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Everything you need to know before buying real estate is included in our Vietnam Property Pack
Binh Duong has become one of Vietnam's fastest-growing property markets, driven by industrial expansion and its position as a commuter hub just north of Ho Chi Minh City.
In this guide, we cover the current housing prices in Binh Duong in 2026, and we constantly update this blog post to give you the freshest information available.
Whether you're looking at condos in Di An or townhouses in Thu Dau Mot, understanding this market is essential before making any purchase decision.
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's the real estate market going in Binh Duong in 2026?
What's the average days-on-market in Binh Duong in 2026?
As of early 2026, condos in Binh Duong typically sell within 45 to 75 days when priced correctly, especially in high-demand areas like Di An and Thuan An near the Ho Chi Minh City border.
The realistic range for most residential listings in Binh Duong stretches from about 45 days for well-located apartments to 120 days or more for land plots in less connected areas like Bau Bang or Ben Cat.
This is notably faster than what sellers experienced in 2023 and early 2024, when credit tightening and market uncertainty pushed average selling times beyond 150 days for many property types in Binh Duong.
Are properties selling above or below asking in Binh Duong in 2026?
As of early 2026, most resale apartments in Binh Duong close at about 1% to 4% below the initial asking price, as buyers typically negotiate and sellers often list slightly optimistically.
We estimate roughly 20% to 30% of properties in high-demand pockets like Di An and Thuan An sell at or slightly above asking, while the remaining 70% to 80% close at or below asking, though this figure carries some uncertainty since Vietnam does not publish official sale-to-asking data.
Bidding wars and above-asking sales are most common for newer condos near AEON Mall in Thuan An, properties along National Highway 13 with good HCMC commuter access, and units close to major industrial parks like VSIP 1 and VSIP 2.
By the way, you will find much more detailed data in our property pack covering the real estate market in Binh Duong.
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 kinds of residential properties can I realistically buy in Binh Duong?
What property types dominate in Binh Duong right now?
In Binh Duong in 2026, condos make up roughly 55% to 60% of residential listings, followed by townhouses at about 25%, and land plots representing the remaining 15% to 20%.
Condos are by far the largest single property type in Binh Duong's market, especially in Di An and Thuan An where new high-rise developments have dominated new supply in recent years.
This condo dominance happened because Binh Duong evolved into an industrial and commuter hub, where workers, managers, and young families need affordable, move-in-ready homes near factories and transport links rather than large landed properties.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Binh Duong?
- How much should you pay for an apartment in Binh Duong?
- How much should you pay for lands in Binh Duong?
Are new builds widely available in Binh Duong right now?
New-build properties represent roughly 60% to 70% of all residential listings in Binh Duong in 2026, making them far more available here than in most Vietnamese provinces because developers have been aggressively launching projects to meet demand from the growing industrial workforce.
As of early 2026, the highest concentration of new-build developments in Binh Duong is found in Thuan An (especially around AEON Mall and the Binh Duong Boulevard corridor), Di An City (along National Highway 1K and near VSIP industrial parks), and Binh Duong New City in Thu Dau Mot where large planned townships continue to expand.
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Which neighborhoods are improving fastest in Binh Duong in 2026?
Which areas in Binh Duong are gentrifying in 2026?
As of early 2026, the clearest signs of gentrification in Binh Duong are visible in An Binh and Dong Hoa wards in Di An City, Vinh Phu and Binh Hoa wards in Thuan An City, and Chanh Nghia and Phu Loi wards in Thu Dau Mot City.
You can see it happening through the arrival of branded coffee chains like Highlands and Phuc Long, new Korean and Japanese restaurants catering to expat managers, modern supermarkets replacing traditional wet markets, and older low-rise shophouses being demolished to make way for high-rise condo projects.
In these gentrifying neighborhoods, property prices have appreciated by roughly 25% to 40% over the past two to three years, with some spots near new infrastructure like the Ring Road 3 interchanges seeing even stronger gains.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Binh Duong.
Where are infrastructure projects boosting demand in Binh Duong in 2026?
As of early 2026, the areas seeing the biggest infrastructure-driven demand boost in Binh Duong are the corridors along Ring Road 3 (impacting Di An and parts of Thuan An), the National Highway 13 expansion zone in Thuan An, and the My Phuoc-Tan Van connectivity spine that links industrial areas to residential zones.
The specific projects driving this demand include Ho Chi Minh City Ring Road 3 (scheduled to open before mid-2026), the widening of National Highway 13 to 60 meters, and the planned metro line extension connecting Ho Chi Minh City to Thu Dau Mot.
Ring Road 3 is expected to open to traffic before June 2026, while the National Highway 13 widening is ongoing with completion expected in phases through 2027, and the metro extension remains in planning stages with construction potentially starting in 2027 or 2028.
Properties near announced infrastructure projects in Binh Duong typically see 5% to 15% price bumps at announcement, with another 10% to 25% appreciation upon completion, though the exact impact depends heavily on how close the property sits to actual access points and interchanges.
We have made this infographic to give you a quick and clear snapshot of the property market in Vietnam. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What do locals and insiders say the market feels like in Binh Duong?
Do people think homes are overpriced in Binh Duong in 2026?
As of early 2026, the general sentiment among locals and market insiders in Binh Duong is mixed: many feel new-launch condo prices are getting expensive, but most still see value compared to Ho Chi Minh City, especially for commuters and industrial workers.
People who argue homes are overpriced in Binh Duong often point to the gap between new-launch prices (now reaching 50 to 60 million VND per square meter in Thuan An) and resale prices (often 25% lower), suggesting developers may be pricing ahead of real demand.
Those who believe prices are fair counter that Binh Duong apartments remain roughly 50% cheaper than similar units in Ho Chi Minh City proper, and that strong rental yields (around 4% to 5%) justify current valuations for investors.
Binh Duong's price-to-income ratio is stretched but better than Ho Chi Minh City and Hanoi, where affordability has become severely difficult, making Binh Duong one of the more accessible markets for middle-class Vietnamese buyers in the southern region.
What are common buyer mistakes people regret in Binh Duong right now?
The most frequently cited buyer mistake in Binh Duong is purchasing land plots ("dat nen") with unclear legal status or weak infrastructure commitments, which can leave buyers stuck with unbuildable land or lengthy disputes over titles.
The second most common regret is underestimating commute times to Ho Chi Minh City, since two condos just 5 kilometers apart can have completely different rush-hour realities depending on their access to National Highway 13, Ring Road 3, or the future metro line.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Binh Duong.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Binh Duong.
Get the full checklist for your due diligence in Binh Duong
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Binh Duong in 2026?
Do foreigners face extra challenges in Binh Duong right now?
Foreigners face a moderate level of difficulty buying property in Binh Duong compared to local buyers, mainly because of ownership caps, project eligibility requirements, and more complex paperwork that local Vietnamese buyers do not have to deal with.
The main legal restriction is that foreigners can own a maximum of 30% of apartments in any given condo building and up to 250 landed houses per ward, and the property must be in a project that has been approved for foreign ownership, which not all developments in Binh Duong are.
Practical challenges specific to Binh Duong include finding bilingual agents who understand both the legal framework and the industrial-focused submarkets, verifying which projects near VSIP or other industrial parks actually have foreign ownership quotas available, and navigating the mix of formal developer sales versus informal "deposit to reserve" arrangements that are common in this market.
We will tell you more in our blog article about foreigner property ownership in Binh Duong.
Do banks lend to foreigners in Binh Duong in 2026?
As of early 2026, mortgage financing is available to foreigners in Binh Duong, but it is significantly more restricted than for Vietnamese citizens, with international banks like HSBC and Standard Chartered being more accessible than local Vietnamese banks.
Foreign buyers in Binh Duong can typically expect loan-to-value ratios of 50% to 70% (compared to up to 80% for locals) and interest rates between 6% and 8% annually, which is slightly higher than the 5% to 7% rates Vietnamese citizens usually receive.
Banks require foreign applicants to provide valid residency documentation (work permit, temporary residence card, or similar), proof of stable income that can be verified in Vietnam, and often demand that the residence permit remains valid throughout the entire loan term, which adds complexity for expats on short-term contracts.
You can also read our latest update about mortgage and interest rates in Vietnam.
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.
How risky is buying in Binh Duong compared to other nearby markets?
Is Binh Duong more volatile than nearby places in 2026?
As of early 2026, Binh Duong shows moderately higher price volatility than central Ho Chi Minh City but similar volatility to other satellite markets like Dong Nai and Long An, because all three depend heavily on industrial investment cycles and infrastructure progress.
Over the past decade, Binh Duong has experienced dramatic swings, with apartment prices rising over 100% since 2015 during boom periods, but also seeing transaction volumes drop by 50% or more during credit crunches like 2022-2023, while central Ho Chi Minh City tends to move more gradually in both directions.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Binh Duong.
Is Binh Duong resilient during downturns historically?
Binh Duong has shown mixed resilience during past downturns: rental income held up reasonably well thanks to steady demand from industrial workers and expats, but speculative segments like land plots froze almost completely when credit tightened.
During the 2022-2023 credit crunch and bond market stress, transaction volumes in Binh Duong dropped by roughly 40% to 60%, with prices softening by 5% to 15% in some segments, and recovery took about 18 to 24 months as credit conditions gradually eased.
The property types that have historically held value best in Binh Duong during downturns are mid-range condos near major employers like VSIP industrial parks, apartments in Di An and Thuan An with strong rental demand, and completed projects with clear legal titles, while speculative land plots in outlying areas like Bau Bang suffered the steepest declines.
Get to know the market before you buy a property in Binh Duong
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How strong is rental demand behind the scenes in Binh Duong in 2026?
Is long-term rental demand growing in Binh Duong in 2026?
As of early 2026, long-term rental demand in Binh Duong is growing steadily, driven by continued industrial hiring and the arrival of more foreign professionals and Vietnamese workers moving to the province for jobs in manufacturing and logistics.
The main tenant demographics pushing long-term rental demand in Binh Duong are factory workers and technicians employed in the nearly 30 industrial parks, mid-level managers and engineers (both Vietnamese and foreign) at companies like Samsung, LEGO, and other multinationals, and young couples working in Ho Chi Minh City who prefer Binh Duong's lower rents and less congested environment.
The neighborhoods with the strongest long-term rental demand in Binh Duong right now are Thuan An (especially near AEON Mall and VSIP 1), Di An (near VSIP 2 and the HCMC border), and Binh Duong New City in Thu Dau Mot where modern apartments attract expat managers.
You might want to check our latest analysis about rental yields in Binh Duong.
Is short-term rental demand growing in Binh Duong in 2026?
Vietnam does not have strict nationwide short-term rental regulations like some Western countries, but local enforcement varies, and Binh Duong's market is naturally less suited to tourist-focused short-term rentals because it is an industrial province rather than a tourist destination.
As of early 2026, short-term rental demand in Binh Duong is growing modestly, driven more by business travelers and contractors on temporary assignments than by leisure tourists.
Occupancy rates for short-term rentals in Binh Duong are difficult to estimate precisely, but they likely average 50% to 65% annually, which is lower than tourist hotspots like Da Nang or Nha Trang because demand is concentrated during weekdays and business periods rather than year-round.
The guest demographics driving short-term rental demand in Binh Duong are mainly business travelers visiting industrial parks, contractors and consultants on project-based stays, and some domestic visitors attending events or conferences in the province.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Binh Duong.
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.
What are the realistic short-term and long-term projections for Binh Duong in 2026?
What's the 12-month outlook for demand in Binh Duong in 2026?
As of early 2026, the 12-month demand outlook for residential property in Binh Duong is positive, with steady-to-strong absorption expected for condos in Di An and Thuan An, supported by infrastructure milestones like Ring Road 3 opening around mid-2026.
The key factors most likely to influence demand in Binh Duong over the next 12 months are interest rate movements by the State Bank of Vietnam, continued foreign direct investment into industrial parks, and whether Ring Road 3 opens on schedule to boost connectivity and buyer confidence.
Most analysts forecast price growth of 5% to 15% for Binh Duong apartments over the next 12 months, with stronger gains in areas directly benefiting from new infrastructure and more modest growth in outlying districts like Bau Bang.
By the way, we also have an update regarding price forecasts in Vietnam.
What's the 3 to 5 year outlook for housing in Binh Duong in 2026?
As of early 2026, the 3 to 5 year outlook for housing in Binh Duong is structurally positive, with continued price appreciation expected as the province cements its role as a key industrial and commuter hub serving the greater Ho Chi Minh City region.
Major development projects expected to shape Binh Duong over the next 3 to 5 years include the completion of Ring Road 4, the potential metro line extension from Ho Chi Minh City to Thu Dau Mot, continued expansion of Binh Duong New City, and ongoing industrial park development by Becamex and foreign investors like CapitaLand.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Binh Duong is a significant slowdown in foreign direct investment into Vietnam's industrial sector, whether due to global trade tensions, shifts in manufacturing supply chains, or a broader economic downturn affecting multinational expansion plans.
Are demographics or other trends pushing prices up in Binh Duong in 2026?
As of early 2026, demographic trends are a significant driver of housing price growth in Binh Duong, with the province's population projected to reach over 4 million by 2030, creating sustained demand for residential property.
The specific demographic shifts most affecting prices in Binh Duong are the steady in-migration of workers to industrial zones (both domestic Vietnamese and foreign professionals), a growing young middle-class population forming households, and the presence of over 45,000 foreign experts from 65 countries who need housing near their workplaces.
Beyond demographics, key non-demographic trends pushing prices in Binh Duong include the "HCMC spillover" effect as buyers priced out of Ho Chi Minh City seek more affordable options, increased investor interest following the administrative merger with HCMC, and the appeal of newer developments with modern amenities that older HCMC stock cannot match.
These demographic and trend-driven price pressures in Binh Duong are expected to continue for at least the next 5 to 10 years, as long as Vietnam maintains its position as a manufacturing hub and industrial hiring continues to draw workers to the province.
What scenario would cause a downturn in Binh Duong in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Binh Duong would be a sharp credit tightening by the State Bank of Vietnam combined with renewed stress in the corporate bond market, which would quickly freeze transactions and hit speculative segments first.
Early warning signs that such a downturn is beginning in Binh Duong would include a sudden drop in absorption rates at new condo launches (below 50%), developers offering aggressive discounts of 15% or more, rising inventory of unsold units at projects in outlying areas like Bau Bang, and local banks becoming noticeably stricter on mortgage approvals.
Based on historical patterns, a potential downturn in Binh Duong could see prices soften by 10% to 20% in speculative segments like land plots, with transaction volumes dropping by 40% to 60%, though rental-focused condos near industrial parks would likely hold value better and recover within 18 to 24 months once credit conditions ease.
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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 |
|---|---|---|
| Vietnam General Statistics Office (GSO) | It's Vietnam's official statistics agency, so its inflation and cost-of-living data are the baseline for understanding rental and housing cost pressures. | We used it to anchor housing and utilities cost trends as a proxy for underlying rental demand in Binh Duong. We cross-checked it against broker commentary to make sure the story matches actual market conditions. |
| Cushman & Wakefield | It's a major global consultancy and its MarketBeat series is designed for comparability across markets with consistent methodology. | We used it to quantify Binh Duong condo launches and absorption rates, which are key momentum indicators. We used it to infer liquidity and estimate how quickly comparable resale stock might sell. |
| Savills Vietnam | It's a long-established global real estate consultancy with regular market briefs and deep local expertise in Vietnam. | We used it for cycle context on transactions, affordability, and supply that typically spills into Binh Duong from HCMC. We used it to keep our projections grounded rather than hype-driven. |
| CBRE Vietnam | It's one of the biggest global brokerages and publishes structured outlook reports with transparent methodologies. | We used it to benchmark base case assumptions on Vietnam's property cycle and lending conditions. We used it to avoid overfitting our analysis to a single data source. |
| Batdongsan.com.vn | It's one of Vietnam's largest property listing platforms, so it sees real-time buyer interest, pricing, and listing patterns firsthand. | We used it to understand where demand is concentrating inside Binh Duong across Di An, Thuan An, and Thu Dau Mot. We used it to support quantitative estimates where official days-on-market data is not published. |
| VnEconomy | It's a major national business outlet that clearly attributes timelines and project details to responsible government agencies. | We used it to cross-check the Ring Road 3 opening milestone and avoid relying on a single local article. We used it to estimate where price pressure is most likely to show up first near interchanges. |
| Becamex IDC Annual Report | Becamex is a core industrial and urban developer in Binh Duong, and its annual report is a formal, auditable disclosure of its activities. | We used it to map the industrial jobs to housing demand pipeline that's unusually strong in Binh Duong. We used it to identify where worker and expat housing demand tends to concentrate. |
| Fitch Ratings | It's a major credit ratings agency with transparent macro assumptions and credit commentary on Vietnam. | We used it for a conservative macro baseline for 2026 covering growth and credit impulse. We used it to define downside scenarios tied to credit tightening or financial market stress. |
| KPMG Vietnam | It's a top-tier professional services firm, and its legal alerts summarize enacted laws and effective dates with precision. | We used it to translate the new housing law changes into practical steps for what a foreign buyer can and cannot do. We used it as a cross-check against the law text and decree summaries. |
| Housing Law 27/2023/QH15 | It's a widely used Vietnamese legal database that publishes consolidated law text in English for reference. | We used it to confirm the legal basis for foreign ownership rights and constraints rather than relying only on commentary. We used it to keep the foreigner buying section concrete and accurate. |
| Vietstock | It's a mainstream financial news site and it attributes yield numbers to Batdongsan.com.vn data with clear sourcing. | We used it as a rental demand signal since yields rise when rents hold up relative to prices. We used it alongside CPI and rent inflation data to check plausibility of rental market strength. |
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