Get all the data you need about the real estate market in Binh Duong
SUMMARY
A normal house in Binh Duong currently costs roughly VND 2–4 billion, with VND 3 billion a useful middle-market budget and much higher prices in the southern areas closest to the old Ho Chi Minh City urban core.
The former Binh Duong market has a very clear north-south price divide. Bến Cát and Tân Uyên still offer genuine houses below VND 2 billion, while comparable budgets buy much less land in Thuận An and especially Dĩ An.
Dĩ An carries the strongest location premium. Current landed-property asking prices can be several times higher per square metre than in Bến Cát, largely because buyers are paying for proximity to Thủ Đức and the wider Ho Chi Minh City economy rather than simply for a better building.
VND 2 billion is still a real house budget, but it is no longer a province-wide budget. It can buy a proper family home in Bến Cát or Tân Uyên, while farther south it increasingly means a smaller plot, an older building, weaker road access or a more peripheral location.
VND 3 billion is the most useful benchmark because it exposes the trade-off clearly. In the north it buys space and sometimes a newer property; in Thuận An and Dĩ An, more of the same money goes toward location.
Road access can change the value of a house almost as much as the district itself. A property facing a commercially useful road may cost several billion dong more than a larger house nearby because the buyer is also acquiring visibility, vehicle access and potential business use.
The very cheapest listings should not automatically be treated as bargains. Shared ownership certificates, unusual payment structures, land-status issues, unfinished construction or misleading project advertisements can all make a house look far cheaper than the local market.
The 2025 merger into the enlarged Ho Chi Minh City strengthens the long-term case for the former Binh Duong area, but it has not erased local geography. Bến Cát and Dĩ An may now sit inside the same municipality, yet buyers still price commuting time, employment access and established urban density very differently.
New transport investment gives the cheaper northern markets more room to reprice. Ring Road 3 and the Ho Chi Minh City–Thủ Dầu Một–Chơn Thành expressway can reduce the isolation penalty around Bến Cát and Tân Uyên, but the present gap with Dĩ An is too large to assume a full catch-up.
For practical budgeting, under VND 2 billion still works mainly in Bến Cát and Tân Uyên, around VND 3 billion covers the broad middle market, and around VND 5 billion finally gives buyers meaningful choice in Thuận An and Dĩ An. Premium frontage homes and villas can easily move beyond VND 8–10 billion.
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How much does a house cost in Binh Duong now?
A normal house in Binh Duong currently costs roughly VND 2–4 billion, although location can push the price below VND 1.5 billion or well beyond VND 8 billion.
Current Homedy inventory gives a useful starting point. Across the former Binh Duong market, private houses are commonly advertised around VND 2.15–3.9 billion. That broad range covers very different markets, though. Bến Cát still has plenty of houses around VND 1.3–2.3 billion, while Dĩ An and the better parts of Thuận An can easily require VND 4–8 billion.
The gap comes largely from location. Dĩ An touches the old Ho Chi Minh City urban area and gives buyers much faster access toward Thủ Đức. Thuận An follows the heavily developed National Highway 13 corridor. Move north toward Bến Cát or Tân Uyên and buyers generally get much more land for the same money.
For someone simply asking how much cash to prepare today, VND 3 billion is a good middle-market benchmark. VND 2 billion still works in cheaper areas. Around VND 5 billion gives buyers much more freedom in the southern cities.
| Former Binh Duong area | Rough house budget now | What that usually means | Relative price level |
|---|---|---|---|
| Bến Cát | VND 1.3–2.5bn | Larger ordinary houses | Low |
| Tân Uyên | VND 1.4–3bn | Standard family houses | Low to middle |
| Thủ Dầu Một | VND 2–4bn | Established urban homes | Middle |
| Thuận An | VND 3–6bn | Smaller urban houses, better locations | High |
| Dĩ An | VND 3.5–8bn+ | Smaller plots close to HCMC | Highest |
Why can two houses in Binh Duong cost four times as much?
Two Binh Duong houses of similar size can easily have completely different prices because buyers are paying heavily for access to Ho Chi Minh City, road quality and commercial location.
Dĩ An shows the upper end clearly. Current Homedy townhouse and villa listings there cluster around roughly VND 63–106 million per square metre. Thuận An sits lower at roughly VND 36–58 million, while Bến Cát is around VND 15–25 million.
Those figures cover different types of landed property, so they should not be read as clean transaction averages. The gap itself is still revealing. A square metre of landed housing advertised in Dĩ An can cost three or four times the level seen in parts of Bến Cát.
That difference becomes visible even with an ordinary household budget. VND 3 billion can buy a sizeable home in the northern industrial belt. The same money in southern Dĩ An may only stretch to an older house, a small plot or a property down a narrower road.
The administrative merger with Ho Chi Minh City has made the labels slightly confusing these days. Buyers and listing platforms still use Dĩ An, Thuận An, Thủ Dầu Một, Tân Uyên and Bến Cát because these names remain much more useful for understanding property prices than the enlarged city's administrative boundary.
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Can VND 2 billion still buy a proper house in Binh Duong?
Yes, VND 2 billion can still buy a proper house in Binh Duong today, especially around Bến Cát and Tân Uyên.
Current Bến Cát data is quite clear. Homedy shows private houses commonly advertised between roughly VND 1.35 billion and VND 2.27 billion, with common sizes around 78–155m². Recent listings include a 100m² two-storey house around VND 1.14 billion and a 90m² house near National Highway 13 around VND 2.44 billion.
Tân Uyên also still has credible options below VND 2 billion. Recent listings include a multi-storey house near VSIP III around VND 1.69 billion. The unusually cheap listings need careful checking, especially where the description mentions shared ownership certificates or unusual payment structures.
The budget becomes much tighter as we move south. In Thuận An and Dĩ An, VND 2 billion increasingly means compromising on plot size, road access, building age or exact location.
So VND 2 billion remains a real house budget in Binh Duong. It simply no longer buys the same house everywhere.
How much does a house cost in Bến Cát now?
A normal house in Bến Cát currently costs around VND 1.3–2.3 billion, making Bến Cát one of the cheapest established house markets in the former province.
Homedy's latest private-house inventory puts the common asking range at roughly VND 1.35–2.27 billion, with typical listed sizes of about 77.5–155m². That is a large amount of space for a budget that would struggle to buy a comparable landed house in Dĩ An.
The live listings reinforce the range. A 100m² two-storey house has recently been advertised at VND 1.14 billion. A 90m² house near National Highway 13 was around VND 2.44 billion. Newer townhouse-style developments around central Bến Cát often move toward VND 2.3–3.5 billion.
Mỹ Phước remains particularly affordable. Current Homedy data there puts ordinary private houses around VND 1.25–1.62 billion, although road-front and project properties can go considerably higher.
Industrial demand helps keep Bến Cát active, especially around Mỹ Phước and nearby industrial zones. The area still has more available land and sits much farther from the old Ho Chi Minh City core, which keeps house prices lower.
| Bến Cát example | Approximate size | Asking price | Approximate price per m² |
|---|---|---|---|
| Two-storey house | 100m² | VND 1.14bn | VND 11.4m |
| National Highway 13 house | 90m² | VND 2.44bn | VND 27.1m |
| New townhouse | 80m² | VND 2.3bn | VND 28.8m |
| Road-front house | 100m² | VND 3.2bn | VND 32m |
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How much does a house cost in Tân Uyên now?
A normal house in Tân Uyên can still be found around VND 1.5–3 billion, with some of the cheapest genuine landed options concentrated near the industrial belt.
Current listings show how broad Tân Uyên has become. A three-storey property near VSIP III has recently been marketed around VND 1.69 billion, while another 140m² house was advertised around VND 2.2 billion.
Cheap asking prices need more scrutiny here than a simple portal filter suggests. One current 300m² house listing around Tân Phước Khánh explicitly mentions a shared ownership certificate, for example. That kind of legal detail can explain why apparently similar houses carry very different prices.
Tân Uyên's stronger areas are those closer to major industrial parks and established roads. VSIP III, Nam Tân Uyên and the urbanized belt around Tân Phước Khánh create more demand than remote residential streets.
For buyers focused on house size rather than commuting into central Ho Chi Minh City, Tân Uyên remains one of the more interesting price points in the market.
How much does a house cost in Thủ Dầu Một today?
A realistic budget for a normal house in Thủ Dầu Một today is roughly VND 2–4 billion.
Thủ Dầu Một sits around the middle of the former Binh Duong price ladder. Buyers pay more than in Bến Cát because the city has a mature urban center, established services, large administrative functions and much denser commercial activity.
Around VND 2–3 billion, buyers can still find ordinary houses outside the strongest central streets. Better-located multi-storey homes and road-front houses move above that range quickly.
Thủ Dầu Một is a useful compromise. Someone with VND 3 billion generally gets less land than in Bến Cát or Tân Uyên, while still getting considerably more choice than in central Dĩ An.
The distinction becomes more obvious once commercial frontage enters the comparison. A house facing a useful road can be priced several billion dong higher than a similar home inside a residential lane, even when both sit in the same ward.
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Why are houses in Thuận An so much more expensive?
Houses in Thuận An are expensive because the city has already become part of the continuous urban belt stretching north from old Ho Chi Minh City.
Current Homedy data for villas and townhouses puts Thuận An around VND 36–58 million per square metre. Ordinary private houses vary more widely, but well-located homes frequently land in the VND 3–6 billion range.
National Highway 13 explains a large part of the premium. The corridor connects Thuận An directly toward old Ho Chi Minh City and carries dense residential, retail and industrial development. Areas around An Phú, Thuận Giao and Bình Chuẩn also benefit from large employment centers nearby.
The spread inside Thuận An is still huge. A small house down a secondary road can cost around VND 2–3 billion. A larger multi-storey home on a strong road can move toward VND 5–7 billion. Commercial frontage can push the total price well beyond that.
For buyers comparing Thuận An with Bến Cát, the difference is easy to see: VND 3 billion buys substantially more building and land in Bến Cát, while Thuận An charges a large premium for location.
| Thuận An house type | Rough budget | What changes the price most | Buyer profile |
|---|---|---|---|
| Small alley house | VND 2–3bn | Road width, condition | Entry-level owner |
| Standard urban house | VND 3–5bn | Ward and connectivity | Family buyer |
| Better multi-storey house | VND 5–7bn | Main-road proximity | Upper-middle buyer |
| Strong road frontage | VND 7bn+ | Commercial use | Business/investment buyer |
Is Dĩ An the most expensive place to buy a house in Binh Duong?
Dĩ An is currently the most consistently expensive major house market in the former Binh Duong province.
Homedy's current townhouse and villa data puts advertised prices around VND 63–106 million per square metre in Dĩ An. That is far above its current Bến Cát range of roughly VND 15–25 million.
The location premium is straightforward. Dĩ An borders Thủ Đức and sits inside the eastern metropolitan economy of Ho Chi Minh City. Buyers can reach major employment, education and commercial areas much faster from Dĩ An than from the northern parts of the former province.
A relatively modest Dĩ An house can therefore cost as much as a substantially larger property in Bến Cát or Tân Uyên. A buyer paying VND 4–5 billion in Dĩ An is often buying access and scarcity as much as the physical house.
Current listings for planned townhouses can go much higher again. Homedy's latest landed-project range in Dĩ An reaches above VND 100 million per square metre in some cases.
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What does VND 3 billion buy in Binh Duong right now?
VND 3 billion is currently the most useful middle-market budget in Binh Duong because it gives buyers a real choice across almost every former city.
In Bến Cát, VND 3 billion can buy a large ordinary house or a newer townhouse. Current listings around VND 2.3–2.5 billion already include 80–100m² properties, so buyers at VND 3 billion can start being selective about road access and construction quality.
Tân Uyên offers similar buying power. Around Thủ Dầu Một, the same budget buys a normal urban house, although central streets cost more.
Thuận An changes the equation. VND 3 billion still buys a house, but size and location become more constrained. Dĩ An is tighter again, especially close to main roads and the Thủ Đức side.
Moving south converts part of the budget from square metres into location. VND 3 billion makes that trade-off very obvious.
| VND 3bn in... | What buyers can broadly expect | Main compromise |
|---|---|---|
| Bến Cát | Large house or newer townhouse | Longer distance to HCMC |
| Tân Uyên | Comfortable family house | Industrial/peripheral setting |
| Thủ Dầu Một | Normal urban house | Less space than farther north |
| Thuận An | Smaller urban house | Plot size or road |
| Dĩ An | Entry/mid-range house | Location and size |
What does VND 5 billion buy in Binh Duong?
VND 5 billion buys a strong house almost anywhere in Binh Duong and finally gives buyers meaningful choice in Thuận An and Dĩ An.
In Bến Cát or Tân Uyên, this budget sits well above the normal private-house market. Buyers can look at larger plots, newer multi-storey homes, better roads or commercially useful properties.
Thủ Dầu Một also offers plenty of choice below VND 5 billion outside the most expensive frontage locations.
The budget becomes most interesting in Thuận An and Dĩ An. Around VND 5 billion, buyers can move beyond the smallest or weakest-located houses and start choosing based on road quality, building condition and neighborhood.
Planned townhouses and villas can still exceed the budget. Current Homedy data puts the common Binh Duong villa and townhouse range around VND 3.07–4.5 billion, although southern projects frequently run much higher. Premium villas in established developments can easily reach VND 10 billion or more.
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Are cheap Binh Duong house listings actually believable?
Some cheap Binh Duong houses are real, although anything far below the local range deserves much closer inspection.
The current Bến Cát market is a good example. A 100m² two-storey house advertised around VND 1.14 billion is plausible because many ordinary Bến Cát houses still sit below VND 2 billion. The price would look much stranger if the same property were advertised in central Dĩ An.
Other listings contain clues that explain the discount. Shared land certificates, incomplete residential-land conversion, unusual deposit structures, unfinished buildings and peripheral locations can all lower the headline price.
We also need to distinguish a full sale price from marketing language. Some project advertisements highlight the amount required to “own” or take possession of a house even though that figure may represent an initial payment rather than the final purchase price.
For that reason, the recurring price band across dozens of listings is much more useful than the cheapest advertisement on the page.
Are Binh Duong house prices still rising?
Binh Duong house prices are still firm in many areas, but today's market looks more like uneven catch-up than a province-wide price surge.
The current asking-price hierarchy is more useful than pretending there is one clean growth rate. Bến Cát remains relatively cheap, while Thuận An and Dĩ An already carry much larger metropolitan premiums. Buyers are entering each area from very different starting points.
Recent listing ranges also remain healthy rather than showing widespread discounting. Homedy currently places ordinary Binh Duong private houses around VND 2.15–3.9 billion overall, while the villa and townhouse category sits around VND 3.07–4.5 billion.
The more interesting change is happening in the cheaper industrial cities. Bến Cát and Tân Uyên are attracting buyers who have been priced out of the southern belt while new roads and industrial projects gradually reduce their isolation.
I would be much more cautious about assuming every announced infrastructure project creates another large jump. In Dĩ An and Thuận An, a considerable amount of the connectivity advantage is already reflected in today's prices.
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Did joining Ho Chi Minh City suddenly make Binh Duong houses worth more?
The Ho Chi Minh City merger has helped the long-term story around Binh Duong property, but it did not suddenly make a Bến Cát house worth as much as one in Dĩ An.
The former Binh Duong province became part of the enlarged Ho Chi Minh City administrative structure in 2025. That brought the old Ho Chi Minh City, Binh Duong and Bà Rịa–Vũng Tàu into one municipality of roughly 6,700 square kilometres and around 14 million people.
For property, the potential benefit comes from planning and infrastructure coordination. Roads, industrial areas, logistics networks and public investment can now be considered across one much larger metropolitan region.
House buyers still price the practical location every day. Dĩ An sits beside Thủ Đức. Bến Cát lies much farther north. Putting both inside the same municipality does nothing to erase that travel-time difference.
The current price gap confirms it. Homedy's latest landed-property ranges still show Dĩ An at several times the price per square metre of Bến Cát. Administrative integration has strengthened the long-term narrative without flattening the geography.
Will new roads make cheaper Binh Duong houses catch up?
New roads should support house prices in Bến Cát, Tân Uyên and other cheaper parts of Binh Duong, although a full catch-up with Dĩ An looks unrealistic for now.
Several major transport projects are moving beyond the announcement stage. Ring Road 3 is physically under construction around the former Binh Duong area, while the Ho Chi Minh City–Thủ Dầu Một–Chơn Thành expressway is also progressing.
These projects can reduce the penalty buyers currently accept for living farther north. The effect should be strongest where houses remain cheap enough for improved connectivity to change a household's buying decision.
The current gap is enormous, though. Homedy's latest landed-property range is roughly VND 15–25 million per square metre in Bến Cát and VND 63–106 million in Dĩ An. Better roads can narrow that difference without coming remotely close to eliminating it.
The more realistic upside is gradual repricing along the better-connected northern corridors. Expecting Bến Cát to trade like Dĩ An simply because both belong to the same enlarged city goes far beyond what current prices support.
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Does road frontage really add that much to a Binh Duong house?
Yes, road frontage can add several billion dong to a Binh Duong house because buyers may be purchasing a business location as well as somewhere to live.
Bến Cát already shows the difference. Current ordinary private houses commonly sit around VND 1.35–2.27 billion. Recent road-front listings around 100m² have appeared above VND 3 billion.
The spread gets larger in Thuận An and Dĩ An, where traffic volumes and commercial density are much higher. Properties near National Highway 13, DT743 or busy central streets can support shops, offices, rentals or other businesses.
Comparing houses purely by floor area therefore produces some pretty bad conclusions. A 70m² house facing a busy road may be worth far more than a 120m² property only a few streets away.
Road width matters too. A house accessible by car, delivery truck or commercial traffic usually has a much broader pool of future buyers than a property reached through a narrow residential alley.
So how much should you actually budget for a house in Binh Duong now?
For a normal house in Binh Duong today, VND 3 billion is the budget I would use as the main benchmark. Around VND 2 billion works in the cheaper markets, while VND 5 billion opens up much stronger choices in Thuận An and Dĩ An.
The freshest listing data supports that benchmark. Homedy currently puts private houses across the former Binh Duong market at roughly VND 2.15–3.9 billion, with Bến Cát clustering considerably lower at around VND 1.35–2.27 billion.
The location hierarchy is clear. Bến Cát and Tân Uyên remain the obvious places for buyers who want maximum house for their money. Thủ Dầu Một sits in the middle. Thuận An and especially Dĩ An demand a much larger budget because buyers are paying for access to the Ho Chi Minh City urban core.
A useful shorthand is VND 2 billion for the affordable end, VND 3 billion for the broad middle market and VND 5 billion for much more freedom. Premium frontage houses, large villas and the strongest Dĩ An locations can easily run beyond VND 8–10 billion.
| Budget | What it means in Binh Duong today | Best fit |
|---|---|---|
| Under VND 2bn | Real options still exist, location matters heavily | Bến Cát, Tân Uyên |
| Around VND 3bn | Broadest practical middle-market budget | Most former Binh Duong cities |
| Around VND 5bn | Strong choice, including southern cities | Thuận An, Dĩ An, Thủ Dầu Một |
| VND 8bn+ | Premium houses, frontage and villas | Dĩ An, Thuận An, prime urban areas |
Get to know the market before buying a property in Binh Duong
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OUR METHODOLOGY
This analysis estimates what a house in the former Binh Duong market costs today by comparing current asking-price ranges across Bến Cát, Tân Uyên, Thủ Dầu Một, Thuận An and Dĩ An rather than relying on one province-wide average.
We used live housing inventory to establish the current market layer. Homedy's overall Binh Duong listings were compared with its dedicated private-house pages for Bến Cát, Mỹ Phước, Tân Uyên, Thủ Dầu Một, Thuận An, Thuận Giao and Dĩ An. Individual listings were used to test whether the broader price ranges matched properties buyers can actually find.
We gave more weight to recurring asking-price bands than to unusually cheap or expensive properties. When a listing sat well outside the local range, factors such as shared ownership certificates, payment structure, road frontage, plot characteristics and property type were considered before using it as evidence of normal pricing.
Townhouse and villa price-per-square-metre data was used mainly to compare location premiums. In particular, Homedy's landed-property data helps show the large gap between Bến Cát, Thuận An and Dĩ An, but those figures were not treated as direct transaction averages for ordinary houses.
Present prices were kept separate from future catalysts. The administrative merger is anchored in Resolution 202/2025/QH15 and the subsequent local administrative reorganization. Transport claims were checked against Government information on the Ho Chi Minh City–Thủ Dầu Một–Chơn Thành expressway, its implementation progress, and the integration of Ring Road 3, Tân Vạn and Mỹ Phước–Tân Vạn.
Industrial geography was also used to interpret demand rather than to manufacture a future price forecast. A key first-hand source is VSIP's own page for the 1,000-hectare VSIP III Binh Duong project, which helps explain the employment and development pull around Tân Uyên.
Key live-market sources include Homedy's overall Binh Duong property inventory, Bến Cát private-house listings, Tân Uyên private-house listings, Thủ Dầu Một listings, Thuận An listings, Dĩ An listings, and Homedy's Binh Duong townhouse and villa comparison. The final budget bands come from where these different sources begin to converge on what buyers can realistically purchase, rather than from one headline average.
Buying real estate in Binh Duong can be risky
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