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
Buying residential land in Binh Duong as a foreigner can feel overwhelming, especially when you're trying to figure out real prices and avoid overpaying.
This guide breaks down everything you need to know about land costs, location factors, and hidden expenses in Binh Duong in 2026, all in plain language.
We constantly update this blog post to make sure you have the freshest data available.
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 does residential land usually cost in Binh Duong?
What is the average residential land price per sqm in Binh Duong in 2026?
As of early 2026, the average residential land price in Binh Duong's core urban belt (covering Dĩ An, Thuận An, and Thủ Dầu Một) sits at around 35 million VND per square meter, which works out to roughly $1,330 or €1,130 per sqm.
In Binh Duong, the realistic price range for residential land spans from about 8 million VND ($305 or €260) per sqm in more accessible urban areas to over 90 million VND ($3,425 or €2,900) per sqm in premium locations like central Dĩ An.
The single factor that most significantly drives land price differences in Binh Duong is proximity to Ho Chi Minh City, since areas like Dĩ An (which borders HCMC directly) command prices 3 to 5 times higher than outer districts due to commuting convenience and access to jobs.
Compared to neighboring regions, Binh Duong's land prices sit below HCMC (where prices can exceed 687 million VND per sqm downtown) but above more rural provinces like Tây Ninh or Long An, making Binh Duong a middle-ground option for buyers seeking HCMC proximity without HCMC prices.
By the way, we have much more granular data about property prices in our property pack about Binh Duong.
What is the cheapest price range for residential land in Binh Duong in 2026?
As of early 2026, the cheapest residential land in Binh Duong falls in the range of 3 to 8 million VND per sqm ($115 to $305 or €97 to €260), typically found in the province's more rural northern districts.
At the other end, premium residential land in Binh Duong can reach 120 to 150 million VND per sqm ($4,570 to $5,710 or €3,870 to €4,840), particularly on prime streets in Dĩ An City where asking prices have been observed up to 134 million VND per sqm.
The key trade-offs when buying cheap land in Binh Duong include much longer commute times to HCMC (often 60 to 90 minutes versus 20 to 30 minutes from Dĩ An), thinner liquidity if you want to resell, and potentially less developed infrastructure like unpaved roads or limited public services.
Buyers looking for the cheapest residential land options in Binh Duong should focus on districts like Dầu Tiếng, Phú Giáo, Bàu Bàng, and parts of Bắc Tân Uyên, which are all located away from the main HCMC-adjacent industrial corridor.
How much budget do I need to buy a buildable plot in Binh Duong in 2026?
As of early 2026, the minimum budget to purchase a standard buildable residential plot in Binh Duong starts at around 400 million VND ($15,200 or €12,900), but this will place you in the more remote outer districts like Dầu Tiếng or Phú Giáo.
This minimum budget would typically cover an 80 sqm plot in these affordable areas, which is enough for a modest Vietnamese townhouse-style home with a narrow frontage and deeper lot.
A realistic mid-range budget for a well-located buildable plot in Binh Duong's urban belt (Thuận An or non-premium parts of Dĩ An) would be around 2.8 to 3.5 billion VND ($106,600 to $133,250 or €90,300 to €112,900), giving you access to 80 sqm plots near jobs, services, and reasonable HCMC commutes.
You can also check here what kind of properties you could get with similar budgets in Binh Duong.
Are residential land prices rising or falling in Binh Duong in 2026?
As of early 2026, residential land prices in Binh Duong are mildly rising, with the HCMC-adjacent areas like Thuận An and Dĩ An seeing increases of roughly 6 to 8 percent year-over-year according to market tracking data.
Over the past five years, Binh Duong has seen a consistent upward trend in residential land prices, with some reports indicating that apartment prices in the province increased by around 30 percent since early 2023, and land prices have followed a similar trajectory.
The single biggest factor driving this price trend in Binh Duong is the July 2025 administrative merger that incorporated Binh Duong into the expanded Ho Chi Minh City, which has created renewed investor interest and expectations of better infrastructure connectivity.
Want to know more? You'll find our latest property market analysis about Binh Duong here.
Thinking of buying real estate in Binh Duong?
Acquiring property in a different country is a complex task. Don't fall into common traps – grab our guide and make better decisions.
How are residential land prices measured and compared in Binh Duong?
Are residential lands priced per sqm, acre, or hectare in Binh Duong?
In Binh Duong (and throughout Vietnam), residential land is priced per square meter (m²), with prices typically quoted in "triệu/m²" (millions of VND per sqm) in market conversations or "đồng/m²" in official government tables.
Foreign buyers accustomed to acres or hectares should know that 1 hectare equals 10,000 sqm and 1 acre equals approximately 4,047 sqm, so when you see a Binh Duong plot listed at 35 million VND/m², that translates to roughly 350 billion VND per hectare.
This square meter standard aligns with how land is measured in most of Asia and Europe, so buyers from the US (where acres are common) may need to adjust their mental calculations, but the metric system makes comparing plots straightforward once you get used to it.
What land size is considered normal for a house in Binh Duong?
The typical plot size for a standard single-family home in Binh Duong's urban areas is between 60 and 100 sqm, with common configurations like 4x15 meters, 5x16 meters, or 5x20 meters being popular for Vietnamese townhouse-style construction.
In Binh Duong, the realistic range of residential plot sizes covers 50 sqm (minimum for very compact urban lots) up to 150 sqm (for larger family homes or corner plots), though listings do show plots exceeding 1,000 sqm in some areas.
Local building regulations in Vietnam typically require a minimum plot width of 3 to 4 meters and a minimum area of 36 to 45 sqm depending on the specific location and zoning, but buyers should verify requirements with local authorities since rules can vary by ward.
How do urban and rural residential land prices differ in Binh Duong in 2026?
As of early 2026, urban residential land in Binh Duong (Dĩ An, Thuận An, Thủ Dầu Một) averages 25 to 90 million VND/sqm ($950 to $3,425 or €810 to €2,900), while rural districts like Dầu Tiếng and Phú Giáo sit at 3 to 8 million VND/sqm ($115 to $305 or €97 to €260), representing a 3x to 10x price gap.
Serviced land in Binh Duong (with road access, drainage, electricity, and water connections in place) typically commands a 20 to 60 percent premium over unserviced land in the same district, because the buyer avoids both cost and risk of infrastructure development.
The single infrastructure factor most responsible for this urban-rural price gap in Binh Duong is direct road connectivity to HCMC, particularly access to highways like the My Phuoc-Tan Van Expressway that can cut commute times dramatically and make daily work in HCMC practical.
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 location factors affect residential land prices in Binh Duong?
Which areas have the most expensive residential land in Binh Duong in 2026?
As of early 2026, the most expensive residential land in Binh Duong is found in Dĩ An City (wards like Đông Hòa, Tân Đông Hiệp, Tân Bình, and Bình An) at 50 to 134 million VND/sqm ($1,900 to $5,100 or €1,610 to €4,320), followed by central Thuận An (Lái Thiêu, Vĩnh Phú, Bình Chuẩn) at 40 to 74 million VND/sqm ($1,520 to $2,820 or €1,290 to €2,390), and prime streets in Thủ Dầu Một (like Bác Sĩ Yersin and Bạch Đằng) reaching up to 89.6 million VND/sqm ($3,410 or €2,890) under the new official price framework.
What these expensive Binh Duong areas share is not just proximity to HCMC, but direct access to industrial zones that employ hundreds of thousands of workers, creating constant rental demand that makes land here both a home purchase and an investment play.
Typical buyers of premium residential land in Binh Duong include Vietnamese families with dual incomes (one spouse working in HCMC, one locally), small investors building rental properties for factory workers, and increasingly, Vietnamese-foreign couples seeking legal pathways to hold land near HCMC.
Prices in these top Binh Duong areas are still rising in early 2026, buoyed by the administrative merger with HCMC and announcements of new metro lines connecting Binh Duong New City to Suoi Tien, though the pace of increase has moderated compared to the 2021-2023 surge.
Which areas offer the cheapest residential land in Binh Duong in 2026?
As of early 2026, the cheapest residential land in Binh Duong is found in Dầu Tiếng District at 3 to 5 million VND/sqm ($115 to $190 or €97 to €160), Phú Giáo District at 3 to 6 million VND/sqm ($115 to $230 or €97 to €195), and Bàu Bàng District at 4 to 7 million VND/sqm ($150 to $265 or €130 to €225), with parts of Bắc Tân Uyên also offering affordable options.
The common drawback these affordable Binh Duong areas share is distance from HCMC and industrial employment centers, meaning residents face 60 to 90 minute commutes, fewer public transport options, and less developed commercial and healthcare infrastructure.
Some of these cheaper areas, particularly Bàu Bàng and Bắc Tân Uyên, are showing early signs of future price appreciation as new industrial parks develop and infrastructure projects extend northward, though gains will likely be slower than in the established urban belt.
Are future infrastructure projects affecting land prices in Binh Duong in 2026?
As of early 2026, announced infrastructure projects are already lifting land prices in affected areas of Binh Duong by an estimated 10 to 25 percent, with the greatest impact seen along the planned metro line corridors and near Ring Road 3 connections.
The top infrastructure projects currently influencing Binh Duong land prices include the Binh Duong New City to Suoi Tien metro line (32 km, 19 stations, expected to break ground in 2027), the second metro line connecting Thủ Dầu Một to HCMC's Metro Line 3, and ongoing expressway improvements linking the province to Long Thanh International Airport.
In areas directly along the planned metro routes, particularly in Tân Uyên, Thủ Dầu Một, Thuận An, and Dĩ An (the four cities the metro will pass through), buyers have observed price expectations rising 15 to 30 percent since the project received formal approval in mid-2025.
Get fresh and reliable information about the market in Binh Duong
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How do people actually negotiate and judge prices in Binh Duong?
Do buyers usually negotiate residential land prices in Binh Duong?
In Binh Duong, buyers can typically negotiate 2 to 5 percent off the asking price for clean plots in high-demand areas like Dĩ An and Thuận An, while plots with drawbacks (odd shapes, narrow alley access, or unclear planning status) may see discounts of 5 to 12 percent.
Sellers in Binh Duong are most willing to negotiate when they face urgent liquidity needs (common around Lunar New Year or when bank loans come due), when a plot has been listed for several months without interest, or when there are minor title complications the seller wants to offload quickly.
To better negotiate, you need to understand how things are being done in this place. That's why we have built our our pack covering the property buying process in Binh Duong.
Do foreigners usually pay higher land prices in Binh Duong?
Foreigners in Binh Duong can end up paying a "friction premium" of roughly 5 to 15 percent more than locals, though this varies significantly based on how well-informed the buyer is and what legal structure they use to hold the property.
The main reason foreigners often pay more for land in Binh Duong is not discrimination but rather the information gap: without knowledge of micro-neighborhood pricing, recent comparable sales, and appropriate asking-price anchors, foreign buyers are easier to quote high prices to initially.
Using a local representative, Vietnamese spouse, or properly structured company can help foreigners access fairer prices in Binh Duong, but the structure itself introduces costs and complexities (legal fees, potential profit-sharing, trust risks) that should be factored into your total acquisition cost.
Now, you might want to read our updated list of common traps foreigners fall into when purchasing real estate in Binh Duong.
Are private sellers cheaper than developers in Binh Duong?
In Binh Duong, private sellers are often 10 to 25 percent cheaper than developers for comparable plots, because developers bundle infrastructure, legal clarity, and sometimes financing options into their pricing.
What developers in Binh Duong offer that may justify their higher prices is ready-to-build status with confirmed residential zoning, proper drainage and road access, and often master-planned communities with amenities, which removes the headache of coordinating infrastructure yourself.
The main risk when purchasing from private sellers in Binh Duong is encountering plots with incomplete documentation, disputed boundaries, or land that was informally subdivided without proper approval, which can create costly delays or even make the land unbuildable without expensive corrections.
How transparent are residential land transactions in Binh Duong?
Residential land transactions in Binh Duong have moderate transparency, meaning that while official records exist and can be verified, the process requires active effort rather than simple online lookups.
Official land registries in Vietnam (including Binh Duong) are maintained by local authorities and can be accessed to verify ownership through the "pink book" (Giấy chứng nhận), but final transaction prices are not publicly searchable like in some Western countries, so you rely on comparable deals and agent knowledge.
The most common transparency issue buyers should watch for in Binh Duong is under-declared transaction values, where sellers and buyers sometimes record a lower price on official documents to reduce transfer taxes, which can create legal complications for foreign buyers who need clean documentation.
The most essential due diligence step in Binh Duong is verifying the plot's "pink book" status with local land registration authorities, confirming that the land category matches residential use, and checking for any planning overlays or disputes by requesting an official planning certificate from the district People's Committee.
We cover everything there is to know about the land buying process in Binh Duong here.
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.
What extra costs should I budget beyond land price in Binh Duong?
What taxes apply when buying residential land in Binh Duong in 2026?
As of early 2026, buyers should expect to pay approximately 2.5 to 3 percent of the transfer value in taxes and mandatory fees when purchasing residential land in Binh Duong.
This total breaks down into Personal Income Tax (typically 2 percent of the declared transfer price, technically the seller's obligation but often negotiated), plus a registration fee (lệ phí trước bạ) of 0.5 percent when registering your land-use rights, which is clearly the buyer's responsibility.
After purchase, recurring annual land taxes in Vietnam are relatively low (non-agricultural land tax is minimal for residential plots), so the big money is concentrated in the transfer event rather than ongoing holding costs.
There are limited tax exemptions in Vietnam for first-time buyers or specific categories, and foreign buyers generally cannot access any special reductions, so you should budget for the full tax burden when planning your purchase.
Our our pack about real estate in Binh Duong will surely help you minimize these costs.
What are typical notary or legal fees for land purchases in Binh Duong?
Typical notary fees for a residential land purchase in Binh Duong range from 2 to 10 million VND ($75 to $380 or €65 to €320), depending on the declared transaction value, with the percentage-based fee typically falling between 0.05 and 0.10 percent plus small administrative charges.
Land registration costs (separate from notary fees) in Binh Duong typically run 1 to 5 million VND ($40 to $190 or €30 to €160), covering the administrative processing to update the land registry with your ownership, though complex cases requiring corrections or additional mapping may cost more.
In Binh Duong, notary fees follow a percentage-based bracket system (higher transaction values pay lower percentages) plus flat administrative fees for document preparation, authentication stamps, and archival, as set out in Circular 257/2016/TT-BTC.
How much does land maintenance cost before construction in Binh Duong?
Annual maintenance costs for an undeveloped residential plot in Binh Duong typically range from 10 to 40 million VND ($380 to $1,520 or €320 to €1,290) per year, depending on the plot's condition and whether you need security.
Specific maintenance tasks usually required before construction in Binh Duong include clearing overgrown vegetation (especially important during rainy season when growth is rapid), basic leveling, installing temporary fencing to mark boundaries, and potentially hiring a caretaker if the plot is far from your residence or in an area with squatting risks.
While there are no strict fines for neglecting land maintenance in Binh Duong, leaving a plot visibly abandoned can invite informal occupation or dumping, and local authorities may issue warnings about plots that become eyesores or safety hazards in residential areas.
Do permits and studies significantly increase total land cost in Binh Duong?
For a standard residential plot in Binh Duong that already has clean residential zoning, permits and required studies typically cost 10 to 30 million VND ($380 to $1,140 or €320 to €970), covering construction permit fees, boundary verification, and basic technical drawings.
These permit and study costs usually represent 0.5 to 2 percent of the land purchase price for typical Binh Duong transactions, a manageable addition, but costs can escalate dramatically if the land requires zoning changes or dispute resolution.
Mandatory permits before construction in Binh Duong include a construction permit (giấy phép xây dựng) from the district authority, which requires submitting approved architectural drawings, proof of land-use rights, and sometimes a fire safety assessment depending on the building size.
The permit and study process in Binh Duong typically takes 2 to 4 months for straightforward residential projects, but can extend to 6 to 12 months or longer if there are complications with land classification, boundary disputes, or if your plot sits in a planning adjustment zone.
Get to know the market before buying a property in Binh Duong
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
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 |
|---|---|---|
| Binh Duong Department of Natural Resources | The official provincial body publishing land price tables used for taxes and fees. | We used it to anchor official land values by location and land type. We also used it to explain why taxes can be based on prices that differ from market reality. |
| Batdongsan.com.vn | Vietnam's largest property portal with transparent price summaries from listings. | We used it as the primary market-facing indicator of current asking-price bands and typical plot sizes. We triangulated these ranges against official values to build realistic price estimates. |
| CBRE Vietnam | A major global real estate consultancy with established methodology. | We used it for broader market-cycle context affecting land sentiment. We cross-checked so our trend conclusions aren't based on listings alone. |
| Government Portal - Decree 10/2022 | The official publication portal for binding government decrees. | We used it to confirm the legal basis of registration fees. We used it to budget the must-pay closing cost most buyers face. |
| PwC Vietnam | A top global audit and tax advisory firm known for careful legal summaries. | We used it to cross-check how Land Law 2024 affects land pricing and foreign buyer structures. We kept the legal discussion grounded and accurate. |
| The Saigon Times | A respected Vietnamese business newspaper covering real estate developments. | We used it to track the new HCMC land price framework affecting former Binh Duong areas. We validated official price ceiling figures from their reporting. |
| Vietnam Ministry of Construction | The national ministry overseeing construction and real estate policy. | We used it to frame why land prices have been shifting under post-Land Law 2024 policies. We supported the trend discussion with official commentary. |
| The Investor | A leading English-language source for Vietnam business and infrastructure news. | We used it to track metro project announcements and infrastructure impact on land prices. We monitored their coverage of the HCMC-Binh Duong connectivity projects. |
| Freshfields | A top-tier international law firm with carefully sourced legal notes. | We used it to explain the shift toward new land pricing mechanics under Land Law 2024. We supported the policy-driven part of our trend analysis. |
| VTN & Partners | A specialist Vietnamese law firm interpreting enacted land statutes. | We used it as triangulation on how the law affects transparency and procedures. We reinforced practical cautions for foreign buyers. |
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.
Related blog posts