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If you are looking into real estate in Vietnam's Mekong Delta, understanding current housing prices in Can Tho is essential.
This blog post breaks down what properties actually cost in Can Tho in 2026, from entry-level apartments to luxury riverside villas.
We constantly update this article with the latest market data so you always have accurate numbers.
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 Can Tho.
Insights
- Can Tho property prices rose about 6% nominally in 2025, but only around 2.5% when you factor in inflation, showing steady rather than explosive growth in Vietnam's fourth-largest city.
- Around 40% of Can Tho listings are land plots, making this market very different from Ho Chi Minh City or Hanoi where apartments dominate the supply.
- Street-front shophouses in Ninh Kieu district can fetch over 150 million VND per square meter, while similar-sized plots in outer districts like Thot Not may cost less than 45 million VND per square meter.
- Closed sale prices in Can Tho typically fall about 7% below listing prices, with larger landed homes seeing discounts closer to 10% due to lower liquidity.
- A new-build property in Can Tho costs roughly 12% more than a comparable existing home, reflecting better amenities and clearer legal documentation.
- Over the past 10 years, Can Tho housing prices have increased approximately 90% nominally, or about 45% when adjusted for inflation.
- With $100,000 (around 2.55 billion VND), buyers can secure a small older apartment in Cai Rang or a modest townhouse in outer Binh Thuy district.
- Cai Khe ward in Ninh Kieu district remains the most expensive neighborhood, with premium villas reaching 35 billion VND or more along the riverfront.
- Apartments in Can Tho range from 22 to 38 million VND per square meter, significantly lower than Ho Chi Minh City prices for similar units.
What is the average housing price in Can Tho in 2026?
The median housing price gives a more accurate picture than the average because extreme values like luxury villas do not skew the number, making it more representative of what typical buyers actually pay in Can Tho.
We are writing this as of January 2026 using the latest data collected from authoritative sources like Batdongsan.com.vn and official government records, all manually verified by our team.
The median home price in Can Tho in 2026 is approximately 3.2 billion VND (around $125,000 or €106,000), while the average home price sits higher at about 4.6 billion VND (around $180,000 or €153,000). This gap exists because Can Tho's market is dominated by landed homes and villas, which pull the average upward.
About 80% of residential properties in Can Tho in 2026 fall within a price range of 1.5 billion to 8.5 billion VND (approximately $59,000 to $333,000 or €50,000 to €283,000).
A realistic entry-level budget in Can Tho starts around 900 million to 1.6 billion VND ($35,000 to $63,000 or €30,000 to €53,000), which can get you a small 30 to 40 square meter apartment in Cai Rang district with basic finishes.
Typical luxury properties in Can Tho in 2026 range from 25 billion to 70 billion VND ($980,000 to $2.75 million or €830,000 to €2.33 million), including large riverside villas and compounds in prime Ninh Kieu locations like Cai Khe or Con Khuong.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Can Tho.
Are Can Tho property listing prices close to the actual sale price in 2026?
In Can Tho in 2026, closed sale prices typically fall about 7% below listing prices, with typical discounts ranging from 5% to 10% depending on the property type.
This gap exists because negotiation is built into Vietnamese property culture, and sellers routinely add a bargaining buffer when listing. The discount tends to be larger for less liquid assets like big landed homes or plots in outer districts, where buyers have more leverage and fewer competing offers.
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What is the price per sq m or per sq ft for properties in Can Tho in 2026?
As of January 2026, the median apartment price in Can Tho is about 30 million VND per square meter ($1,176 per sqm or €998 per sqm), which translates to roughly 2.79 million VND per square foot ($109 per sqft or €93 per sqft). The average apartment price runs slightly higher at 31 million VND per square meter ($1,216 per sqm or €1,031 per sqm).
Street-front plots and shophouses in central Ninh Kieu district have the highest price per square meter in Can Tho (often exceeding 150 million VND per sqm) due to their commercial value, while larger plots in outer districts like Phong Dien or Thot Not have the lowest (around 18 to 45 million VND per sqm) because of distance and lower demand.
In 2026, the highest prices per square meter in Can Tho are found in Ninh Kieu wards like Cai Khe, An Hoa, and Xuan Khanh, where prime landed property can reach 160 to 180 million VND per sqm. The lowest prices appear in Thot Not and Phong Dien districts, where land often trades at 18 to 50 million VND per sqm.
How have property prices evolved in Can Tho?
Compared to January 2025, Can Tho property prices have increased by about 6% nominally, or roughly 2.5% in real terms after accounting for inflation. This growth came mainly from supply constraints, legal bottlenecks slowing new projects, and steady demand from end-users looking for smaller apartments and well-located townhouses.
Looking back 10 years to January 2016, Can Tho housing prices have risen approximately 90% nominally, or about 45% when adjusted for inflation. This long-term growth reflects Can Tho's development as the Mekong Delta's economic hub, with better infrastructure, more planned developments, and increased access to bank financing.
By the way, we've written a blog article detailing the latest updates on property price variations in Can Tho.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Can Tho.
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 do prices vary by housing type in Can Tho in 2026?
In Can Tho in 2026, land plots make up about 40% of listings, townhouses account for 30%, apartments represent 15%, shophouses 7%, villas 5%, and rental buildings 3%, reflecting Can Tho's character as a landed-property market unlike apartment-heavy cities like Ho Chi Minh City.
Average prices by property type in Can Tho as of January 2026 are as follows: apartments (60 to 70 sqm) average around 2 billion VND ($78,000 or €67,000), townhouses (80 to 120 sqm land) average 4.5 billion VND ($176,000 or €150,000), land plots (100 sqm, non-core) average 2.8 billion VND ($110,000 or €93,000), shophouses average 9.5 billion VND ($373,000 or €316,000), villas average 35 billion VND ($1.37 million or €1.16 million), and rental-room buildings average 6.5 billion VND ($255,000 or €216,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Can Tho?
- How much should you pay for a house in Can Tho?
- How much should you pay for lands in Can Tho?
How do property prices compare between existing and new homes in Can Tho in 2026?
New-build properties in Can Tho in 2026 cost approximately 12% more than comparable existing homes.
This premium exists because new developments offer better amenities, clearer legal documentation, and more efficient layouts, while older properties often require renovation and may have maintenance issues or less straightforward ownership paperwork.
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How do property prices vary by neighborhood in Can Tho in 2026?
Cai Khe ward in Ninh Kieu district is Can Tho's most prestigious residential area, featuring riverside villas and premium compounds. Property prices here range from 6 billion to 35 billion VND ($235,000 to $1.37 million or €200,000 to €1.16 million), driven by waterfront access, privacy, and proximity to the city center.
Hung Thanh ward in Cai Rang district attracts buyers looking for modern apartments and planned developments at more accessible prices. Homes here range from 1.5 billion to 10 billion VND ($59,000 to $392,000 or €50,000 to €333,000), appealing to young families and first-time buyers seeking newer construction.
Binh Thuy district offers good value with convenient airport access, making it popular among budget-conscious buyers. Prices range from 2 billion to 8 billion VND ($78,000 to $314,000 or €67,000 to €267,000), suitable for those willing to trade central location for more space and lower costs.
You will find a much more detailed analysis by areas in our property pack about Can Tho. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (VND / $) | Per sqm (VND / $) | Per sqft (VND / $) |
|---|---|---|---|---|
| Cai Khe (Ninh Kieu) | Riverfront / Premium | 6B - 35B / $235k - $1.37M | 70M - 160M / $2,745 - $6,275 | 6.5M - 14.9M / $255 - $584 |
| Xuan Khanh (Ninh Kieu) | Popular / Central | 4B - 15B / $157k - $588k | 60M - 140M / $2,353 - $5,490 | 5.6M - 13M / $219 - $510 |
| An Cu (Ninh Kieu) | Commute / Central | 3.5B - 12B / $137k - $471k | 55M - 120M / $2,157 - $4,706 | 5.1M - 11.1M / $200 - $437 |
| An Hoa (Ninh Kieu) | Central / Business | 4B - 20B / $157k - $784k | 60M - 180M / $2,353 - $7,059 | 5.6M - 16.7M / $219 - $656 |
| Hung Loi (Ninh Kieu) | Family / Central | 3B - 10B / $118k - $392k | 45M - 95M / $1,765 - $3,725 | 4.2M - 8.8M / $164 - $346 |
| Tan An (Ninh Kieu) | Commute / Mixed | 2.8B - 9B / $110k - $353k | 40M - 90M / $1,569 - $3,529 | 3.7M - 8.4M / $146 - $328 |
| Hung Thanh (Cai Rang) | New-build / Planned | 1.5B - 10B / $59k - $392k | 22M - 38M / $878 - $1,486 | 2M - 3.5M / $82 - $138 |
| Hung Phu (Cai Rang) | New-build / Commute | 2B - 12B / $78k - $471k | 35M - 110M / $1,373 - $4,314 | 3.3M - 10.2M / $128 - $401 |
| Binh Thuy (district core) | Airport Access / Mixed | 2B - 8B / $78k - $314k | 30M - 80M / $1,176 - $3,137 | 2.8M - 7.4M / $109 - $292 |
| Long Tuyen (Binh Thuy) | Quieter / Value | 1.8B - 6B / $71k - $235k | 25M - 60M / $980 - $2,353 | 2.3M - 5.6M / $91 - $219 |
| Phong Dien (district) | Lifestyle / Outer | 1.5B - 5B / $59k - $196k | 20M - 50M / $784 - $1,961 | 1.9M - 4.6M / $73 - $182 |
| Thot Not (district) | Budget / Outer | 1.2B - 4B / $47k - $157k | 18M - 45M / $706 - $1,765 | 1.7M - 4.2M / $66 - $164 |
How much more do you pay for properties in Can Tho when you include renovation work, taxes, and fees?
When buying property in Can Tho in 2026, expect to pay an additional 8% to 18% on top of the purchase price to cover registration fees, taxes, notary costs, and potential renovation work.
For a property around $200,000 (about 5.1 billion VND), you would typically add 400 million to 900 million VND ($16,000 to $35,000) for fees, light renovation, and furnishing. This brings your total investment to roughly 5.5 billion to 6 billion VND ($216,000 to $235,000).
For a property around $500,000 (about 12.75 billion VND), additional costs would range from 1 billion to 2.3 billion VND ($39,000 to $90,000), covering registration, potential income tax on transfer, and moderate renovation. Your total cost would be approximately 13.75 billion to 15 billion VND ($539,000 to $590,000).
For a property around $1,000,000 (about 25.5 billion VND), expect to add 2 billion to 4.5 billion VND ($78,000 to $176,000) for all fees, taxes, and renovation needs. This brings the total investment to around 27.5 billion to 30 billion VND ($1.08 million to $1.18 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Can Tho
| Expense | Category | Estimated Cost (VND / $) |
|---|---|---|
| Registration Fee | Tax/Fee | About 0.5% of the assessed value, typically 10 million to 250 million VND ($400 to $9,800). This fee is calculated based on the state-assessed property value, which is often lower than market price. |
| Personal Income Tax on Transfer | Tax/Fee | Usually 2% of the transfer value, commonly paid by the seller but often negotiated into the deal price. For a 5 billion VND property, this would be around 100 million VND ($3,900). |
| Notary and Land Registry | Process | Around 0.05% to 0.2% of value plus fixed admin charges, typically 5 million to 80 million VND ($200 to $3,100). More expensive properties and complex transactions cost more to process. |
| Light Renovation | Renovation | About 3 million to 7 million VND per square meter ($118 to $275 per sqm) for cosmetic updates like painting, flooring, and minor repairs. A 70 sqm apartment might need 210 million to 490 million VND ($8,200 to $19,200). |
| Major Renovation | Renovation | Around 8 million to 15 million VND per square meter ($314 to $588 per sqm) for kitchens, bathrooms, electrical, and structural work. A full townhouse renovation could run 800 million to 1.5 billion VND ($31,000 to $59,000). |
| Furniture Package | Optional | Between 80 million and 350 million VND ($3,100 to $13,700) depending on quality and completeness. Basic packages for apartments start lower, while full villa furnishing costs significantly more. |
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 properties can you buy in Can Tho in 2026 with different budgets?
With $100,000 (about 2.55 billion VND) in Can Tho in January 2026, you could buy a 65 to 70 square meter older apartment in Cai Rang district, a small townhouse (45 to 60 sqm land) in outer Binh Thuy needing light renovation, or a 100 square meter land plot in Phong Dien district.
With $200,000 (about 5.1 billion VND), you could purchase a modern 70 square meter apartment in Hung Thanh (Cai Rang) with good amenities, an existing townhouse with 80 to 100 sqm of land in Hung Loi (Ninh Kieu), or a small rental-room building in Binh Thuy district.
With $300,000 (about 7.65 billion VND), options include a townhouse with 90 to 120 sqm of land in Xuan Khanh (Ninh Kieu), a newer shophouse with 80 to 100 sqm in Hung Phu's planned zone, or a large 200 square meter land plot on a better street in Binh Thuy.
With $500,000 (about 12.75 billion VND), you could buy a prime townhouse with strong commercial potential in An Hoa or An Cu (Ninh Kieu), a high-end apartment or penthouse-style unit in central districts, or a shophouse in a top planned development in Cai Rang.
With $1,000,000 (about 25.5 billion VND), you could acquire a large existing villa in Cai Khe or riverfront Ninh Kieu, a prime street-front property in Ninh Kieu's core, or a multi-unit rental building in an excellent location.
With $2,000,000 (about 51 billion VND), the market becomes thin with few listings, but options include trophy villa compounds in Ninh Kieu's most prestigious pockets, large riverfront compounds with exceptional land and privacy, or rare prime commercial-residential frontage properties that are typically negotiated case by case.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Can Tho.
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 Can Tho, 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 |
|---|---|---|
| Batdongsan.com.vn (Can Tho Apartments) | Vietnam's largest mainstream property portal with standardized price-per-sqm data. | We used their January 2026 Can Tho apartment price range (22.4 to 37.9 million VND per sqm) as our primary city-specific benchmark. We also sampled individual listings to verify entry and typical price points. |
| Batdongsan.com.vn (Ninh Kieu Listings) | The same large portal showing real-time asking prices for Can Tho's premium neighborhoods. | We used example prices for street-facing homes and villas to anchor the luxury end of Can Tho's market. We then converted these values to USD and EUR for international comparison. |
| Can Tho People's Committee Land Price Table | Official government decision setting the local land price framework for administrative purposes. | We used this as a reality check to ensure market prices sit appropriately above administrative values in prime areas. We also referenced it when estimating tax and fee bases. |
| Vietnam National Statistics Office (CPI) | Vietnam's official statistics agency for consumer price index and inflation data. | We used CPI to calculate inflation-adjusted (real) price changes when comparing 2026 to one year ago. We kept our real-change estimates consistent with official inflation figures. |
| World Bank (Vietnam Inflation Series) | International organization with transparent, downloadable inflation time series based on IMF data. | We used this to anchor our 10-year inflation backdrop for long-term real price change estimates. We cross-checked it with Vietnam's NSO CPI for consistency. |
| European Central Bank (EUR/USD Rate) | Official ECB reference series widely used for Euro currency conversions. | We used the late December 2025 EUR/USD reference rate (1.1786) as our conversion anchor. We combined it with USD/VND to derive an implied EUR/VND rate of approximately 30,054. |
| Vietnam Investment Review (USD/VND Rate) | Quotes State Bank of Vietnam central rate and typical commercial bank rates. | We used the late December 2025 bank USD/VND range as our practical proxy for January 2026 conversions. We applied this FX rate consistently to every VND figure published. |
| Thu Vien Phap Luat (Registration Fee Decree) | Vietnam's legal database containing official government decrees and regulations. | We referenced Decree 10/2022 to determine registration fee rates (approximately 0.5% of assessed value). We used this to estimate buyer transaction costs accurately. |
| Minh Khue Law (Personal Income Tax) | Established Vietnamese law firm providing guidance on property transfer taxation. | We referenced their guidance on the 2% personal income tax rate for property transfers. We noted this is often negotiated between buyer and seller in practice. |
| Thu Vien Phap Luat (Notary Fee Guidelines) | Official legal database with current notary fee schedules for property transactions. | We used their notary fee guidelines to estimate processing costs (0.05% to 0.2% plus admin charges). We applied these rates when calculating total transaction costs. |
| General Statistics Office of Vietnam | Vietnam's primary government agency for national statistics and economic data. | We used their regional economic data to understand Can Tho's position as the Mekong Delta's economic hub. We referenced urbanization trends affecting long-term property values. |
| State Bank of Vietnam | Vietnam's central bank setting official exchange rates and monetary policy. | We used SBV's central rate as the foundation for our USD/VND conversion rate of 25,500. We cross-referenced this with commercial bank quotes for accuracy. |
| Cafeland.vn | Major Vietnamese real estate news portal with market analysis and official documents. | We accessed the official Can Tho land price table through their document archive. We used their market commentary to understand local price dynamics. |
| VnExpress (Real Estate Section) | Vietnam's most-read online newspaper with comprehensive property market coverage. | We monitored their real estate reporting for market trend confirmation. We used their coverage to validate price movement directions in Can Tho. |
| Thanh Nien News | Major Vietnamese daily newspaper with regular property market reporting. | We reviewed their Can Tho property coverage for local market insights. We used their reporting to understand buyer sentiment and demand patterns. |
| Nha Dat Can Tho | Local Can Tho property portal specializing in the Mekong Delta region. | We used this as a secondary source to verify price ranges from Batdongsan. We compared local listings to ensure our estimates reflected actual market conditions. |
| Ministry of Finance of Vietnam | Government ministry responsible for tax policy and financial regulations. | We referenced their guidance on property-related taxes and fees. We ensured our tax estimates aligned with current official regulations. |
| Can Tho City Government Portal | Official website of Can Tho's municipal government. | We reviewed official announcements on urban development and infrastructure projects. We used this to understand factors driving property values in different districts. |
| Savills Vietnam | International real estate consultancy with professional market research. | We referenced their quarterly market reports for price trend validation. We used their professional analysis to contextualize Can Tho within Vietnam's broader market. |
| JLL Vietnam | Global commercial real estate services firm with Vietnam market presence. | We consulted their market outlook reports for secondary city trends. We used their data to understand how Can Tho compares to other Vietnamese cities. |
| CBRE Vietnam | Leading commercial real estate services company with comprehensive market data. | We referenced their research on Mekong Delta property markets. We used their professional estimates to validate our price range assumptions. |
| Alonhadat.com.vn | Popular Vietnamese property listing site with wide coverage across regions. | We used this as an additional source to cross-check listing prices from Batdongsan. We compared prices across multiple platforms to ensure accuracy. |
| Homedy.com | Vietnamese real estate marketplace with detailed property listings. | We reviewed their Can Tho listings to verify price ranges for different property types. We used their data to ensure our estimates covered the full market spectrum. |
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