As of June 2026, houses in Binh Duong usually cost between 2.2 billion and 6.5 billion VND, which is about $84,000 to $248,000, or about €72,000 to €213,000, for a normal livable landed house.
[VARIABLE INTRO GREEN HTML] [VARIABLE COVER HTML]We constantly update this blog post because house prices in Binh Duong in 2026 are changing fast after the merger into the expanded Ho Chi Minh City.
The key thing to understand is that Binh Duong is still cheaper than old central Ho Chi Minh City, but good houses in Di An, Thuan An and Thu Dau Mot are no longer cheap.
This guide focuses only on houses in Binh Duong, not apartments, land plots, offices or commercial property.
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.
How much do houses cost in Binh Duong as of 2026?
What's the median and average house price in Binh Duong as of 2026?
As of 2026, the estimated median house price in Binh Duong is about 3.7 billion VND, or about $141,000 and €121,000, while the estimated average house price in Binh Duong is closer to 5.2 billion VND, or about $198,000 and €170,000.
For most buyers, the realistic 2026 house price range in Binh Duong is about 2.2 billion to 6.5 billion VND, or about $84,000 to $248,000 and €72,000 to €213,000, which covers many normal family houses outside the luxury villa segment.
The average house price in Binh Duong is higher than the median because villas, shophouses and larger homes in Thu Dau Mot, Di An, Thuan An and Binh Duong New City push the average up.
At the median price in Binh Duong in 2026, a buyer can usually expect an older but usable 2 or 3-bedroom house, often 50 to 90 sqm of land, with better options in Ben Cat and Tan Uyen than in Di An or Thuan An.
What's the cheapest livable house budget in Binh Duong as of 2026?
As of 2026, the cheapest realistic livable house budget in Binh Duong is about 1.35 billion to 1.8 billion VND, or about $51,000 to $69,000 and €44,000 to €59,000.
At this entry-level price in Binh Duong, “livable” usually means a small legal house that can be used right away, but it may be older, narrow, far from the center, or in need of basic repairs.
The cheapest livable houses in Binh Duong are usually found in Bau Bang, Phu Giao, Dau Tieng, outer Tan Uyen, outer Ben Cat, Lai Uyen, Tan Dinh, Thoi Hoa, Khanh Binh and Tan Phuoc Khanh.
[VARIABLE WHAT YOU CAN GET BUDGET]How much do 2 and 3-bedroom houses cost in Binh Duong as of 2026?
As of 2026, a 2-bedroom house in Binh Duong usually costs about 1.8 billion to 3.2 billion VND, or about $69,000 to $122,000 and €59,000 to €105,000, while a 3-bedroom house usually costs about 2.5 billion to 4.8 billion VND, or about $95,000 to $183,000 and €82,000 to €157,000.
For a 2-bedroom house in Binh Duong in 2026, the most realistic range is 1.8 billion to 3.2 billion VND, with the lower end mostly in Ben Cat, Tan Uyen, Bau Bang and Phu Giao.
For a 3-bedroom house in Binh Duong in 2026, the realistic range is 2.5 billion to 4.8 billion VND, with Di An, Thuan An and central Thu Dau Mot often costing more than outer districts.
Moving from a 2-bedroom house to a 3-bedroom house in Binh Duong usually adds about 700 million to 1.6 billion VND, or about $27,000 to $61,000 and €23,000 to €52,000, because the buyer is often paying for a wider plot and better road access too.
How much do 4-bedroom houses cost in Binh Duong as of 2026?
As of 2026, a 4-bedroom house in Binh Duong usually costs about 4.0 billion to 8.5 billion VND, or about $152,000 to $324,000 and €131,000 to €279,000.
A 5-bedroom house in Binh Duong usually costs about 6.5 billion to 14 billion VND, or about $248,000 to $533,000 and €213,000 to €459,000, especially in Thu Dau Mot, Di An, Thuan An and project-style areas.
A 6-bedroom house in Binh Duong usually costs about 8 billion to 20 billion VND, or about $305,000 to $762,000 and €262,000 to €656,000, with cheaper large homes in Tan Uyen, Ben Cat, Bau Bang and Dau Tieng.
Please note that we give much more detailed data in our pack about the property market in Binh Duong.
How much do new-build houses cost in Binh Duong as of 2026?
As of 2026, a new-build house in Binh Duong usually costs about 4.8 billion to 12 billion VND, or about $183,000 to $457,000 and €157,000 to €393,000, for mainstream townhouses and project homes.
Compared with older resale houses in Binh Duong, new-build houses usually carry a 15% to 30% premium, and that premium can be higher in managed projects near Di An, Thu Dau Mot, Binh Duong New City and VSIP corridors.
How much do houses with land cost in Binh Duong as of 2026?
As of 2026, a house with land in Binh Duong usually costs about 2.5 billion to 12 billion VND, or about $95,000 to $457,000 and €82,000 to €393,000, depending mainly on plot size, road access and district.
In Binh Duong, a “house with land” usually means a landed home on roughly 60 to 200 sqm of residential land, while villas and older garden houses can sit on much larger plots.
[VARIABLE HOW MUCH LAND]Foreign buyers should be careful because foreigners can buy houses only in eligible commercial housing projects, and they do not own land in the same way as Vietnamese citizens.
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Where are houses cheapest and most expensive in Binh Duong as of 2026?
Which neighborhoods have the lowest house prices in Binh Duong as of 2026?
As of 2026, the lowest house prices in Binh Duong are usually in Bau Bang, Phu Giao, Dau Tieng, outer Tan Uyen, outer Ben Cat, Lai Uyen, Tan Dinh, Thoi Hoa, Phu Chanh outskirts, Khanh Binh and Tan Phuoc Khanh.
In these cheaper Binh Duong areas, a livable house usually costs about 1.2 billion to 3.8 billion VND, or about $46,000 to $145,000 and €39,000 to €125,000.
These areas are cheaper because they are farther from old Ho Chi Minh City, farther from the strongest expat services, and often rely more on factory-worker housing demand than on high-income family demand.
Which neighborhoods have the highest house prices in Binh Duong as of 2026?
As of 2026, the three most expensive house areas in Binh Duong are central Thu Dau Mot, Di An near the Ho Chi Minh City edge, and Thuan An around Lai Thieu, Binh Hoa and An Phu.
In these premium Binh Duong areas, normal family houses often cost about 4.5 billion to 18 billion VND, or about $171,000 to $686,000 and €148,000 to €590,000, while villas can go higher.
These areas command the highest Binh Duong house prices because they combine HCMC access, stronger schools, better retail, larger buyer pools and better resale liquidity.
The typical buyer in these premium Binh Duong neighborhoods is a Vietnamese business owner, a senior manager, a returning overseas Vietnamese buyer, or a foreigner looking only at eligible project housing.
How much do houses cost near the city center in Binh Duong as of 2026?
As of 2026, houses near the main Binh Duong center, meaning Phu Cuong, Chanh Nghia, Phu Hoa, Hiep Thanh, Chanh My and central Thu Dau Mot, usually cost about 4.5 billion to 12 billion VND, or about $171,000 to $457,000 and €148,000 to €393,000.
Near major Binh Duong transport corridors such as National Highway 13, My Phuoc-Tan Van Road, Ring Road 3 influence zones, Di An and Thuan An, houses usually cost about 4 billion to 10 billion VND, or about $152,000 to $381,000 and €131,000 to €328,000.
Near stronger schools such as Singapore International School @ Binh Duong New City, Viet Hoa International School and Eastern International University, family houses usually cost about 4.5 billion to 12 billion VND, or about $171,000 to $457,000 and €148,000 to €393,000.
In expat-popular Binh Duong areas such as Binh Duong New City, Thu Dau Mot, Di An near the HCMC edge, and Thuan An near VSIP and Aeon Mall, suitable houses usually cost about 5 billion to 15 billion VND, or about $190,000 to $571,000 and €164,000 to €492,000.
[VARIABLE EXPAT GUIDE]How much do houses cost in the suburbs in Binh Duong as of 2026?
As of 2026, suburban houses in Binh Duong usually cost about 1.8 billion to 4.5 billion VND, or about $69,000 to $171,000 and €59,000 to €148,000.
Compared with houses near Thu Dau Mot center, Di An or Thuan An, suburban houses in Binh Duong are usually 25% to 55% cheaper, although better project areas in My Phuoc or VSIP-linked zones can narrow that gap.
The most popular Binh Duong suburbs for house buyers are Ben Cat, Tan Uyen, My Phuoc, Bau Bang, outer Thu Dau Mot, Phu Chanh and areas close to Binh Duong New City.
What areas in Binh Duong are improving and still affordable as of 2026?
As of 2026, the best improving yet still affordable house areas in Binh Duong are Ben Cat, Tan Uyen, My Phuoc, Bau Bang, outer Thu Dau Mot, Phu Chanh, Khanh Binh, Tan Phuoc Khanh and non-prime areas near Binh Duong New City.
In these improving Binh Duong areas, a typical house currently costs about 2.0 billion to 4.5 billion VND, or about $76,000 to $171,000 and €66,000 to €148,000.
The strongest sign of improvement is not just future infrastructure, but the mix of industrial jobs, new roads, schools, retail and project-style neighborhoods that make these areas more useful for daily family life.
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What extra costs should I budget for a house in Binh Duong right now?
What are typical buyer closing costs for houses in Binh Duong right now?
Typical buyer closing costs for houses in Binh Duong are about 1.5% to 3.5% of the purchase price, so a 4 billion VND house may require about 60 million to 140 million VND, or about $2,300 to $5,300 and €2,000 to €4,600.
The main closing costs in Binh Duong are the 0.5% registration fee, notary fees, document fees, translation, legal review, title checks and any agent or admin fees agreed in the deal.
The largest normal buyer-side closing cost in Binh Duong is usually the registration fee, although legal review can become the biggest cost if the property has unclear paperwork.
We cover all these costs and what are the strategies to minimize them in our property pack about Binh Duong.
How much are property taxes on houses in Binh Duong right now?
Annual property tax on a normal house in Binh Duong is usually very low, often around 300,000 to 3 million VND per year, or about $11 to $114 and €10 to €98.
Property tax in Binh Duong is mainly calculated on residential land value and quota bands, not on the full market value of the house like in many Western countries.
[VARIABLE PROPERTY TAXES FEES]How much is home insurance for a house in Binh Duong right now?
Home insurance for a normal house in Binh Duong usually costs about 2 million to 8 million VND per year, or about $76 to $305 and €66 to €262.
The main factors that affect home insurance in Binh Duong are house size, building quality, fire cover, contents cover, electrical condition, flood risk, and whether the house sits near dense industrial or worker-rental areas.
What are typical utility costs for a house in Binh Duong right now?
Typical monthly utility costs for a normal house in Binh Duong are about 2 million to 5 million VND, or about $76 to $190 and €66 to €164, while larger air-conditioned villas can cost more.
A common monthly breakdown in Binh Duong is 1.2 million to 4 million VND for electricity, 150,000 to 500,000 VND for water, 200,000 to 400,000 VND for internet, 50,000 to 200,000 VND for local fees, and 500,000 to 3 million VND for compound management if applicable.
What are common hidden costs when buying a house in Binh Duong right now?
Common hidden costs when buying a house in Binh Duong often total 100 million to 500 million VND, or about $3,800 to $19,000 and €3,300 to €16,400, especially for older houses.
Inspection fees in Binh Duong usually cost about 3 million to 10 million VND, or about $110 to $380 and €100 to €330, for a basic check, and 10 million to 25 million VND, or about $380 to $950 and €330 to €820, for deeper legal and technical due diligence.
Beyond inspections, buyers should budget for title review, illegal extensions, drainage work, rewiring, roof repairs, repainting, kitchen and bathroom upgrades, and changes needed to make the house match foreign-buyer expectations.
The hidden cost that surprises first-time house buyers in Binh Duong the most is renovation, because many houses look acceptable in photos but need serious work on wiring, water pressure, drainage or heat control.
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What do locals and expats say about the market in Binh Duong as of 2026?
Do people think houses are overpriced in Binh Duong as of 2026?
As of 2026, many locals and expats think houses in Di An, Thuan An, central Thu Dau Mot and branded Binh Duong projects are expensive, but still cheaper than comparable landed homes in old Ho Chi Minh City.
Normal clean-title houses in Binh Duong often stay on the market for about 2 to 5 months, while overpriced villas, shophouses and large-land homes can stay listed for 6 to 12 months.
The main reason buyers call Binh Duong house prices high is that wages in Binh Duong have not risen as fast as land prices near HCMC access roads, schools, industrial parks and new urban areas.
Compared with 2024 and 2025, sentiment in 2026 is more selective because buyers still like Binh Duong’s long-term story, but they are less willing to overpay for remote or badly documented houses.
[VARIABLE REAL ESTATE MARKET]Are prices still rising or cooling in Binh Duong as of 2026?
As of 2026, house prices in Binh Duong are still rising in the best areas, but the market is cooling for remote, overpriced or legally unclear houses.
Our estimate is that normal Binh Duong house prices are up about 5% to 9% year over year, while well-located project townhouses may be up about 8% to 12% and weaker luxury or remote stock may be flat.
Over the next 6 to 12 months, most experts and local agents expect Binh Duong house prices to stay firm near Di An, Thuan An, Thu Dau Mot, Binh Duong New City and VSIP corridors, but to remain negotiable in outer areas.
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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 we trust it | How we used it |
|---|---|---|
| Vietnam National Statistics Office | It is Vietnam’s official statistics agency. | We used it for population and economic context. We connected that context to housing demand in industrial Binh Duong. |
| Resolution 202/2025/QH15 | It is the legal basis for the 2025 merger. | We used it to explain why Binh Duong is now part of expanded Ho Chi Minh City. We still used local names because buyers and agents still use them. |
| Housing Law 2023 | It governs residential ownership in Vietnam. | We used it for foreign-buyer limits. We treated houses differently from land because foreigners cannot buy any private land-attached house freely. |
| Decree 10/2022/ND-CP | It sets registration-fee rules. | We used it to estimate the 0.5% buyer registration fee. We cross-checked the taxable base with local land-price rules. |
| Law on Non-Agricultural Land Use Tax | It sets Vietnam’s land-use tax framework. | We used it for annual property-tax estimates. We kept the amounts low because Vietnam’s recurring residential land tax is modest. |
| Binh Duong land-price table | It summarizes official local land values. | We used it for tax and valuation context. We did not treat official land tables as real market prices. |
| UBND Binh Duong construction-price decision | It is an official local valuation document. | We used it for construction-cost and replacement-cost logic. We did not use it as a live sale-price source. |
| Batdongsan.com.vn Binh Duong listings | It is Vietnam’s main property portal. | We used it for live asking-price evidence. We adjusted asking prices down to reflect likely negotiation. |
| Batdongsan villa and townhouse listings | It shows higher-end landed housing stock. | We used it for 4, 5 and 6-bedroom houses. We filtered out shophouses where commercial frontage distorted the price. |
| Knight Frank Vietnam Q1 2026 Market Report | It is from a major global property consultancy. | We used it for Greater HCMC residential momentum. We treated it as context, not as a direct Binh Duong house-price dataset. |
| CBRE Vietnam Market Outlook | It provides institutional Vietnam market coverage. | We used it to understand the southern housing cycle. We cross-checked it against listings because CBRE is stronger on formal projects. |
| Singapore International School @ Binh Duong New City | It is a direct school source. | We used it to identify a real expat-school anchor. We then checked nearby house prices around Binh Duong New City and Thu Dau Mot. |