How much does land cost in Binh Duong now?

Get all the data you need about the real estate market in Binh Duong

Why is it so hard to give one Binh Duong land price?

Binh Duong land currently runs from below VND 1 million per m² for some large agricultural parcels to above VND 100 million per m² for prime urban plots, so a single province-wide average tells us very little.

The former province contained several very different property markets. Dĩ An sits directly against Ho Chi Minh City’s established urban area. Thuận An has become heavily urbanized along Quốc lộ 13. Thủ Dầu Một combines an old city center with Bình Dương New City. Bến Cát and Tân Uyên are more industrial. Bàu Bàng, Phú Giáo and Dầu Tiếng still contain large amounts of cheaper peripheral and agricultural land.

There is another complication today. Bình Dương was merged into the enlarged Ho Chi Minh City in 2025, although buyers, brokers and property portals still routinely use the old Bình Dương geography. That makes sense for real estate because the old city and district names remain far more useful for comparing prices.

The spread between those submarkets is enormous. Batdongsan.com.vn currently shows land ranging from VND 19–144 million/m² in Dĩ An, VND 8–63 million/m² in Thuận An and VND 5–29 million/m² in Bến Cát, while Dầu Tiếng runs around VND 1–11 million/m².

So how much does land in Binh Duong actually cost now?

For a realistic first estimate today, expect roughly VND 20–60 million per m² in the expensive southern urban markets, VND 7–30 million across much of the industrial middle belt, and VND 1–10 million in many northern areas.

The extremes go much further. Current Batdongsan.com.vn inventory reaches VND 144 million/m² in both Dĩ An and Thủ Dầu Một. At the other end, large agricultural plots in Dầu Tiếng can still appear below VND 1 million/m².

Those figures are asking prices rather than notarized transaction prices, so we use them to understand where sellers are positioning land today. They are especially useful when hundreds of listings point in the same direction, but they should never be read as guaranteed sale prices.

Former Binh Duong market	Current advertised range	What buyers mostly find there	Price level
Dĩ An	VND 19–144m/m²	Small urban residential plots	Very high
Thuận An	VND 8–63m/m²	Urban residential and roadside plots	High
Thủ Dầu Một	VND 5–144m/m²	Central city, New City and peripheral plots	Very mixed
Bến Cát	VND 5–29m/m²	Residential and industrial-corridor land	Mid-range
Tân Uyên	Roughly VND 7–43m/m²	Residential and industrial-edge land	Mid-range
Bàu Bàng	Roughly VND 2–18m/m²	Larger peripheral parcels	Low
Phú Giáo	Roughly VND 1–21m/m²	Residential plus agricultural land	Low
Dầu Tiếng	VND 1–11m/m²	Large garden and agricultural plots	Lowest

Is Dĩ An still the most expensive place to buy land in Binh Duong?

Yes. Dĩ An currently has the clearest claim to being Binh Duong’s most expensive mainstream land market.

The latest Batdongsan.com.vn data puts its advertised range at VND 19–144 million/m². More importantly, the platform’s broader price series shows a typical land level of about VND 50.9 million/m², up from VND 42.2 million/m² a year earlier.

That 20.6% increase is one of the strongest moves among the former Bình Dương cities. Dĩ An also has the most obvious structural reason to stay expensive: it is physically tied into the old Ho Chi Minh City urban core, with direct access toward Thủ Đức and major employment areas.

Recent listings show how much micro-location still changes the answer. Standard 60 m² plots in Tân Đông Hiệp have lately been marketed around VND 3.2–3.5 billion, equivalent to roughly VND 53–58 million/m². Better central sites can climb far above that.

Dĩ An is a difficult place to find genuinely cheap residential land today. If a clean urban plot appears dramatically below the local range, we would immediately check the road, title, planning status and exact location before calling it a bargain.

What does land cost in Thuận An today?

Thuận An land is currently cheaper than Dĩ An but still expensive by Binh Duong standards, with advertised prices around VND 8–63 million per m² and a broader typical level close to VND 32 million per m².

Batdongsan.com.vn shows that typical asking level rising from about VND 30.6 million/m² to VND 32 million/m² over the latest one-year period, an increase of 4.6%. The move is much calmer than Dĩ An’s 20.6% jump.

Individual listings show the spread. A recent 150 m² residential plot near Phú Long Bridge was advertised around VND 25.5 million/m², while a 345 m² site on Đại Lộ Bình Dương in Bình Hòa was around VND 43.5 million/m².

Southern Thuận An commands the biggest premiums. Lái Thiêu, Bình Hòa and Vĩnh Phú sit close to Ho Chi Minh City and along major transport and commercial corridors. Farther inside local neighborhoods, buyers can still find substantially lower prices.

For an ordinary legal residential plot in a reasonably connected part of Thuận An, we would currently think in the broad area of VND 25–45 million/m² before getting more precise about the street.

Thuận An example	Area	Asking price	Asking price/m²
Near Phú Long Bridge, Lái Thiêu	150 m²	VND 3.82bn	VND 25.5m
Đại Lộ Bình Dương, Bình Hòa	345 m²	VND 15bn	VND 43.5m
Wider Thuận An market	—	—	VND 8–63m
Recent typical level	—	—	About VND 32m

Is Thủ Dầu Một land really as expensive as Dĩ An?

Parts of Thủ Dầu Một are as expensive as Dĩ An today, but the city has a much wider range of land than Dĩ An does.

Current advertised prices stretch from roughly VND 5 million to VND 144 million/m². Batdongsan.com.vn’s broader market series puts the typical level around VND 29.3 million/m², up from VND 26.7 million/m² a year earlier.

That 9.7% rise is meaningful, yet the VND 29.3 million typical figure also shows why the VND 144 million ceiling needs context. Central commercial land, small plots in established neighborhoods and prime road frontage can command very high prices. Larger plots around Phú Mỹ, Hòa Phú, Định Hòa and the Bình Dương New City area can be far cheaper per square metre.

The New City side has also matured unevenly. Some roads already have offices, government facilities, housing and established services, while other areas still feel much less dense than old central Thủ Dầu Một.

For buyers, the city name alone is almost useless for valuation. A VND 25 million/m² plot can be perfectly normal in one part of Thủ Dầu Một and suspiciously cheap in another.

How cheap is land in Bến Cát now?

Bến Cát currently offers some of the clearest mid-priced land in the former Binh Duong market, with advertised prices around VND 5–29 million per m² and a typical level near VND 11.4 million.

That typical level has risen from about VND 9.8 million/m² over the latest one-year comparison, according to Batdongsan.com.vn. The 16.3% increase is the second strongest among the five main former Bình Dương cities in the platform’s current series.

Small residential plots around Mỹ Phước can still sit near VND 10–13 million/m². Larger sites often drop below that because the total ticket becomes much heavier. Road frontage, proximity to industrial parks and commercial potential can push selected parcels back toward VND 20 million/m² or more.

Bến Cát is interesting today because buyers are paying far less than in Dĩ An while still buying into an established industrial economy. The gap is substantial: the current typical asking level of roughly VND 11.4 million/m² is less than one-quarter of Dĩ An’s VND 50.9 million/m².

That price difference is why Bến Cát increasingly attracts buyers who have been priced out of the southern cities but still want an urban-industrial location rather than remote land.

What does land cost in Tân Uyên now?

Tân Uyên currently sits in the middle of the Binh Duong price map, with a typical asking level around VND 14.5 million per m² and many small residential plots trading in the low-to-mid tens of millions.

Batdongsan.com.vn’s current series shows only a modest increase from roughly VND 13.9 million/m² a year earlier, or 4.3%. That makes Tân Uyên much calmer lately than Dĩ An or Bến Cát.

Recent market examples still vary enormously. A 100 m² residential-scale plot can appear around VND 20 million/m² or slightly above, while large mixed-use parcels fall toward VND 4–10 million/m². Fully residential land with good road access can remain above VND 20 million even when the parcel is much larger.

In Tân Uyên, land classification often moves the price more than parcel size. Two properties with similar locations can look cheap or expensive simply because one has full residential status and the other contains mostly agricultural land.

Tân Uyên type	Typical size	Rough current price/m²	What drives the difference
Small residential plot	80–150 m²	Roughly VND 15–25m	Buildability and local demand
Good road frontage	100–300 m²	Often VND 20m+	Commercial potential
Larger mixed parcel	500–3,000 m²	Roughly VND 4–12m	Lower residential allocation
Fully residential large site	1,000m²+	Can remain above VND 20m	Scarcer legal status

How cheap is northern Binh Duong land today?

Bàu Bàng, Phú Giáo and Dầu Tiếng are still where Binh Duong land becomes genuinely cheap, with many listings between roughly VND 1 million and VND 10 million per m².

The differences inside that range are huge. Bàu Bàng can move into the low teens for better residential or industrial-adjacent plots, while very large parcels containing little residential land can fall toward VND 1 million/m².

Phú Giáo shows the same pattern. Small residential sites around established centers cost several times more than agricultural land outside them. Dầu Tiếng goes further: very large garden or agricultural holdings can still appear below VND 1 million/m².

The lower price comes with a smaller pool of future buyers. Dĩ An has families, small developers, landlords and businesses competing for limited plots. A multi-thousand-square-metre agricultural parcel in Dầu Tiếng may appeal mainly to agricultural users and long-term land investors.

A low price per square metre becomes genuinely attractive only when the land also has something concrete going for it: residential allocation, useful road frontage, an operating industrial area nearby or a clear economic use.

Northern market	Broad current asking range	Where cheap land appears	Main trade-off
Bàu Bàng	Roughly VND 2–18m/m²	Large peripheral parcels	Distance and land mix
Phú Giáo	Roughly VND 1–21m/m²	Agricultural and mixed land	Lower liquidity
Dầu Tiếng	VND 1–11m/m²	Large agricultural holdings	Long distance from dense urban demand

Why can two Binh Duong plots a few streets apart have completely different prices?

In Binh Duong today, land-use status, road access and exact frontage can easily matter more than the district or ward name.

A clean 5 x 20 metre residential plot with its own certificate, car access and a regular rectangular shape is easy to understand and easy to resell. A nearby parcel can lose a large part of its value if it contains mostly agricultural land, sits inside a shared certificate, has awkward access or falls inside a planning reservation.

Road width creates another major gap. A plot directly on a busy commercial road can support shops, rental rooms or a small business. Move the same plot into a narrow alley and much of that commercial value disappears.

Parcel size also changes the price per square metre. A buyer might willingly pay VND 20 million/m² for a 75 m² lot because the total cost is VND 1.5 billion. At the same rate, a 2,000 m² parcel would cost VND 40 billion and face a dramatically smaller buyer pool.

We would compare Binh Duong land by exact use, road and plot size before comparing it by city.

Does residential land really cost that much more than agricultural land in Binh Duong?

Yes. Residential status creates some of the biggest price gaps in Binh Duong today, especially once we move north of the main urban belt.

A cheap listing can look extraordinary until we inspect the certificate. A 2,000–3,000 m² parcel may contain only 100 m² of residential land, with everything else classified for agricultural use. Its headline price per square metre then tells us very little about what a housebuilder would pay for fully residential land nearby.

Official land schedules also show the scale of that divide. In former northern Bình Dương areas, agricultural categories can be valued in the hundreds of thousands of đồng per square metre, while residential plots on established streets run into many millions.

Buyers sometimes assume that agricultural land can later be converted cheaply. That assumption can turn a cheap purchase into a bad one. Conversion depends on local planning, eligibility, available quotas and fees.

Whenever a Binh Duong parcel looks unusually inexpensive today, the first document we would inspect is the land-use certificate.

Are official Binh Duong land prices close to what buyers actually pay?

Official land prices now give a useful sense of the hierarchy between Binh Duong locations, but actual asking prices can still sit well above them.

Since the administrative merger, former Bình Dương areas fall under Ho Chi Minh City’s land-price system. The current schedule puts position-one residential land on selected prime Dĩ An roads around VND 40 million/m² or more, while major Thuận An corridors can exceed VND 30 million/m². Central Bến Cát roads sit much lower, often around the mid-teens or below.

That hierarchy broadly matches what we see in the market. Dĩ An is expensive, Thuận An follows, then central and northern markets become progressively cheaper.

The gap becomes much larger for exceptional plots. A commercially valuable corner or small prime urban lot can be advertised far above the state schedule because buyers are paying for scarcity, frontage and immediate development potential.

We would use the official table for taxes, state calculations and as a useful geographic benchmark. For an actual purchase decision, recent comparable properties on the same streets tell us much more.

Are Binh Duong land prices going up right now?

Yes, land prices are rising across the five main former Binh Duong cities, although Dĩ An and Bến Cát are currently moving much faster than Thuận An or Tân Uyên.

Batdongsan.com.vn’s latest comparable one-year series is unusually useful here because it applies the same methodology across all five markets. Dĩ An rose from VND 42.2 million/m² to VND 50.9 million/m², while Bến Cát moved from VND 9.8 million to VND 11.4 million.

Thủ Dầu Một increased from VND 26.7 million to VND 29.3 million. Thuận An edged from VND 30.6 million to VND 32 million, and Tân Uyên from VND 13.9 million to VND 14.5 million.

All five are positive. The interesting part is the size of the gap between them. Dĩ An’s 20.6% increase is almost five times Tân Uyên’s 4.3% rise. Bến Cát’s 16.3% increase also stands out.

We should still remember that these are listing-price series. They tell us sellers are asking more across the main urban markets, while completed transaction prices can move differently.

Former city	Earlier typical asking price	Latest typical asking price	One-year change
Dĩ An	VND 42.2m/m²	VND 50.9m/m²	+20.6%
Bến Cát	VND 9.8m/m²	VND 11.4m/m²	+16.3%
Thủ Dầu Một	VND 26.7m/m²	VND 29.3m/m²	+9.7%
Thuận An	VND 30.6m/m²	VND 32.0m/m²	+4.6%
Tân Uyên	VND 13.9m/m²	VND 14.5m/m²	+4.3%

Has becoming part of Ho Chi Minh City already pushed Binh Duong land prices higher?

The Ho Chi Minh City merger has clearly strengthened the story around former Binh Duong land, but the strongest price moves are still concentrated where buyers already had good reasons to want the land.

Dĩ An is the clearest example. The area already touched Ho Chi Minh City, already had heavy commuter flows and already benefited from the eastern metropolitan economy. Its current 20.6% rise therefore comes on top of genuine existing demand.

Bến Cát is interesting for a different reason. Its 16.3% increase comes from a far lower price base and coincides with continuing industrial and infrastructure development. The move is easier to explain through improving accessibility and employment than through the administrative merger alone.

Farther north, simply carrying a Ho Chi Minh City address does much less. A remote agricultural site in Dầu Tiếng remains physically remote. New administrative boundaries cannot create neighborhood density or commercial demand overnight.

We would expect the merger premium to remain strongest around Dĩ An, Thuận An, Thủ Dầu Một, Tân Uyên and the major transport corridors connecting them.

Is infrastructure making Binh Duong land more expensive?

Yes, transport is already shaping Binh Duong land prices, especially around corridors where projects are under construction or where connectivity is already useful.

The former province sits across several major metropolitan routes, including Quốc lộ 13, Mỹ Phước–Tân Vạn, Ring Road 3 and future Ring Road 4 connections. The Ho Chi Minh City–Thủ Dầu Một–Chơn Thành expressway corridor adds another important north-south axis.

These projects affect different areas differently. Dĩ An and Thuận An already benefit from mature metropolitan connectivity, which helps explain why land is expensive before any future project is completed. Bến Cát and Tân Uyên offer more room for transport improvements to change travel times and development patterns.

Bàu Bàng and parts of northern Bình Dương have more upside tied to future infrastructure, but also more execution risk. A road shown in planning documents can take years to change actual demand around a plot.

We would pay much more for connectivity people can use today than for a distant infrastructure promise embedded in a broker’s sales pitch.

Does Binh Duong’s industrial economy really support land prices?

Yes. Binh Duong’s huge industrial base gives land around real employment centers a much stronger demand floor than ordinary speculative outskirts.

Factories create everyday housing demand. Workers need rooms and apartments. Supervisors and managers need homes. Industrial parks attract suppliers, logistics companies, restaurants, shops and services. That demand has been one of the foundations of Bình Dương’s urban expansion for decades.

The effect is especially visible around Mỹ Phước in Bến Cát, the VSIP areas, Tân Uyên and the southern industrial belt. These locations can sustain residential and commercial land demand even when speculative enthusiasm cools.

A plot beside an operating industrial park with thousands of workers already passing nearby has an observable customer base. Land several kilometres from a proposed industrial zone requires much more faith in what might happen later.

That helps explain why Bến Cát can still command roughly VND 10–15 million/m² for ordinary residential plots even though buyers can find vastly cheaper land farther north.

How much land can VND 1 billion, VND 3 billion or VND 5 billion buy in Binh Duong?

A VND 1 billion budget barely enters the normal Dĩ An market today, while the same money can still buy a small residential plot around Bến Cát or a much larger parcel in northern Binh Duong.

At Dĩ An’s recent typical asking price of roughly VND 50.9 million/m², VND 1 billion mathematically buys only about 20 m². Real plots are larger, which explains why normal 60 m² listings are currently closer to VND 3.2–3.5 billion.

At Bến Cát’s VND 11.4 million/m² typical level, VND 1 billion corresponds to around 88 m². That lines up much more closely with the size of small plots buyers actually see around Mỹ Phước.

Move into Phú Giáo or Dầu Tiếng and the same budget can stretch into hundreds of square metres, particularly where much of the parcel is agricultural.

Budget	Dĩ An / Thuận An	Thủ Dầu Một	Bến Cát / Tân Uyên	Northern Binh Duong
VND 1bn	Usually too low for a normal Dĩ An plot	Very limited	Small entry-level plots possible	Hundreds of m² possible
VND 2bn	Some peripheral opportunities	Entry-level residential plots	Good selection of small plots	Large mixed parcel
VND 3–5bn	Normal small urban-plot budget	Broad residential choice	Larger plot or better frontage	Very large landholding possible
VND 10bn+	Prime or larger urban opportunities	Strong buying power	Commercial or large investment sites	Multi-thousand-m² parcels possible

Can buyers trust online Binh Duong land prices?

Online Binh Duong prices are good enough to map the market today, but they are too noisy to value one specific plot without checking close comparables.

The strength of portal data comes from repetition. When Dĩ An repeatedly shows prices around VND 40–60 million/m² and Bến Cát clusters closer to VND 10–15 million/m², the gap is too large and consistent to dismiss.

The weak point is the individual listing. Owners can ask too much, ads can be duplicated, cheaper properties may disappear faster, and some listings contain incomplete information about residential status or road access.

We would therefore use Batdongsan.com.vn and similar portals to establish a price band, then narrow the comparison to properties with the same ward, road type, plot size and legal status. Five close comparables usually tell us more about a specific plot than a province-wide average built from hundreds of unrelated properties.

Negotiation should follow the same logic. There is no credible fixed “Binh Duong discount.” A seller asking VND 34 million/m² when several comparable plots sit at VND 25–28 million has an obvious problem. A correctly priced small Dĩ An plot may have very little room at all.

How much does land in Binh Duong really cost now?

Binh Duong land today broadly costs VND 20–60 million per m² in the expensive southern urban belt, VND 7–30 million across much of the central industrial market, and VND 1–10 million in many northern areas.

Dĩ An sits at the top of the mainstream market. Its recent typical asking level is about VND 50.9 million/m², while individual prime plots can climb above VND 100 million. Thuận An follows at roughly VND 32 million/m² on the latest broad series.

Thủ Dầu Một currently averages closer to VND 29.3 million/m² but contains both very expensive central land and much cheaper peripheral sites. Tân Uyên sits around VND 14.5 million/m², while Bến Cát is near VND 11.4 million/m² and still gives buyers substantially more land for the same budget.

Bàu Bàng, Phú Giáo and Dầu Tiếng are a different price world. Buyers can find land around a few million đồng per square metre and sometimes below VND 1 million on large agricultural parcels. The trade-off is usually distance, land classification and a thinner resale market.

The current numbers also show that the gap is still widening in some places. Over the latest comparable year, Dĩ An asking prices rose 20.6% and Bến Cát 16.3%, against 4.6% in Thuận An and 4.3% in Tân Uyên.

So when someone says “land in Binh Duong costs VND 10 million per m²,” we still know almost nothing. Around Dĩ An, that price would immediately raise questions. Around Bến Cát, it can be entirely normal. In northern Bình Dương, it can even be expensive for the wrong agricultural parcel. Exact location, legal land use and road access remain the three things that determine whether the price makes sense.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Binh Duong. If you’d like to learn more about us, you can check our presentation page.