Get all the data you need about the real estate market in Da Nang
SUMMARY
Land in Da Nang generally costs around VND 30–70 million/m² for the established urban market today, with outer locations still available below VND 20–30 million/m² and good coastal land increasingly above VND 100 million/m².
The citywide number is less useful than it looks. Two plots only a few kilometres apart can differ by three to five times per square metre because frontage, alley width, beach access and what can actually be built on the site often matter more than the district name.
The strongest price divide is between ordinary residential land and land with commercial or tourism potential. Once a plot gains walkable beach access, a major-road position or river frontage, the price can jump by tens of millions of dong per square metre very quickly.
Hải Châu remains the scarcity market. A normal 80–100 m² central plot can already require roughly VND 7–15 billion, while genuinely prime commercial or river-oriented sites belong in a much higher price category.
Sơn Trà has crossed an important threshold: VND 100 million/m² is no longer unusual for good land near the coast. Recent 90 m² plots close to the beach have been advertised around VND 13 billion, or roughly VND 145 million/m².
Ngũ Hành Sơn is much harder to summarize because it contains several markets at once. Planned and secondary locations can sit around VND 30–60 million/m², while Mỹ An and stronger tourism corridors can move toward VND 80–170 million/m².
Hòa Xuân remains one of the clearer value alternatives. VND 2.5–4 billion can still reach a normal planned plot there, whereas the same money gets nowhere near a comparable beach-access site in Sơn Trà.
Sub-VND 2 billion land has not disappeared, but buyers are pushed toward outer Liên Chiểu, Hòa Hiệp Bắc and more peripheral areas. The low price usually buys distance, weaker commercial activity or a heavier dependence on future infrastructure.
Da Nang has recovered substantially from the 2022–2023 land downturn, but the rebound is uneven. Scarce central and coastal plots have recovered fastest, while generic subdivision land on the outskirts has not necessarily returned to its previous speculative highs.
The practical budget map is fairly clear: around VND 2 billion buys peripheral residential land, VND 3–6 billion reaches planned urban neighborhoods, VND 6–10 billion opens stronger inner-city options, and VND 10–15 billion starts to buy genuine beach access. Above that level, buyers are increasingly paying for scarcity rather than simply more land.
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How much does land cost in Da Nang now?
Land in Da Nang currently starts below VND 20 million/m² on the outer edges of the urban area, sits around VND 30–70 million/m² across many established residential areas, and regularly reaches VND 100–180 million/m² near the beach or in stronger central locations.
The latest citywide data from Batdongsan.com.vn gives a useful starting point. Its Da Nang land listings currently cluster around VND 48.7–86.1 million/m² overall, but that average hides enormous differences. Liên Chiểu listings span roughly VND 22–103 million/m², Ngũ Hành Sơn VND 32–401 million/m², Sơn Trà VND 72–414 million/m² and Hòa Vang VND 2–50 million/m².
Those are asking prices rather than completed transaction prices, and the extremes usually represent unusual parcels. Looking at individual listings gives a more realistic picture. Ordinary outer-city residential plots can still appear around VND 15–25 million/m². Planned southern neighborhoods often sit closer to VND 30–60 million/m². Good Mỹ An land can reach VND 70–100 million/m², while plots within walking distance of the Sơn Trà coastline are frequently advertised above VND 120 million/m².
For a buyer today, the following ranges are more useful than a single citywide average.
| Da Nang land segment | Rough current level | Approx. cost for 100 m² | Typical location |
|---|---|---|---|
| Outer urban land | VND 15–30m/m² | VND 1.5–3bn | Outer Liên Chiểu, fringe areas |
| Planned residential areas | VND 30–60m/m² | VND 3–6bn | Hòa Xuân, southern developments |
| Strong inner-city land | VND 60–120m/m² | VND 6–12bn | Mỹ An, central urban streets |
| Good coastal land | VND 100–180m/m² | VND 10–18bn | Sơn Trà, beach-access Ngũ Hành Sơn |
| Exceptional frontage | VND 180m+/m² | VND 18bn+ | Riverfront, beachfront, major commercial roads |
Why can two Da Nang land plots cost five times more per square metre?
Two Da Nang plots only a few kilometres apart can easily differ by three, four or five times in price because street frontage, beach access, alley width and development potential have an unusually large impact here.
Take Ngũ Hành Sơn. Recent listings around the same broad urban area have included a 143 m² alley plot at roughly VND 45 million/m², a 110 m² Mỹ An plot around VND 86 million/m², main-road land around VND 100 million/m² and a large multi-frontage site close to VND 170 million/m².
The current official land-price system also reflects this hierarchy. Da Nang separates urban residential land into five positions. Position 1 generally means direct street frontage. Lower positions cover progressively narrower alleys and less accessible plots. Distance from the main road can reduce the reference value further.
A buyer therefore needs to compare plots street by street. Even saying “Mỹ An costs VND 80 million/m²” is too broad if one property sits on a commercial road and another is buried inside a narrow residential lane.
There is another reason current statistics can be confusing. The enlarged Da Nang municipality now includes the former Quảng Nam province, so citywide administrative data can cover places as different as the old Da Nang urban core, Hội An and Tam Kỳ. When people search for “Da Nang land prices,” they are usually interested in the traditional coastal city and its immediate suburbs. That is the market we are analysing here.
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What do Da Nang’s official land prices tell us today?
Da Nang’s official land-price framework confirms just how expensive its best streets have become: top residential frontage reaches roughly VND 341 million/m² on Bạch Đằng.
The current system combines the city’s post-merger land-price framework with its 2026 adjustment coefficients under Decision 101/2026/QĐ-UBND.
At the top of the old urban core, the official Position 1 value on parts of Bạch Đằng reaches about VND 340.97 million/m². Prime Võ Nguyên Giáp reaches roughly VND 279.64 million/m², while sections of Nguyễn Văn Linh reach around VND 242.78 million/m².
These figures are useful because they show the internal ranking of Da Nang land. They should not be treated as proof that every nearby property can actually sell for those amounts. Market value still depends on recent comparable plots, frontage, shape, zoning and what a buyer can realistically build there.
| Road / area | Approx. official residential frontage value | Market position | What makes it expensive |
|---|---|---|---|
| Bạch Đằng | Up to ~VND 341m/m² | Top tier | Han River frontage, CBD |
| Võ Nguyên Giáp | Up to ~VND 280m/m² | Top tier | Beachfront, tourism |
| Nguyễn Văn Linh | Up to ~VND 243m/m² | Very high | Major CBD artery |
| Hoàng Sa | Around ~VND 158m/m² on stronger sections | High | Coastal frontage |
| Central Hoàng Diệu | Around ~VND 122m/m² on stronger sections | High | Established Hải Châu core |
How expensive is land in Hải Châu now?
Good Hải Châu land is currently a VND 7–15 billion purchase even for an ordinary residential-sized plot, while prime commercial and riverfront parcels can cost several times more.
Hải Châu remains the traditional centre of Da Nang. Recent asking prices around Bạch Đằng and Đảo Xanh show why the district-level numbers look so high. Larger parcels have appeared around VND 90 million/m², better river-oriented sites above VND 200 million/m² and prominent corner properties around VND 230 million/m².
Those examples sit toward the premium end. Smaller residential streets farther from the river can be significantly cheaper.
For someone looking for roughly 80–100 m² of usable central land today, VND 7–15 billion is a more sensible starting budget than the extreme values shown by property portals. Main-road frontage, Han River proximity and commercial potential can quickly push the price beyond that range.
Hải Châu also has relatively little room to manufacture new urban land. That scarcity helps explain why central plots remain expensive even when speculative land farther from the centre goes through weaker periods.
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Is Sơn Trà land really above VND 100 million/m² now?
Yes. For good Sơn Trà land close to the beach, VND 100 million/m² is already a normal price threshold rather than an exceptional one.
Current Batdongsan.com.vn listings in the former Sơn Trà district span roughly VND 72–414 million/m². The upper end is full of special properties, but recent individual listings make the beach premium easier to see.
Around Mân Thái, 90 m² plots approximately 100 metres from the coast have recently been advertised at roughly VND 13–13.1 billion. That works out at around VND 144–146 million/m². Another 88 m² plot on Tạ Mỹ Duật was offered around VND 125 million/m².
Move farther inland and prices can fall back toward VND 70–100 million/m². Better urban streets often sit around VND 100–130 million/m². Once a plot has easy beach access and enough frontage for a villa, hotel or serviced accommodation project, VND 130–160 million/m² becomes quite believable.
| Sơn Trà land type | Current rough level | Approx. cost for 90 m² | Typical use |
|---|---|---|---|
| Secondary inland street | VND 70–100m/m² | VND 6.3–9bn | Residential |
| Strong urban street | VND 100–130m/m² | VND 9–11.7bn | Residential / commercial |
| Near the beach | VND 130–160m/m² | VND 11.7–14.4bn | Villa / hospitality |
| Rare prime frontage | VND 160m+/m² | VND 14.4bn+ | Commercial / tourism |
How much does land cost in Ngũ Hành Sơn now?
Ngũ Hành Sơn currently gives buyers one of Da Nang’s widest price ranges: roughly VND 30–60 million/m² in planned or less central locations can become VND 80–170 million/m² around Mỹ An and the stronger beach corridors.
The latest Batdongsan.com.vn inventory spans approximately VND 32–401 million/m². Again, that upper figure is an extreme rather than a normal district price.
Nearby plots tell the story better. A 143 m² site in an alley off Ngũ Hành Sơn road has recently been marketed around VND 45 million/m². A 110 m² Mỹ An plot was closer to VND 86 million/m². Larger main-road parcels were around VND 100 million/m², and a three-frontage commercial site reached roughly VND 170 million/m².
Ngũ Hành Sơn therefore changes very quickly as we move toward Mỹ Khê, Mỹ An and major tourism streets. Buyers looking at FPT City, Hòa Hải or other planned districts can still find considerably lower entry prices.
The neighbourhood label alone tells us very little here. Road width and the ability to walk to the beach can be worth tens of millions of dong per square metre.
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Is Hòa Xuân still cheap compared with the rest of Da Nang?
Hòa Xuân is still relatively affordable for Da Nang, but the days when good planned plots looked genuinely cheap are largely gone.
Current market surveys put many Nam Hòa Xuân plots around VND 40–60 million/m² and expansion areas closer to VND 30–45 million/m². Typical individual plots frequently work out at roughly VND 2.5–4 billion. Around FPT City, VND 4–6 billion is increasingly common for better-positioned land.
That is still a huge discount to a VND 12–14 billion plot near the Sơn Trà beach, which explains why Hòa Xuân remains popular with buyers who want modern roads and urban infrastructure without paying coastal prices.
The comparison with the previous downturn is also revealing. During the weakest part of the 2022–2023 market, some Nam Hòa Xuân plots could be found around VND 2.8 billion and distressed sellers were accepting reductions of 20–40% in parts of Da Nang.
Much of that distressed stock has disappeared. Buyers can still enter Hòa Xuân for a few billion dong, but finding a desperate seller is considerably harder these days.
Can you still buy Da Nang land for less than VND 2 billion?
Yes. A budget below VND 2 billion can still buy residential land in parts of outer Liên Chiểu and the wider Da Nang fringe, although it will not buy a comparable plot anywhere near Mỹ Khê or central Hải Châu.
Recent listings in Hòa Hiệp Bắc provide concrete examples. Plots of roughly 90–110 m² have appeared around VND 1.4–1.7 billion, giving implied prices of approximately VND 14–18 million/m².
Liên Chiểu as a whole has much more expensive stock too. Current portal data spans roughly VND 22–103 million/m², while larger parcels close to Nguyễn Tất Thành beach have recently appeared around VND 40–45 million/m². Better coastal or multi-frontage land can move toward VND 80 million/m².
Recent public auctions show a similar hierarchy. Some residential parcels around Hải Vân and Liên Chiểu have started at roughly VND 10–19 million/m², while comparable auction starting prices in stronger Sơn Trà and Ngũ Hành Sơn locations have reached several times that amount.
Hòa Vang pushes the entry price lower again. Current advertised land there ranges from only a few million dong per square metre in the cheapest locations to around VND 50 million/m² in better positioned areas.
The cheapest plots usually come with a trade-off: longer travel times, weaker commercial activity, narrower access, uncertain timing of future infrastructure or land whose value depends heavily on further urbanisation.
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Are Da Nang land prices going up again?
Yes. Da Nang land prices have been moving up again, and the recovery has now lasted long enough to be more than a few optimistic seller listings.
Current Batdongsan.com.vn asking-price indicators show strong year-on-year increases across several parts of the old city. Sơn Trà is roughly 17% higher in its current series, Hòa Vang about 22% and Ngũ Hành Sơn around 29%. Some central datasets show even larger increases.
The comparison with the previous slump is pretty stark. DKRA reported only 218 newly supplied land plots being absorbed in the wider Da Nang market during 2023, down from 1,499 in 2022. Primary prices fell around 7–9% in some projects, while secondary-market reductions were around 8–10% during that year alone.
At the most distressed point, some sellers were cutting 20–40% from earlier expectations. Nam Hòa Xuân, FPT City and northwestern projects all produced deeply discounted stock.
That inventory became harder to find during the subsequent recovery. Prices started climbing first in established projects and better coastal locations, then gradually spread into other parts of the city.
We should still be careful with the 17–29% figures because they measure advertised prices, and sellers can raise their expectations faster than completed transactions move. The broader direction is hard to argue with now: Da Nang land has recovered substantially from its 2023 trough.
Are Da Nang land prices already back at their previous peak?
Some of Da Nang’s best locations are at or above old asking-price highs, while plenty of ordinary suburban land still has not reproduced the excesses of the previous boom.
Scarce plots in Mỹ An, coastal Sơn Trà and central Hải Châu have recovered much faster because there is limited replacement supply. Generic subdivision land on the outskirts depends much more heavily on investor demand.
That fits what we have seen during the rebound. Current asking-price indicators can be 20% or more above last year in several districts even though certain projects remain below their previous cycle highs.
The 2022–2023 correction was also too large to erase everywhere at the same speed. Distressed properties in some locations had fallen 20–40%, and weaker speculative projects saw even deeper losses.
So we would be particularly cautious with claims that “Da Nang has already returned to its peak.” That can be accurate for a specific street near the beach and completely wrong for a subdivision 15 kilometres away.
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How much extra are buyers paying to be near the Da Nang beach?
Beach access can easily add VND 50–100 million/m² to Da Nang land values, and in the strongest locations the premium is even larger.
Recent Sơn Trà listings make the gap unusually clear. Standard inland land can still appear around VND 70–100 million/m². Around 100 metres from the beach, comparable residential-sized plots have recently been advertised near VND 145 million/m².
Ngũ Hành Sơn shows the same pattern. An alley plot around Mỹ An can sit near VND 45 million/m², while strong main-road land moves beyond VND 100 million/m² and rare commercial frontage can approach VND 170 million/m².
The current official schedule points in the same direction. Prime Võ Nguyên Giáp frontage reaches roughly VND 280 million/m², while stronger sections of Hoàng Sa are around VND 158 million/m².
Buyers are effectively paying for several advantages at once: walking distance to the sea, tourist traffic, hotel or villa potential, scarce developable frontage and an easier resale story for wealthy domestic or foreign-facing demand.
That premium can disappear remarkably quickly as we move inland. A plot does not need to be many streets away before the price drops sharply.
What can VND 2 billion, VND 5 billion or VND 10 billion buy in Da Nang now?
VND 2 billion still buys real land in Da Nang today, VND 5 billion reaches good planned urban neighborhoods, and VND 10 billion finally gives buyers serious choices around Mỹ An and stronger parts of Sơn Trà.
Recent Hòa Hiệp Bắc listings show how far VND 2 billion can still go: roughly 90–110 m² for around VND 1.4–1.7 billion in some outer locations.
Move south and the budget climbs. Typical Hòa Xuân and Nam Hòa Xuân plots are often around VND 2.5–4 billion. Better FPT City options can sit around VND 4–6 billion.
Mỹ An is a different market. Even alley land can exceed VND 6 billion for a decent-sized plot, while better 100–110 m² sites can approach VND 9–10 billion. Near the Sơn Trà beach, roughly VND 12–14 billion is perfectly plausible for only 90 m².
Prime central, riverfront and commercial land then moves into another category entirely.
| Budget | What buyers can realistically target | Typical areas | Main compromise |
|---|---|---|---|
| VND 1.5–2bn | Basic 80–110 m² residential plot | Outer Liên Chiểu | Farther from centre |
| VND 2.5–4bn | Planned urban plot | Hòa Xuân / Nam Hòa Xuân | No coastal premium |
| VND 4–6bn | Better planned development | FPT area / Ngũ Hành Sơn fringe | Secondary location |
| VND 6–10bn | Mỹ An or stronger urban land | Ngũ Hành Sơn / parts of Sơn Trà | Alley or smaller frontage |
| VND 10–15bn | Good beach-access plot | Sơn Trà / coastal Ngũ Hành Sơn | High entry price |
| VND 20bn+ | Prime central or coastal frontage | Hải Châu / beach / riverfront | Scarcity premium |
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So how much should you actually expect to pay for land in Da Nang now?
For most buyers searching the established Da Nang urban market today, roughly VND 30–70 million/m² is the realistic middle ground; good central land moves toward VND 60–120 million/m², and serious coastal land increasingly starts around VND 100 million/m².
Below VND 30 million/m², we are mostly looking at outer Liên Chiểu, peripheral neighborhoods or land whose value depends more heavily on future development.
Between roughly VND 30 million and VND 60 million/m², buyers can still find credible planned residential land around Hòa Xuân, the FPT corridor and less central parts of Ngũ Hành Sơn.
Once we move beyond VND 60 million/m², locations become more established. Mỹ An, stronger urban roads and better-positioned inner neighborhoods start appearing.
Around VND 100–180 million/m², buyers are paying for scarce advantages: proximity to Mỹ Khê, strong Sơn Trà streets, tourism demand, commercial frontage or unusually good accessibility.
The best beachfront, riverfront and CBD sites can exceed VND 200 million/m², with the official schedule reaching roughly VND 341 million/m² on the strongest Bạch Đằng frontage.
Da Nang land has clearly become more expensive again after the sharp 2022–2023 correction. Current listing indicators show double-digit annual increases across several important districts, deeply discounted plots are harder to find, and the strongest coastal areas have recovered particularly quickly.
The price map is fairly clean. Around VND 20 million/m² buys location on the edge of the city. VND 40–60 million/m² buys respectable planned urban land. VND 80–120 million/m² gets us into stronger inner-city neighborhoods. Above VND 120 million/m², the price increasingly reflects beach access, commercial potential and genuine scarcity.
For someone asking simply “how much does land cost in Da Nang now?”, VND 30–70 million/m² is therefore the most useful broad answer. The moment the search moves toward Hải Châu, Mỹ An or the Sơn Trà coastline, that benchmark can double very quickly.
OUR METHODOLOGY
This analysis estimates what buyers should realistically expect to pay for land in Da Nang by comparing recent asking prices, individual plot comparables, official land-price references and evidence from the previous market downturn and subsequent recovery.
We use listing portals for what they are best at: showing the current range of seller expectations and giving us enough nearby properties to test whether a district-level number is actually representative. We do not treat asking prices as completed transaction prices, and unusually large parcels, exceptional frontage and extreme listings are not used as normal benchmarks.
Individual comparable plots are used to understand how quickly prices change within the same part of the city. This is particularly important in Sơn Trà and Ngũ Hành Sơn, where frontage, alley width, beach access and commercial potential can move the price by tens of millions of dong per square metre.
Official Da Nang land-price references are used as an independent check on the hierarchy between locations rather than as a substitute for market value. The official framework and the city’s 2026 adjustment coefficients help show why streets such as Bạch Đằng, Võ Nguyên Giáp and Nguyễn Văn Linh sit in a different category from ordinary residential roads.
For the market-cycle sections, we compare today’s pricing with DKRA’s evidence from the 2023 downturn, including the sharp fall in land absorption and the reductions recorded in primary and secondary prices. Current asking-price movements are treated as evidence of direction, but with less weight than a completed transaction would receive because sellers can change advertised prices faster than deals actually close.
We also keep the geographic comparison focused on the traditional Da Nang urban market and its immediate suburbs. That matters because the enlarged municipality now includes the former Quảng Nam province, so broad administrative statistics can otherwise mix the old Da Nang core with very different markets such as Hội An and Tam Kỳ.
Key sources used for this analysis include the official Da Nang city portal on the post-merger administrative scope, the Da Nang City Portal on Decision 101/2026/QĐ-UBND and the 2026 land-price adjustment coefficients, the National Legal Database for Da Nang’s transitional land-price framework, and DKRA’s original 2023 Da Nang residential real-estate market report.
Current market evidence comes mainly from Batdongsan.com.vn, including Sơn Trà asking-price inventory, Ngũ Hành Sơn inventory, the 90 m² Mân Thái near-beach comparable, the Tạ Mỹ Duật comparable, Ngũ Hành Sơn road comparables, the 110 m² Mỹ An comparable, Hòa Hiệp Bắc inventory, Hòa Xuân inventory, FPT City inventory, and Bạch Đằng and river-oriented asking-price evidence.
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