage.
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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 |
|---|---|---|
| Cushman & Wakefield MarketBeat Q3 2025 | Top-tier global real estate consultancy with method-based market tracking. | We used this to anchor primary apartment prices in Binh Duong at USD 1,996 per square meter. We converted to VND using the report's stated exchange rate. |
| Batdongsan.com.vn | Vietnam's largest property portal with verified listing features. | We used verified listings as a reality check for what buyers actually see in January 2026. We triangulated unit prices by bedroom count from multiple examples. |
| Realtique (citing Batdongsan) | Clearly attributes primary versus resale gap to Batdongsan report. | We used this to quantify the 25% new versus resale discount. We cross-checked against listings and Cushman & Wakefield data. |
| Savills Vietnam | Major international property firm with extensive Vietnam operations. | We used their Grade B pricing commentary (50 to 60 million VND per square meter) and local buyer trend data. We validated neighborhood pricing against their analysis. |
| Tuoi Tre Newspaper | Major Vietnamese national newspaper citing Batdongsan reports. | We used this to confirm recent price movement direction and magnitude. We treated it as corroborating signal rather than primary data. |
| Vietnam.vn | Official government news portal with market data. | We used their Q4 2025 data showing 51.8 million VND per square meter average and 26% year-over-year growth. We incorporated supply pipeline figures. |
| Decree 10/2022/ND-CP (Government Portal) | Official government portal for Vietnamese legal texts. | We used this to anchor the 0.5% registration fee for residential property. We translated this into buyer cost calculations. |
| Thu Vien Phap Luat | Widely used Vietnamese legal reference platform. | We used this to verify registration fee scope and calculation basis. We cross-checked against the official government portal. |
| Circular 257/2016/TT-BTC | Official Ministry of Finance circular on notary fees. | We used this to ground the fact that notarization fees are regulated. We then estimated typical ranges for apartment transactions. |
| EVN Vietnam | National electricity utility publishing official regulated tariffs. | We used tiered VND per kWh rates to build realistic monthly electricity budgets. We calculated typical apartment household consumption costs. |
| BIWASE | Dominant local water supplier in Binh Duong with published tariffs. | We used the 10,500 VND per cubic meter household rate to price water costs. We converted typical monthly usage into VND budget figures. |
| LawNet Vietnam | Directly cites relevant Vietnamese tax circulars. | We used this to explain the 2% PIT on transfer price paid by sellers. We included this so foreign buyers understand negotiation dynamics. |
| Savills Service Fee Analysis | International property firm with Vietnam management experience. | We used this to support that apartment service fees are regulated and structured. We then provided Binh Duong-typical ranges. |
| Batdongsan Research PDF | Research output from Vietnam's largest property portal. | We used this for local market structure and geographic price gaps. We used it as background triangulation rather than 2026 pricing source. |
| Law 48/2010/QH12 | Legal basis for non-agricultural land use tax in Vietnam. | We used this to explain why annual property tax on apartments is minimal. We translated this into a small yearly budget line item. |
| Vietstock | Respected Vietnamese financial information portal. | We used rental yield data (4.7% average, up to 7.5%) and occupancy rates. We incorporated rental pricing for one to three bedroom units. |
| FazWaz Vietnam | International property listing platform with Binh Duong coverage. | We used specific unit sizes and configurations to validate typical apartment dimensions. We cross-referenced rental and sale listings. |
| The Investor | English-language Vietnamese business news source. | We used market context on affordable apartment share (60% in Binh Duong versus 9% in HCMC). We incorporated supply shortage narrative. |
| Deal Flow | Regional investment research platform covering Vietnam. | We used comparative pricing data (Binh Duong at 50 to 60 million VND versus HCMC at 150 to 200 million VND). We incorporated FDI context. |
| Trading Economics | Widely cited source for exchange rate data. | We used January 2026 USD/VND rate of 26,275 for currency conversions. We validated against multiple exchange rate sources. |
| Exchange-Rates.org | Established currency conversion reference. | We used January 2026 EUR/VND rate of approximately 30,700 for Euro conversions. We rounded appropriately for readability. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Vietnam. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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