Get all the data you need about the real estate market in Hai Phong
SUMMARY
A normal house in Hai Phong now costs roughly VND 2–7 billion, with VND 3–6 billion the most useful budget range for a decent family home.
The citywide number hides more than it reveals. A small house in a narrow lane can still sit around VND 2–3 billion, while a similar-sized property with car access can move toward VND 5–7 billion before the building itself changes very much.
The market really splits around access. Once buyers can spend VND 4–8 billion, newer construction, wider roads, easier parking and planned neighborhoods become much more common, which is why this range looks like the current sweet spot for a modern family house.
Central Hai Phong is not uniformly expensive. Ngô Quyền, Lê Chân and Hồng Bàng still contain relatively affordable residential lanes, but good street frontage can push values several times higher within the same broad area.
Street-front houses should be treated as a different market. VND 10–20 billion is normal enough for a useful commercial-residential position, and prime frontage can go far beyond that, so including these properties in a simple “average house price” badly distorts the picture.
Hải An shows how buyer preferences are changing. Modern roads, airport access and the Lê Hồng Phong corridor can now command prices comparable with older central districts because many families are paying for convenience rather than simply distance from the historic centre.
Thủy Nguyên is two markets at once. Traditional local housing can still be relatively cheap, while branded developments around Bắc Sông Cấm and Vinhomes Royal Island have moved into roughly VND 6–30 billion territory depending on project, size and position.
The broader Hai Phong economy is strong enough to support genuine housing demand, with rapid GRDP growth and heavy industrial FDI. But that strength does not protect every project: Hoàng Huy New City has shown that a major development can still reprice sharply lower even inside a fast-growing city.
Publicly visible prices are mostly asking prices, not closed transaction medians. That makes them useful for mapping current bands and relative differences, but buyers should still assume negotiation, incentives and payment structure can materially change the effective price.
Financing is now a major part of affordability. At mortgage rates around 10%, borrowing VND 3.5 billion on a VND 5 billion house creates roughly VND 29 million of first-year monthly interest before principal, so the gap between “can buy” and “can comfortably afford” is large.
The practical budget line is therefore fairly clear: below VND 2.5 billion usually means compromise, VND 2.5–4 billion buys an ordinary family house, VND 4–7 billion buys noticeably better access and construction, and above VND 10 billion the market increasingly shifts toward prime frontage and branded projects.
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How much does a normal house in Hai Phong cost now?
A normal house in Hai Phong currently costs roughly VND 2–7 billion, with VND 3–6 billion being the most useful budget range for a decent family home.
That range is wide because Hai Phong housing changes dramatically once road access, neighborhood and land position improve. Recent Batdongsan.com.vn data shows ordinary houses advertised from roughly VND 17 million per m² at the low end in Hồng Bàng to more than VND 170 million per m² in parts of Hải An and Lê Chân, while Ngô Quyền reaches even higher.
The cheaper end is mostly small houses, older buildings or properties inside lanes. Around VND 3–4 billion, buyers start getting much more choice. Once the budget reaches VND 5–7 billion, newer houses, car access and planned residential streets become much easier to find.
So if someone simply asks what a house in Hai Phong costs today, we would use roughly VND 3–6 billion as the practical answer rather than quoting one citywide price per square metre.
| Type of Hai Phong house | Rough budget now | What buyers usually get | Main compromise |
|---|---|---|---|
| Cheapest viable house | VND 1.5–2.5bn | Small urban house | Lane access, size or age |
| Normal family house | VND 2.5–4bn | Established neighborhood | Often limited car access |
| Better family house | VND 4–7bn | Newer house, wider road | Higher land price |
| Upper-middle house | VND 7–10bn | Strong location or planned area | Much higher entry price |
| Premium property | VND 10bn+ | Frontage, townhouse or villa | Different market altogether |
Why is the price of a house in Hai Phong so difficult to compare?
Hai Phong house prices are difficult to compare today because properties separated by only a few kilometres can belong to completely different markets.
The administrative map has also become much broader. Hai Phong was combined with the former Hai Duong province, creating a municipality of roughly 3,195 km² and about 4.66 million people. A citywide average now mixes the traditional Hai Phong urban districts with much cheaper and more distant areas.
Even inside the old city, physical access often matters more than the district name. A 50 m² house reached through a narrow lane may cost VND 2–3 billion. Put roughly the same plot on a street where cars can stop outside and the price can move toward VND 5–7 billion. Give it commercial frontage and the land alone can justify VND 10 billion or considerably more.
New projects add another layer. A house in Hoàng Huy New City or Vinhomes Royal Island is priced more like a developer product than a traditional Hai Phong family house.
For that reason, we should compare houses by location, road access and property type rather than treating the whole municipality as one housing market.
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Can you still buy a house in Hai Phong for less than VND 2 billion?
Yes, houses below VND 2 billion still exist in Hai Phong, although buyers at this level should expect a fairly obvious compromise.
The cheapest legitimate urban houses tend to be small and located inside lanes. Recent listings in areas such as Hồng Bàng and Lê Chân have included homes around VND 1.5–2 billion, sometimes with only 30–50 m² of land.
There are properties advertised for even less. In the lower end of Hồng Bàng, for example, tiny houses have appeared below VND 1 billion. They tell us that entry-level ownership remains possible, but they are too small or too compromised to represent what most families mean when they ask about the price of a house.
Around VND 1.5–2 billion today, buyers are usually choosing affordability first. Size, parking, road width and construction quality come afterwards.
The useful conclusion is simple: VND 2 billion can still buy a house in Hai Phong, but it rarely buys the kind of house that defines the city's newer middle-class market.
What does VND 2–4 billion buy in Hai Phong today?
VND 2–4 billion currently buys a real family house in Hai Phong, especially in established neighborhoods where buyers are willing to accept lane access.
This remains one of the most active-looking parts of the resale market. Recent Ngô Quyền listings have included houses around VND 2–3 billion, while Hồng Bàng and Lê Chân continue to show similar entry points.
A 57 m² house around Lê Lai has recently been marketed near VND 2 billion. Houses closer to 40 m² around the Lạch Tray area have appeared around VND 3 billion. In Hồng Bàng, properties in the 45–70 m² range can still be found around VND 3–4 billion depending on the street and access.
The difference between VND 2 billion and VND 4 billion is much larger than the headline numbers suggest. At the lower end, buyers often get an older building or a narrow approach road. Closer to VND 4 billion, larger floorplates, better construction and easier vehicle access become noticeably more common.
| Example type | Approx. land area | Typical asking price | Approx. land-value equivalent |
|---|---|---|---|
| Budget Ngô Quyền house | ~55–60 m² | ~VND 2bn | ~VND 35m/m² |
| Small central house | ~30 m² | ~VND 2.3bn | ~VND 75m/m² |
| Lạch Tray-area house | ~40–45 m² | ~VND 3bn | ~VND 70m/m² |
| Hồng Bàng family house | ~65–70 m² | ~VND 3.3–3.8bn | ~VND 50–55m/m² |
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What changes once you can spend VND 4–8 billion in Hai Phong?
VND 4–8 billion is where the quality of a Hai Phong house improves sharply.
At this budget, buyers no longer have to search almost exclusively through narrow central lanes. Newer construction, streets with easier car access, planned residential areas and stronger locations in Hải An or Ngô Quyền become realistic.
Recent Hải An listings show the progression clearly. Properties around 40 m² can already exceed VND 4.5 billion when the house is new and the location is planned. Larger 60–90 m² homes have appeared around VND 6–8 billion.
Ngô Quyền shows something similar. Houses in planned areas around Đà Nẵng, Lê Hồng Phong and nearby neighborhoods can reach roughly VND 7–8 billion even without huge plots.
What buyers are paying for here is increasingly the land position. A house with a wide road outside, parking at the door and a good urban layout can easily cost several billion dong more than a physically similar building a few streets away.
For someone who wants a modern Hai Phong family house without entering the luxury or branded-project market, VND 4–8 billion is currently the range worth watching most closely.
How expensive are houses in central Hai Phong now?
Central Hai Phong remains surprisingly affordable in its lanes and extremely expensive on its best streets.
That contrast is visible across Ngô Quyền, Lê Chân and Hồng Bàng. Batdongsan.com.vn currently places ordinary house listings around VND 58–259 million per m² in the old Ngô Quyền area, roughly VND 59–173 million in Lê Chân and VND 17–165 million in Hồng Bàng. Those bands are broad because a hidden residential house and a commercially useful property are barely comparable.
Ngô Quyền has become particularly expensive at the upper end. The portal's current house data also shows asking prices roughly 16.5% higher than one year ago. That is one of the stronger recent price movements we found in the traditional urban market.
Lê Chân still offers plenty of ordinary houses below those premium levels, but established roads around Lạch Tray, Tô Hiệu and other central corridors can move quickly above VND 100 million per m².
Hồng Bàng has the widest low-to-high spread. Buyers can still find inexpensive residential houses there while better frontage near the historic core commands many times more.
District averages therefore tell only part of the story. The exact street can change the value more than moving from one central district to another.
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How expensive is a street-front house in Hai Phong?
A good street-front house in Hai Phong can easily cost VND 10–20 billion today, and prime commercial plots can go much higher.
Current Batdongsan.com.vn data for street-front houses shows just how far this market sits above normal residential housing. Asking-price ranges reach roughly VND 93–387 million per m² in Lê Chân, VND 59–363 million in Ngô Quyền and as much as VND 429 million per m² in Hồng Bàng.
Actual listings give those figures some scale. A street-front property of around 80–90 m² can already approach VND 9–10 billion in a secondary position. Better-established commercial streets push similar-sized plots well past VND 15 billion.
At that level, buyers are no longer paying mainly for bedrooms or construction quality. Road traffic, frontage width and the ability to operate or rent a business from the property become a large part of the valuation.
This also explains why using street-front houses to calculate an “average Hai Phong house price” produces nonsense. They should be treated as a separate commercial-residential category.
| Hai Phong street-front area | Current broad asking range |
|---|---|
| Hải An | ~VND 27–297m/m² |
| Hồng Bàng | ~VND 68–429m/m² |
| Lê Chân | ~VND 93–387m/m² |
| Ngô Quyền | ~VND 59–363m/m² |
| Kiến An | ~VND 44–183m/m² |
Why are houses in Hải An getting so expensive?
Hải An house prices are high because buyers are paying heavily for modern roads, airport access and the Lê Hồng Phong development corridor.
The current portal range for ordinary houses in Hải An is roughly VND 59–177 million per m². That puts a district once viewed as peripheral firmly into the same conversation as the old central areas.
The premium is easiest to see in new houses. Relatively small properties on planned streets can already ask VND 4–5 billion. Move toward stronger roads, newer neighborhoods or Lê Hồng Phong and the same broad type of house can move into the VND 7–10 billion range.
Hải An also benefits from something the older inner city cannot easily reproduce: larger planned roads and easier car access. For many families, those practical advantages now outweigh being a little closer to the traditional centre.
The old assumption that distance from downtown automatically makes a Hai Phong house cheaper works much less well these days.
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Is Thủy Nguyên still a cheap place to buy a house in Hai Phong?
Parts of Thủy Nguyên are still cheap, but the main new-city corridor is no longer a budget housing market.
The opening of major infrastructure, the new political-administrative centre around Bắc Sông Cấm and a cluster of large residential projects have pushed selected parts of Thủy Nguyên into much higher price bands.
Local housing away from those developments can remain considerably cheaper. The difference appears once buyers move toward planned projects and the central development axis. Hoàng Huy New City townhouses currently start around VND 6 billion for many ordinary units, while stronger road positions can reach roughly VND 10 billion or more.
Vinhomes Royal Island is more expensive again, with much of the villa and townhouse stock sitting around VND 9–15 billion and premium properties extending much further.
That creates an unusual market. A traditional house in Thủy Nguyên can still be cheaper than a central Hai Phong home, while a newly developed property only a short distance away may cost several times more.
How much does a house at Hoàng Huy New City cost now?
A normal Hoàng Huy New City townhouse currently costs about VND 6–10 billion, although the project has become noticeably cheaper over the past year.
The latest Batdongsan.com.vn project data puts villas and townhouses around VND 71–166 million per m². A current 90 m² five-storey townhouse is advertised around VND 6.3 billion, while standard units are being marketed around VND 6–7 billion.
Position changes the number quickly. Units facing Đỗ Mười are being offered from roughly VND 9.7 billion, while houses on 30-metre roads are above VND 10 billion.
The more interesting number is the direction of prices. Batdongsan.com's project history currently shows asking prices down roughly 26.6% over one year.
That is a large move. Buyers in Hai Phong's new-township market can face very different outcomes depending on the project and the price at which they entered.
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How much does a house at Vinhomes Royal Island cost now?
Vinhomes Royal Island currently starts around VND 9–11 billion for many smaller townhouses and moves quickly into the VND 13–20 billion range for larger or better-positioned properties.
The project's latest Batdongsan.com.vn data places villas and townhouses at roughly VND 78–163 million per m². Three-bedroom units are commonly advertised around VND 8.9–11.5 billion.
A current 90 m² river-facing townhouse is priced around VND 10.4 billion for a direct-payment option. Larger units around 150 m² are being offered around VND 13–15 billion, while 180–200 m² villas regularly move into the VND 20–30 billion range.
For example, recent listings have included a roughly 183 m² river-view semi-detached villa around VND 23.8 billion and a 195 m² riverside property close to VND 29.4 billion.
Those prices confirm that Royal Island belongs to a completely different budget category from ordinary Hai Phong housing. Buyers are paying for a master-planned island development, amenities and premium positioning rather than simply acquiring a house in Thủy Nguyên.
| Vinhomes Royal Island property | Approx. land area | Current asking level |
|---|---|---|
| Smaller 3-bedroom unit | 63–205 m² project range | ~VND 8.9–11.5bn |
| River-facing townhouse | 90 m² | ~VND 10.4bn |
| Larger townhouse | ~150 m² | ~VND 13–15bn |
| Semi-detached river villa | ~180 m² | ~VND 20–24bn |
| Prime riverside villa | ~195 m² | ~VND 29bn |
Are Hai Phong house prices still rising?
Yes, several important parts of the Hai Phong housing market are still getting more expensive, but price growth is far from uniform.
Ngô Quyền is one of the clearest current examples. Batdongsan.com's house-price history shows asking prices up about 16.5% over one year. That is a meaningful move for an established urban district rather than a newly launched development.
Other parts of the market are less straightforward. Hải An remains expensive and new housing there continues to command high asking prices, while premium street-front stock has also moved well beyond the levels associated with ordinary residential houses.
The developer market gives us the strongest warning against calling this a universal boom. Hoàng Huy New City is currently down roughly 26.6% over one year on the same portal's project data, despite sitting inside one of Hai Phong's biggest growth areas.
Project selection is doing more of the work now. Buyers cannot assume that Hai Phong's broader economic growth will lift every house or township at the same speed.
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Is Hai Phong's economy strong enough to support these house prices?
Hai Phong's economy is currently strong enough to support real housing demand, especially around industrial and infrastructure corridors, although it cannot make every expensive property good value.
Hai Phong reported GRDP growth of 11.33% in the first half of 2026, the strongest first-half growth the city had recorded in five years. It ranked first among Vietnam's centrally governed cities during that period.
Foreign investment has also accelerated sharply. Hai Phong attracted roughly US$3.14 billion of FDI by late June, about 77% more than during the same period a year earlier. Around US$2.86 billion went into industrial parks and economic zones, meaning more than 90% of the new FDI was concentrated there.
That creates a fairly direct housing link. Industrial expansion means more workers, managers, suppliers and service businesses around areas connected to ports, factories and transport infrastructure. Hải An and the northern growth corridor are particularly exposed to that story.
Economic growth gives Hai Phong housing a much stronger foundation than pure speculation would. Buyers still need to care about entry price, because a strong city economy can coexist with a project falling 25% or more from previous asking levels.
How much of a Hai Phong house price is really the land?
For many Hai Phong houses, the land position now explains far more of the price than the building sitting on it.
We can see this without relying on theory. A roughly 55–60 m² residential house in an ordinary Ngô Quyền location can appear around VND 2 billion. A similarly sized property in a better planned part of the same broad market can approach VND 6–8 billion. Prime street-front plots can pass VND 150–200 million per m².
No reasonable difference in bricks, floors or interior finish explains that gap.
Road width, parking access, frontage and commercial use do most of the work. This is why two five-storey houses with the same bedroom count can have radically different values.
Hai Phong's official land-price schedules are still useful when checking taxes and administrative values, especially under the newer land-pricing system. They should not be mistaken for the price a buyer will actually pay. A specific property's market premium can move far beyond the administrative figure when the street or frontage is particularly valuable.
When comparing Hai Phong houses, we would therefore look at the plot first and the building second.
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Are Hai Phong asking prices the same as actual sale prices?
No, most of the precise Hai Phong house prices available publicly are asking prices, so buyers should leave room for negotiation and incentives.
This is an important limitation. Batdongsan.com.vn provides a large and frequently updated listing database, which makes it useful for tracking the range sellers currently want and how that range changes over time. It does not provide a complete registry of final closed transactions.
The difference becomes even more important in new projects. Developers may advertise financing support, deferred payments or discounts for immediate payment. A Vinhomes Royal Island unit, for example, can have one price when financed and a meaningfully lower price when paid directly.
Hoàng Huy New City currently advertises some units with only 20% initial capital and extended payment plans. Those offers affect what buyers effectively pay and make headline prices harder to compare.
We therefore use asking prices to establish today's market bands rather than pretend they are exact transaction medians. A buyer evaluating one specific property should compare several nearby listings and then test how much sellers are actually willing to negotiate.
Are mortgages making Hai Phong houses harder to afford now?
Yes, current Vietnamese mortgage rates make a VND 4–6 billion Hai Phong house much harder to afford than the sticker price suggests.
Recent mortgage offers show why. Vietcombank has quoted around 9.6% for a six-month fixed period and 9.9% for 12 months, while BIDV has been around 9.7–10.1% for comparable introductory periods. VietinBank has offered around 10% fixed for three years. Some lenders still advertise promotional rates closer to 8–9%, but the broader lending environment remains expensive.
Vietnam's central bank reported average VND lending rates on outstanding and new loans around 8.3–10.5% in its latest system data. Property buyers therefore cannot assume that the cheapest promotional headline will remain their real long-term borrowing cost.
Take a VND 5 billion Hai Phong house with a 30% down payment. Borrowing VND 3.5 billion at 10% creates about VND 350 million of interest during the first year before principal repayments are considered. That is roughly VND 29 million a month in interest alone.
For a VND 3 billion house financed at the same 70% loan-to-value ratio, a VND 2.1 billion mortgage costs roughly VND 17.5 million a month in initial interest at 10%.
High financing costs help explain why asking prices can look strong while buyers become more selective. In today's Hai Phong market, affordability depends almost as much on how the purchase is financed as on the advertised house price.
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So how much should you actually budget for a house in Hai Phong now?
For a decent house in Hai Phong today, we would budget about VND 3–6 billion; VND 2 billion remains possible at the cheap end, while VND 7–10 billion buys a noticeably better class of property.
That is the clearest answer after looking across the current market.
A budget of roughly VND 1.5–2.5 billion still reaches small houses in established urban areas, particularly inside lanes. VND 2.5–4 billion gives buyers a much healthier selection of ordinary family homes.
Between VND 4 billion and VND 7 billion, car access, newer construction and planned neighborhoods become much more common. Around VND 7–10 billion, buyers can start looking seriously at stronger Hải An and Ngô Quyền locations or lower-priced units in the new township market.
Above VND 10 billion, the comparison changes. Prime street-front houses, branded townhouses and villas begin to dominate. Vinhomes Royal Island illustrates the upper end particularly well, with plenty of properties between roughly VND 10 billion and VND 30 billion.
Hai Phong is therefore still affordable enough for someone with VND 2–3 billion to buy a real house. But the type of modern, road-accessible home that many families now want generally sits closer to VND 4–7 billion.
That is the number we would use today when someone asks how much a house in Hai Phong really costs.
| Buyer budget | What it realistically buys in Hai Phong now |
|---|---|
| VND 1.5–2.5bn | Small or older house, usually with lane access |
| VND 2.5–4bn | Ordinary family house in an established area |
| VND 4–7bn | Better road access, newer construction, stronger location |
| VND 7–10bn | Premium urban house or entry-level planned townhouse |
| VND 10–20bn | Prime frontage, branded townhouse or villa |
| VND 20bn+ | Large villa, major commercial position or premium project unit |
OUR METHODOLOGY
There is no single number that properly answers what a normal house in Hai Phong costs. The market is too fragmented for that: location, road access, property format, development type and financing can move the answer dramatically. So rather than relying on a citywide average, isolated listings or general impressions about whether Hai Phong is “expensive,” we broke the question into the dimensions that actually change what buyers pay.
For each dimension, we looked for recent evidence and aggregated the signals that told us something distinct. Live Batdongsan.com.vn listing data helped us establish the price ranges sellers are currently testing across ordinary houses, better-accessed properties and street-front homes. Project-level data for Hoàng Huy New City and Vinhomes Royal Island helped us separate the branded township market from conventional housing and check recent price direction.
We did not treat every data point equally. We prioritized current, directly comparable evidence, used official or first-hand sources wherever they could answer the question, and looked for convergence across multiple observations rather than allowing one exceptional listing to define a price range.
We also kept fundamentally different markets separate. A house inside a narrow residential lane, a commercially useful frontage property and a developer-built villa may all be called “houses,” but combining them into one average would make the answer less useful.
The final VND 3–6 billion practical budget range is therefore a synthesis rather than a published citywide statistic. We formed it from the points where several recent observations began to converge on the same buying range, while separating out unusually cheap properties, commercially valuable frontage and premium-project homes that would otherwise distort the result.
Official context came from the Hai Phong city government and central-government sources. We used the official Hai Phong economic release for H1 2026 GRDP and FDI, the government notice confirming the Hai Phong–Hai Duong merger and new municipal scale, the Bắc Sông Cấm project page for the northern development corridor, and Hai Phong's official land-price portal to distinguish administrative land values from observed market prices.
Financing was checked against primary bank material from BIDV and Vietcombank, alongside the broader lending-rate context discussed in the article. Mortgage examples are simple illustrations of interest burden, not personalized loan quotes.
Where the public market evidence consists of asking prices rather than completed transactions, we use it for what it can show most clearly: current price bands, relative differences between locations and property types, and the direction in which sellers are repricing the market. We do not treat those asking prices as exact closed-sale medians.
Key sources used for this analysis include: Batdongsan.com.vn on current Hai Phong ordinary-house inventory, Batdongsan.com.vn on Ngô Quyền houses and recent price direction, Batdongsan.com.vn on Hải An housing, Batdongsan.com.vn on Lê Chân asking ranges, Batdongsan.com.vn on Hai Phong street-front pricing, Batdongsan.com.vn on Hoàng Huy New City, Hoàng Huy's first-hand project information, Batdongsan.com.vn on Vinhomes Royal Island, Vinhomes' first-hand Royal Island project page, the Vietnamese government's confirmation of the Hai Phong–Hai Duong merger, Hai Phong's official H1 2026 economic release, the official Bắc Sông Cấm political-administrative centre project page, Hai Phong's official land-price portal, BIDV's housing-loan programme, and Vietcombank's housing-loan product.
Buying real estate in Hai Phong can be risky
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