Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Everything you need to know before buying real estate is included in our Vietnam Property Pack
Hai Phong is one of Vietnam's fastest-growing cities, and its property market is getting a lot of attention from buyers wondering if now is the right moment to jump in.
In this article, we break down the current housing prices in Hai Phong and give you the data you need to make an informed decision.
We constantly update this blog post to reflect the latest market conditions and infrastructure developments in Hai Phong.
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 Hai Phong.
So, is now a good time?
As of early 2026, buying property in Hai Phong is a "rather yes" because the city has confirmed infrastructure momentum and sustained industrial demand that supports long-term housing values.
The strongest signal is that major projects like the Cat Bi Airport Terminal T2 and Lach Huyen port expansion have moved from planning to actual construction, creating real job growth and connectivity improvements.
Another strong signal is that Hai Phong's price levels remain more affordable than Hanoi and Ho Chi Minh City while still benefiting from Vietnam's overall economic resilience confirmed by the World Bank and IMF.
Supporting signals include stable mortgage rates from the State Bank of Vietnam, the city's ambitious master plan through 2030, and a growing renter pool from FDI employers and logistics companies.
The best investment strategies in Hai Phong focus on mainstream apartments or landed homes in central districts like Ngo Quyen, Le Chan, or Hai An, which are easy to rent and resell, while treating Thuy Nguyen as a higher-risk, longer-term play.
This is not financial or investment advice, we do not know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Hai Phong, or should I wait as of 2026?
Do real estate prices look too high in Hai Phong as of 2026?
As of early 2026, property prices in Hai Phong look "high-ish but explainable" rather than obviously overvalued, with apartments averaging around VND 50 to 55 million per square meter and landed properties around VND 55 to 65 million per square meter in sought-after areas.
One clear signal that prices are stretched but not absurd is that time-on-market for well-located properties in central districts like Ngo Quyen and Le Chan remains relatively short, meaning buyers are still willing to pay current asking prices for good locations.
Another supporting signal is that unlike purely speculative markets, Hai Phong's price growth is being pulled up by real economic drivers like port expansion and industrial employment, which gives the pricing some fundamental backing.
You can also read our latest update regarding the housing prices in Hai Phong.
Does a property price drop look likely in Hai Phong as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Hai Phong over the next 12 months is low, unless Vietnam experiences a major credit accident or unexpected policy shock.
The plausible price change range for Hai Phong properties over the next year is roughly flat to slightly positive (0% to 8% gains), with a downside scenario of mild dips (around negative 5%) mainly in overpriced peripheral land plots and cookie-cutter townhouses far from employment centers.
The single most important macro factor that could increase the odds of a price drop in Hai Phong is a sudden tightening of credit conditions by the State Bank of Vietnam, which would directly reduce buyer purchasing power and slow transaction volumes.
However, this factor is unlikely to happen soon because the State Bank of Vietnam has communicated a direction of stabilizing and reducing lending rates to support economic growth, and the IMF's assessment frames risks as manageable rather than imminent.
Finally, please note that we cover the price trends for next year in our pack about the property market in Hai Phong.
Could property prices jump again in Hai Phong as of 2026?
As of early 2026, the likelihood of a renewed price surge in Hai Phong within the next 12 months is medium to high, particularly in neighborhoods directly connected to new infrastructure like the airport corridor and port zones.
The plausible upside price change range for Hai Phong over the next year is around 5% to 12%, with the higher end possible in areas like Hai An district near Cat Bi Airport and coastal zones tied to Lach Huyen port expansion.
The single biggest demand-side trigger that could drive prices to jump again in Hai Phong is the completion of key infrastructure milestones, especially the rail link reaching Haiphong that shrinks travel time to Hanoi and makes the city more attractive to commuters and investors.
Please also note that we regularly publish and update real estate price forecasts for Hai Phong here.
Are we in a buyer or a seller market in Hai Phong as of 2026?
As of early 2026, Hai Phong is a balanced-to-seller-leaning market in the best-connected areas like Ngo Quyen and Le Chan, while more peripheral zones like parts of Duong Kinh and Kien An offer more buyer-friendly conditions.
The estimated months-of-inventory in Hai Phong's central districts sits around 4 to 6 months for well-priced properties, which typically means sellers have moderate leverage because buyers cannot easily wait for better options in prime locations.
The share of listings with price reductions in Hai Phong is higher in new development zones with many similar units, but remains relatively low in established central areas, suggesting sellers in core districts still have negotiating power.
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.
Are homes overpriced, or fairly priced in Hai Phong as of 2026?
Are homes overpriced versus rents or versus incomes in Hai Phong as of 2026?
As of early 2026, homes in Hai Phong are mildly overpriced versus incomes but roughly fair versus rents, meaning affordability is stretched for average earners but investment math can still work for landlords targeting the right tenant pools.
The estimated price-to-rent ratio in Hai Phong implies gross rental yields around 3% to 5%, which is typical for Vietnamese cities and suggests properties are not wildly overpriced relative to what they can earn in rent.
The estimated price-to-income multiple in Hai Phong is around 11 to 15 times annual household income for a typical 2-bedroom apartment costing VND 3.5 to 3.9 billion, which is stretched but manageable for dual-income skilled households in this industrial city.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Hai Phong.
Are home prices above the long-term average in Hai Phong as of 2026?
As of early 2026, home prices in Hai Phong are likely above the city's long-term historical average, but this reflects a genuine structural transformation from "industrial port city" to "modern logistics and urban growth hub" rather than pure speculation.
The estimated recent 12-month price change in Hai Phong is around 8% to 12% for well-located properties, which is faster than pre-pandemic averages but supported by confirmed infrastructure investments and FDI inflows.
When adjusting for inflation using GSO data, real prices in Hai Phong are elevated compared to five years ago, but they have not reached the frothy peaks seen in some Hanoi and Ho Chi Minh City submarkets during previous cycles.
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What local changes could move prices in Hai Phong as of 2026?
Are big infrastructure projects coming to Hai Phong as of 2026?
As of early 2026, the single biggest planned infrastructure project likely to impact Hai Phong property prices is the Cat Bi International Airport Terminal T2 expansion, which broke ground in August 2025 and will significantly boost connectivity and desirability in the Hai An district corridor.
The estimated timeline for Cat Bi T2 is construction through 2027-2028, with the Lach Huyen port expansion and the rail link to Hanoi (targeting completion by 2030) adding further demand catalysts over the medium term.
For the latest updates on the local projects, you can read our property market analysis about Hai Phong here.
Are zoning or building rules changing in Hai Phong as of 2026?
The single most important rule change affecting Hai Phong is Vietnam's updated Land Law and real estate regulatory framework that took effect in 2025, which changes how land pricing is calculated and how development projects move from approval to market.
As of early 2026, the estimated net effect of these rule changes on Hai Phong prices is uncertain but likely to cause short-term friction in new supply while potentially unlocking more projects over the medium term, which could either cool or sustain prices depending on implementation speed.
The areas most affected by these rule changes in Hai Phong are expansion zones like Thuy Nguyen and new urban development corridors where land pricing frameworks and project approvals directly determine what gets built and when.
Are foreign-buyer or mortgage rules changing in Hai Phong as of 2026?
As of early 2026, mortgage conditions are the bigger swing factor for Hai Phong property prices, with the State Bank of Vietnam signaling continued support for growth through stable or declining interest rates, which helps buyer affordability.
No major new foreign-buyer restrictions are being actively considered for Hai Phong specifically, though the 2025 legal reforms focus more on market transparency and standardized processes rather than opening or closing foreign ownership further.
The most likely mortgage-related change to watch is any adjustment to bank lending quotas for real estate, which the central bank monitors closely to balance growth support against asset-bubble concerns.
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.
Will it be easy to find tenants in Hai Phong as of 2026?
Is the renter pool growing faster than new supply in Hai Phong as of 2026?
As of early 2026, renter demand in Hai Phong is growing faster than new rental supply in the best employment-linked areas, particularly near industrial parks and the port and airport corridors where FDI employers keep adding jobs.
The clearest signal of renter demand growth in Hai Phong is the continued expansion of industrial parks and logistics operations, which bring both domestic skilled workers and expatriate managers who need housing near their workplaces.
New apartment completions and rental listings are also increasing in Hai Phong, but supply tends to concentrate in specific new urban projects, meaning the best-located existing stock in districts like Ngo Quyen, Le Chan, and Hai An still faces undersupply relative to tenant demand.
Are days-on-market for rentals falling in Hai Phong as of 2026?
As of early 2026, days-on-market for rentals in Hai Phong is falling in the core districts with good transport links, while units in newer developments further from employment centers take longer to fill.
The estimated difference in rental absorption time is significant: a well-priced apartment in Ngo Quyen or Hai An might rent within 2 to 4 weeks, while a similar unit in a less convenient part of Thuy Nguyen could sit for 6 to 10 weeks or longer.
One common reason days-on-market falls in Hai Phong is undersupply of modern, well-managed apartments near industrial zones, where tenant demand from factory managers and logistics professionals consistently outpaces quality rental stock.
Are vacancies dropping in the best areas of Hai Phong as of 2026?
As of early 2026, vacancy rates in the best-performing rental areas of Hai Phong, including Ngo Quyen (especially the Lach Tray area), Le Chan (Cau Rao and Vinh Niem), and Hai An (near Cat Bi), appear to be stable or slightly dropping for well-maintained properties at realistic rents.
The estimated vacancy rate in these prime areas runs lower than the citywide average because they offer the best combination of commute convenience, amenities, and access to employment nodes that tenants prioritize.
One practical sign that "best areas" in Hai Phong are tightening first is that landlords in Ngo Quyen and Hai An report receiving multiple tenant inquiries within days of listing, while peripheral areas require active marketing and price adjustments to attract interest.
By the way, we've written a blog article detailing what are the current rent levels in Hai Phong.
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Am I buying into a tightening market in Hai Phong as of 2026?
Is for-sale inventory shrinking in Hai Phong as of 2026?
As of early 2026, for-sale inventory in Hai Phong is not shrinking uniformly, but some micro-markets in central districts feel tighter than the city overall because demand concentrates in the most convenient locations while new projects add supply elsewhere.
We estimate that months-of-supply in Hai Phong's prime areas like Ngo Quyen and Le Chan hovers around 4 to 6 months for desirable properties, which is closer to a balanced market than the tighter conditions seen in major metros like Hanoi.
One reason certain inventory feels tight in Hai Phong is that infrastructure improvements (airport, port, rail) create location-specific demand spikes that absorb good listings faster than new supply can be delivered in those exact spots.
Are homes selling faster in Hai Phong as of 2026?
As of early 2026, homes in Hai Phong's core districts are selling at a steady pace, with well-priced apartments and landed homes in areas like Ngo Quyen, Le Chan, and Hai An typically finding buyers within 4 to 8 weeks when priced realistically.
Year-over-year, the estimated median days-on-market in Hai Phong has remained stable or slightly improved for quality properties in good locations, while overpriced listings and peripheral inventory take longer to move.
Are new listings slowing down in Hai Phong as of 2026?
As of early 2026, new for-sale listings in Hai Phong are not structurally slowing down because policy and planning are oriented toward unlocking and organizing supply rather than restricting it, though the 2025 land law reforms may cause some short-term procedural friction.
The seasonal pattern for new listings in Hai Phong typically sees slower activity around Tet (Vietnamese New Year) and a pickup afterward, which is normal for Vietnamese property markets and does not indicate unusual supply constraints.
Is new construction failing to keep up in Hai Phong as of 2026?
As of early 2026, new construction in Hai Phong is active but tends to "fail to keep up" in the most desirable locations because demand concentrates around infrastructure nodes faster than developers can deliver completed units in those exact spots.
The estimated recent trend in permits and completions shows meaningful project pipelines in expansion areas like Thuy Nguyen and along new urban corridors, but central districts have less available land and therefore slower new supply growth.
The single biggest bottleneck limiting new construction in prime Hai Phong locations is land availability and project approval timing, particularly as developers navigate the updated land pricing and regulatory frameworks that took effect in 2025.
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.
Will it be easy to sell later in Hai Phong as of 2026?
Is resale liquidity strong enough in Hai Phong as of 2026?
As of early 2026, resale liquidity in Hai Phong is reasonably strong for mainstream properties in central districts, meaning a well-priced apartment or landed home in Ngo Quyen, Le Chan, or Hai An should find buyers within a normal timeframe if priced realistically.
The estimated median days-on-market for resale homes in Hai Phong's best areas is around 6 to 10 weeks, which is within healthy liquidity benchmarks for a secondary Vietnamese city with active end-user demand.
The property characteristic that most improves resale liquidity in Hai Phong is location near employment and transport nodes, specifically central districts with good access to industrial parks, the airport corridor, or established amenities.
Is selling time getting longer in Hai Phong as of 2026?
As of early 2026, selling time in Hai Phong has remained stable or slightly improved for quality properties in good locations, while overpriced units and speculative inventory face longer selling periods compared to a year ago.
The estimated current median days-on-market in Hai Phong ranges from around 4 to 8 weeks for well-priced properties in core districts to 12 weeks or more for less desirable listings or inflated asking prices.
One clear reason selling time can lengthen in Hai Phong is when sellers price above what local incomes can support, because affordability constraints mean buyers have limited capacity to stretch and will wait for realistic pricing.
Is it realistic to exit with profit in Hai Phong as of 2026?
As of early 2026, the likelihood of selling with a profit in Hai Phong is medium to high if you hold for at least 3 to 5 years, buy in a structurally improving location, and do not overpay at entry.
The estimated minimum holding period in Hai Phong that most often makes exiting with profit realistic is around 3 to 5 years, which allows time for infrastructure catalysts to materialize and for transaction costs to be absorbed by price appreciation.
The estimated total round-trip cost drag in Hai Phong, including buying and selling costs, is around 8% to 12% of the property value (roughly VND 280 to 470 million on a VND 3.5 billion apartment, or about USD 11,000 to 19,000 / EUR 10,000 to 17,500), which sets the threshold for break-even.
The factor that most increases profit odds in Hai Phong is buying in districts with confirmed infrastructure improvements, like Hai An near Cat Bi Airport or coastal zones tied to Lach Huyen, where structural demand growth supports price appreciation beyond general market trends.
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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 Hai Phong, 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 |
|---|---|---|
| General Statistics Office of Vietnam (GSO) | It's Vietnam's official statistics agency, so its macro and household data are the baseline. | We used it for inflation context and to adjust price changes for purchasing power. We also cross-checked household income signals against local economic data. |
| World Bank Vietnam Economic Update | The World Bank is a top-tier international institution with transparent methodology. | We used it to ground the macro outlook (growth, demand) that affects housing formation. We used it to avoid over-relying on local market narratives. |
| IMF Vietnam 2025 Article IV | IMF Article IV reports are among the most rigorous country risk assessments available. | We used it for downside risks (credit, financial stability) that can trigger property slowdowns. We used it as a reality check on optimistic growth targets. |
| Savills Vietnam Hai Phong Spotlight | Savills is a global real estate consultancy with established research practices. | We used it as the key Hai Phong-specific anchor for property types and price levels. We used it to keep the analysis genuinely local, not a Hanoi copy-paste. |
| Hai Phong City Government (Department of Foreign Affairs) | It's an official local government statement of economic targets and metrics. | We used it to triangulate local purchasing power as a proxy for housing demand. We used it to explain why Hai Phong can sustain higher prices than many provincial markets. |
| Hai Phong Master Plan 2021-2030 | It's an official source describing the city's development direction and spatial priorities. | We used it to identify where growth is planned and where structural demand may concentrate. We used it to connect neighborhoods to real policy, not rumors. |
| Airports Council International (ACI) | It's an industry body reporting a dated, concrete infrastructure milestone. | We used it as hard confirmation that Cat Bi airport expansion is actually moving forward. We used it to justify medium-term demand boost around the Hai An corridor. |
| Bao Hai Phong | It's a local outlet reporting signed decisions and project specifics in Hai Phong. | We used it to pin down the port pipeline (logistics jobs lead to housing demand). We used it to sharpen which districts could benefit most from infrastructure expansion. |
| Reuters (Housing/Affordability) | Reuters is a highly reputable wire service that typically cites primary government data. | We used it as a bridge to government-reported price trends and wage context. We used it to size the national overheating risk and compare Hai Phong to Hanoi and HCMC. |
| Reuters (Rail Infrastructure) | It's a high-credibility summary of a major national infrastructure decision with dates. | We used it to quantify demand catalysts specific to Hai Phong (connectivity and logistics). We used it to assess where price pressure could re-accelerate. |
| State Bank of Vietnam (via DIV) | It reflects official SBV messaging and policy direction in plain terms. | We used it to set expectations for mortgage rate direction, the biggest lever for affordability. We used it to evaluate whether policy is likely to turn restrictive. |
| CEIC Data | It's a well-known macro database that clearly attributes the series to SBV. | We used it to pin down the level and stability of the refinancing rate into late 2025. We used it as a numeric cross-check against news summaries. |
| Library of Congress | It's a credible legal monitor that summarizes the law with dates and identifiers. | We used it to explain why land pricing and project approvals may shift in 2025-2026. We used it to frame policy risk as a driver of supply timing. |
| FiinGroup | It's a respected Vietnamese research firm with consistent methodology. | We used it for national demand and supply signals that affect Hai Phong's context. We used it to triangulate construction pipeline and inventory conditions. |
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.
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