Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Get all the data you need about the real estate market in Can Tho
As of 2026, housing prices in Can Tho are still much lower than in Ho Chi Minh City, but the best areas are no longer cheap.
In this article, we explain the current housing prices in Can Tho, with simple numbers for apartments, houses, townhouses, villas and shophouses.
We constantly update this blog post so buyers can follow the Can Tho property market with fresh data.
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
- The average housing price in Can Tho in 2026 is about 3.9 billion VND, but the median is closer to 3.1 billion VND because luxury homes lift the average.
- A normal buyer in Can Tho in 2026 will usually shop between 1.35 billion VND and 8.8 billion VND, depending on area, title, size and flood exposure.
- Can Tho is still a landed-home market, not an apartment market, with townhouses and small houses making up most visible residential demand.
- Ninh Kieu remains the premium core of the Can Tho housing market, especially around Cai Khe, Tan An, Xuan Khanh and river-adjacent areas.
- Cai Rang is one of the most active growth areas in Can Tho, helped by new projects, better road access and the southern urban corridor.
- Listed prices in Can Tho usually sit 6% to 9% above likely sale prices, with larger discounts for older alley houses and big villas.
- New homes in Can Tho usually cost 15% to 25% more than similar existing homes, mostly because buyers pay for cleaner paperwork, newer utilities and easier financing.
- Flood risk matters in Can Tho property prices, so two homes with the same size can have very different values if drainage and road height differ.
- With $200,000 in Can Tho in 2026, a buyer can usually target a strong family home in An Khanh, Hung Phu, Hung Thanh or Binh Thuy.
What is the average housing price in Can Tho in 2026?
The median housing price in Can Tho is more useful than the average because it shows what a normal buyer is more likely to pay, while the average is pushed up by villas, river homes and central shophouses.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
As of June 2026, the median housing price in Can Tho is about 3.1 billion VND, which is about $123,000 or €107,000. The average housing price in Can Tho in 2026 is about 3.9 billion VND, which is about $155,000 or €134,000.
For about 80% of residential properties in Can Tho in 2026, a realistic price range is 1.35 billion VND to 8.8 billion VND, or about $54,000 to $350,000 and €47,000 to €303,000.
A realistic entry range in Can Tho in 2026 is 1.2 billion VND to 2.0 billion VND, or about $48,000 to $80,000 and €41,000 to €69,000, which can buy a resale 45 to 60 sq m apartment or a compact older house in Cai Rang, Binh Thuy or a non-prime Ninh Kieu alley.
A typical luxury property in Can Tho in 2026 usually costs 12 billion VND to 25 billion VND, or about $477,000 to $994,000 and €414,000 to €862,000, which can buy a villa, a large river-adjacent house or a premium home in Cai Khe, Con Khuong or central Ninh Kieu.
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 the Can Tho property market in 2026, we estimate that actual sale prices are usually 6% to 9% lower than listed prices, with a central estimate of about 7%.
This gap exists because Can Tho is less liquid than Hanoi or Ho Chi Minh City, so some sellers test the market with prices that are a little too high. The gap is usually smaller for apartments in known projects, and larger for older houses, alley homes, large villas and properties with unclear access, renovation needs or flood-risk questions.
Don't buy the wrong property, in the wrong area of Can Tho
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What is the price per sq m or per sq ft for properties in Can Tho in 2026?
As of 2026, the median housing price in Can Tho is about 42 million VND per sq m, or about $1,670 and €1,448 per sq m, which equals about 3.9 million VND per sq ft, or $155 and €135 per sq ft. The average housing price in Can Tho is about 52 million VND per sq m, or about $2,067 and €1,793 per sq m, which equals about 4.83 million VND per sq ft, or $192 and €166 per sq ft.
The highest price per sq m in Can Tho in 2026 is usually for small street-front townhouses, central shophouses and river-adjacent villas in Ninh Kieu, while the lowest price per sq m is usually for larger older homes in outer districts because land is less scarce and access is weaker.
The highest ranges are usually in Cai Khe, Tan An, Xuan Khanh, central Ninh Kieu and Con Khuong, often around 60 million VND to 120 million VND per sq m, and sometimes higher for rare street-front assets. The lowest mainstream ranges are more common in O Mon, Thot Not, outer Binh Thuy and outer Cai Rang, often around 18 million VND to 35 million VND per sq m.
How have property prices evolved in Can Tho?
Compared with one year ago, residential property prices in Can Tho in 2026 are up about 6.5% in nominal terms. The real increase is much smaller, close to 1%, because inflation, construction costs and utilities also increased.
Compared with two years ago, residential property prices in Can Tho are roughly 12% to 15% higher in nominal terms. This growth came from steady urban demand, higher replacement costs and stronger interest in Cai Rang and better-connected areas, rather than from a broad speculative boom.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Vietnam.
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.
Make a profitable investment in Can Tho
Better information leads to better decisions. Save time and money. Download our data.
How do prices vary by housing type in Can Tho in 2026?
In Can Tho in 2026, we estimate that townhouses and row houses make up about 38% of the active residential market, small detached homes about 22%, apartments about 18%, larger detached homes about 9%, shophouses about 8% and villas about 5%, because Can Tho is still built around landed family housing.
Apartments in Can Tho average around 1.9 billion VND, or $76,000 and €66,000, while small detached homes average around 2.6 billion VND, or $103,000 and €90,000. Townhouses average around 4.2 billion VND, or $167,000 and €145,000, larger detached homes around 5.2 billion VND, or $207,000 and €179,000, shophouses around 8.5 billion VND, or $338,000 and €293,000, and villas around 13.5 billion VND, or $537,000 and €465,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Can Tho in 2026?
In Can Tho in 2026, new or recently delivered homes usually cost about 15% to 25% more than comparable existing homes, with a central estimate around 20%.
This premium exists because buyers in Can Tho often pay more for newer buildings, clearer paperwork, better parking, easier bank financing, better utilities and less immediate renovation work.
Get to know the market before buying a property in Can Tho
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
How do property prices vary by neighborhood in Can Tho in 2026?
Ninh Kieu is the premium part of the Can Tho property market, with apartments, townhouses, shophouses and some villas in areas such as Cai Khe, Tan An and Xuan Khanh. As of 2026, normal residential prices in Ninh Kieu often range from 2.2 billion VND to 15 billion VND, or about $87,000 to $596,000 and €76,000 to €517,000, because the area is central, serviced and easier to rent or resell.
Cai Rang is a growth area in Can Tho, with apartments, newer townhouses, planned-community homes and residential shophouses around Hung Phu, Hung Thanh and Phu Thu. As of 2026, normal residential prices in Cai Rang often range from 1.8 billion VND to 9 billion VND, or about $72,000 to $358,000 and €62,000 to €310,000, because the area offers more new stock and better value than central Ninh Kieu.
Binh Thuy is often a family and airport-side value area, with detached houses, older low-rise homes and some larger plots in An Thoi, Tra Noc and Long Tuyen. As of 2026, normal residential prices in Binh Thuy often range from 1.6 billion VND to 7 billion VND, or about $64,000 to $278,000 and €55,000 to €241,000, because buyers get more space but less central convenience.
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:
| Area in Can Tho | Buyer profile | Typical home price | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Cai Khe, Ninh Kieu | Premium, river, expat | 5.5B to 15B VND $219k to $596k |
65M to 120M VND $2,585 to $4,771 |
6.0M to 11.2M VND $240 to $443 |
| Tan An, Ninh Kieu | Central, commercial | 4.5B to 12B VND $179k to $477k |
60M to 110M VND $2,386 to $4,373 |
5.6M to 10.2M VND $222 to $406 |
| Xuan Khanh, Ninh Kieu | Services, student, popular | 3.2B to 8B VND $127k to $318k |
48M to 85M VND $1,909 to $3,380 |
4.5M to 7.9M VND $177 to $314 |
| An Khanh, Ninh Kieu | Family, mid-upmarket | 3B to 7B VND $119k to $278k |
42M to 75M VND $1,670 to $2,982 |
3.9M to 7.0M VND $155 to $277 |
| An Hoa, Ninh Kieu | Family, central value | 2.5B to 6B VND $99k to $239k |
38M to 70M VND $1,511 to $2,783 |
3.5M to 6.5M VND $140 to $259 |
| Hung Loi, Ninh Kieu | Commute, value central | 2.2B to 5.5B VND $87k to $219k |
35M to 65M VND $1,392 to $2,585 |
3.3M to 6.0M VND $129 to $240 |
| Hung Phu, Cai Rang | Growth, new projects | 3B to 9B VND $119k to $358k |
40M to 80M VND $1,591 to $3,181 |
3.7M to 7.4M VND $148 to $295 |
| Hung Thanh, Cai Rang | Value, apartments, families | 2B to 6.5B VND $80k to $258k |
32M to 60M VND $1,272 to $2,386 |
3.0M to 5.6M VND $118 to $222 |
| Phu Thu, Cai Rang | Affordable growth | 1.8B to 5B VND $72k to $199k |
28M to 52M VND $1,113 to $2,067 |
2.6M to 4.8M VND $103 to $192 |
| An Thoi, Binh Thuy | Family, airport-side value | 1.8B to 4.8B VND $72k to $191k |
28M to 50M VND $1,113 to $1,988 |
2.6M to 4.6M VND $103 to $185 |
| Tra Noc, Binh Thuy | Industrial, commute | 1.6B to 4.5B VND $64k to $179k |
25M to 45M VND $994 to $1,789 |
2.3M to 4.2M VND $92 to $166 |
| Long Tuyen, Binh Thuy | Larger plots, quieter | 2B to 7B VND $80k to $278k |
22M to 45M VND $875 to $1,789 |
2.0M to 4.2M VND $81 to $166 |
How much more do you pay for properties in Can Tho when you include renovation work, taxes, and fees?
In Can Tho in 2026, a buyer should usually budget about 5% to 12% extra above the purchase price for a usable resale home, and about 15% to 30% extra if renovation is needed.
For a property bought around $200,000, or about 5.03 billion VND, a practical all-in budget in Can Tho is often around 5.5 billion VND to 5.8 billion VND, or about $219,000 to $231,000. This includes registration, notary work, legal checks, light repairs and possible furniture, but not a major structural renovation.
For a property bought around $500,000, or about 12.58 billion VND, a practical all-in budget in Can Tho is often around 13.8 billion VND to 15.2 billion VND, or about $549,000 to $604,000. At this level, the property may be a villa or premium townhouse, so inspection, repairs, waterproofing and furnishing can become much more important.
For a property bought around $1,000,000, or about 25.15 billion VND, a practical all-in budget in Can Tho is often around 27.5 billion VND to 31.5 billion VND, or about $1.09 million to $1.25 million. This is a top-end budget for Can Tho, so due diligence, negotiation and renovation planning matter more than simple tax costs.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Vietnam.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Can Tho
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Registration fee | Tax | Usually about 0.5% of the taxable value. On a 5 billion VND home, this is about 25 million VND, or about $1,000. |
| Notary and admin costs | Legal fees | Often around 0.1% to 0.5%, with caps depending on the transaction. For many Can Tho homes, buyers should expect a few million to a few tens of millions of VND. |
| Broker fee | Transaction | Often 0% to 2% for the buyer, because the seller may pay the agent. Still, the cost can be negotiated into the final price. |
| Apartment maintenance fund | Building reserve | For new apartments, this can be around 2% of the apartment price. On a 2 billion VND apartment, that is about 40 million VND, or about $1,600. |
| VAT on new property | Tax | New developer property can include VAT, sometimes up to 10% if not already included in the quoted price. Buyers should always ask whether the advertised price is VAT-inclusive. |
| Light renovation | Renovation | Usually around 3 million to 6 million VND per sq m, or about $119 to $239 per sq m. This is for repainting, small repairs, basic fixtures and light updates. |
| Full renovation | Renovation | Usually around 7 million to 12 million VND per sq m, or about $278 to $477 per sq m. This can include kitchens, bathrooms, plumbing, electricity and waterproofing. |
| Premium renovation | Renovation | Usually around 15 million to 25 million VND per sq m, or about $596 to $994 per sq m. This applies to higher-end villas, large homes or full modernization projects. |
| Furniture and appliances | Fit-out | Usually around 80 million to 350 million VND, or about $3,000 to $14,000. The range depends on the home size and whether the buyer wants basic or premium furniture. |
| Due diligence and legal support | Buyer protection | Often around 20 million to 80 million VND, or about $800 to $3,200. This can be money well spent for checking title, access, planning limits and foreign-buyer rules. |
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, or about 2.52 billion VND, there is a real Can Tho property market, but not for prime central homes: you can look for an existing 50 to 65 sq m apartment in Hung Thanh, a compact 45 to 60 sq m alley house in An Thoi, or a small older house in outer Hung Loi or An Binh.
With $200,000, or about 5.03 billion VND, Can Tho offers strong family-home options: you can look for a 75 to 95 sq m townhouse in An Khanh, a newer 80 to 100 sq m townhouse in Hung Phu or Hung Thanh, or a larger detached house in Binh Thuy.
With $300,000, or about 7.55 billion VND, Can Tho reaches upper-mid-market homes: you can target a large townhouse in Xuan Khanh, a residential shophouse in Hung Phu, or a renovated detached house around Cai Khe edge or An Khanh.
With $500,000, or about 12.58 billion VND, Can Tho enters the luxury segment: you can look for a villa in Cai Khe or Con Khuong, a large street-front townhouse in Tan An or Xuan Khanh, or a newer villa in Long Tuyen or Binh Thuy.
With $1,000,000, or about 25.15 billion VND, Can Tho gives access to top-tier local assets: you can target a premium villa in Con Khuong or Cai Khe, a prime central shophouse in Tan An, or a large river-adjacent house in Binh Thuy or Long Tuyen.
With $2,000,000, or about 50.3 billion VND, there is not a deep mass market in Can Tho, so this budget is mostly for rare trophy assets, such as a large riverfront villa, a small compound, several adjacent townhouses or a prime mixed-use property in central Ninh Kieu.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Vietnam.
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 used | Why this source matters | How we used it |
|---|---|---|
| National Statistics Office of Vietnam, CPI | This is Vietnam’s official statistics agency, so it is the best source for inflation and real-price adjustments. | We used it to adjust Can Tho price changes for inflation. We also used it to understand why housing, construction materials and utilities were important cost drivers in 2026. |
| National Statistics Office of Vietnam, homepage | This official source gives broader national economic context for Vietnam. | We used it to cross-check the CPI context and avoid using isolated inflation numbers. We treated national data as context, not as a direct Can Tho house-price index. |
| Can Tho Department of Agriculture and Environment land-price table | This is an official Can Tho government source for land-price schedules. | We used it to compare relative location values inside Can Tho. We did not treat official land prices as actual market prices, because market transactions often happen above administrative values. |
| Batdongsan Can Tho residential listings | Batdongsan is one of Vietnam’s largest real estate portals and has a large sample of Can Tho listings. | We used it to estimate asking-price bands and property-type ranges. We adjusted listing prices downward because asking prices are not always sale prices. |
| Batdongsan Can Tho house listings | This page focuses on houses, which are a major part of the Can Tho residential market. | We used it to understand landed-home pricing in Can Tho. We paid special attention to the wide price differences created by frontage, alley width and location. |
| Nhà Tốt Can Tho residential listings | Nhà Tốt is a major Vietnamese consumer property marketplace with many local listings. | We used it to cross-check Batdongsan and avoid relying on one portal only. We used it especially for normal buyer ranges rather than only premium projects. |
| Nhà Tốt Ninh Kieu listings | This source helps isolate the most central and most expensive part of the Can Tho market. | We used it to check Ninh Kieu asking-price bands and listing activity. We compared Ninh Kieu with Cai Rang and Binh Thuy to estimate neighborhood premiums. |
| World Bank Can Tho urban resilience reporting | The World Bank is a credible source for infrastructure, flood-risk and resilience projects. | We used it to explain why flood risk, drainage and safer urban growth matter for Can Tho property prices. We did not use it as a direct price dataset. |
| An Giang Provincial Portal expressway reporting | This is a government-linked source about a major infrastructure project affecting Can Tho. | We used it to explain why the Chau Doc, Can Tho and Soc Trang Expressway supports demand in connected areas. We treated the expressway as a demand catalyst, not as a price index. |
| Fexant State Bank of Vietnam exchange-rate data | The State Bank of Vietnam is the official monetary authority for VND exchange-rate context. | We used it for the June 2026 exchange-rate benchmark. We converted VND into USD with a rounded benchmark of about 25,151 VND per USD. |
| Vietcombank exchange-rate table | Vietcombank is a major state-linked commercial bank used for practical retail exchange-rate checks. | We used it to cross-check the USD and EUR conversion assumptions. We kept rounded conversions because retail buy and sell rates vary during the day. |
| Global Property Guide Vietnam residential market | This source aggregates Vietnam residential property trends and gives useful national-cycle context. | We used it to understand the wider Vietnam housing cycle. We did not apply Hanoi or Ho Chi Minh City growth rates directly to Can Tho. |
| Bamboo Routes Vietnam property taxes and fees | This source summarizes buyer-side property costs in Vietnam in a practical way. | We used it to estimate taxes, fees and buying-cost ranges. We separated mandatory costs from renovation, furnishing and due diligence costs. |
Get the full checklist for your due diligence in Can Tho
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts