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The residential land market in Hai Phong has been experiencing significant changes as the city solidifies its position as Vietnam's northern economic gateway.
With major infrastructure investments like the Lach Huyen deep-water port expansion and Cat Bi Airport upgrades, land prices have risen substantially in many districts.
This article breaks down everything you need to know about land prices in Hai Phong in 2026, including average costs, cheapest and most expensive areas, and all the extra fees you should budget for.
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.
We constantly update this blog post to reflect the latest market data and regulatory changes.
How much does residential land usually cost in Hai Phong?
What is the average residential land price per sqm in Hai Phong in 2026?
As of early 2026, the average residential land price in Hai Phong sits around 45 million VND per square meter (approximately 1,700 USD or 1,600 EUR) for a typical urban plot in accessible districts.
The realistic price range for most residential land transactions in Hai Phong stretches from about 10 million VND to 120 million VND per square meter (roughly 380 to 4,600 USD or 360 to 4,300 EUR), depending on location and infrastructure access.
The single factor that most significantly affects land prices in Hai Phong is proximity to the city's rapidly expanding port and logistics infrastructure, particularly the Lach Huyen deep-water port area and the new industrial zones that attract foreign workers and executives.
Compared to Hanoi, where prime residential land can exceed 700 million VND per square meter, Hai Phong remains considerably more affordable, though prices have been catching up, with the city seeing increases of up to 370% in official land prices for 2026.
By the way, we have much more granular data about property prices in our property pack about Hai Phong.
What is the cheapest price range for residential land in Hai Phong in 2026?
As of early 2026, the cheapest residential land in Hai Phong starts around 1.2 to 10 million VND per square meter (roughly 45 to 380 USD or 42 to 360 EUR) in outer districts with limited infrastructure.
At the premium end, buyers should expect to pay up to 160 to 200 million VND per square meter (approximately 6,100 to 7,700 USD or 5,700 to 7,100 EUR) for frontage on prime central streets like To Hieu in Le Chan district.
The main trade-offs with the cheapest land in Hai Phong include longer commute times to the economic centers, less developed utility connections, narrower road access, and thinner resale markets where finding buyers can take significantly longer.
Buyers looking for these affordable options will find them primarily in the outer districts of Vinh Bao, Tien Lang, An Lao, and parts of Kien Thuy, where the official land price tables show values in the low single-digit millions per square meter.
How much budget do I need to buy a buildable plot in Hai Phong in 2026?
As of early 2026, the minimum budget to purchase a basic buildable plot in Hai Phong is approximately 800 million VND (around 30,500 USD or 28,500 EUR), which would get you an 80-square-meter plot in an outer district like Vinh Bao or Tien Lang.
This entry-level budget covers a standard plot size of about 60 to 80 square meters, which is the typical townhouse lot configuration commonly marketed in Hai Phong and sufficient for building a narrow multi-story home.
A realistic mid-range budget for a well-located buildable plot in Hai Phong runs between 3 to 5 billion VND (roughly 115,000 to 190,000 USD or 107,000 to 178,000 EUR), which would secure an 80-square-meter plot in accessible urban districts like Le Chan, Ngo Quyen, or Hai An with good infrastructure connectivity.
You can also check here what kind of properties you could get with similar budgets in Hai Phong.
Are residential land prices rising or falling in Hai Phong in 2026?
As of early 2026, residential land prices in Hai Phong are generally rising, with official land price tables showing increases of up to 370% compared to previous valuations, though market transaction prices are moving at a more moderate pace of 7 to 15% annually.
Over the past five years, Hai Phong's residential land prices have followed a steady upward trend, with the city consistently ranking among Vietnam's fastest-growing property markets, driven by strong foreign direct investment inflows that reached nearly 5 billion USD in 2024 alone.
The main factor driving current price growth in Hai Phong is the massive infrastructure investment in the port sector, with the Lach Huyen deep-water port complex now handling over 2 million containers annually and attracting thousands of jobs in logistics and manufacturing.
Want to know more? You'll find our latest property market analysis about Hai Phong here.
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How are residential land prices measured and compared in Hai Phong?
Are residential lands priced per sqm, acre, or hectare in Hai Phong?
In Hai Phong and throughout Vietnam, residential land is priced per square meter, with official government tables showing values in thousands of VND per square meter (for example, "45,000" means 45 million VND per square meter).
For foreign buyers more familiar with acres or square feet, the key conversion is that 1 square meter equals about 10.76 square feet, and 1 acre equals approximately 4,047 square meters, though these larger units are rarely used for residential transactions in Hai Phong.
This per-square-meter standard actually aligns well with how most Asian property markets operate, making regional comparisons straightforward, though buyers from the United States or United Kingdom may need to mentally adjust from their usual per-square-foot or per-acre thinking.
What land size is considered normal for a house in Hai Phong?
A typical plot for a single-family home in Hai Phong's urban districts measures between 50 and 90 square meters, with 60 square meters being extremely common for the narrow "tube house" style that dominates Vietnamese cities.
The realistic range of residential plot sizes in Hai Phong spans from about 40 square meters for compact urban lots up to 150 to 300 square meters in suburban and rural areas, with larger plots generally available in districts like Thuy Nguyen and An Duong.
Local building regulations typically require a minimum plot width of 3 to 4 meters and minimum area of around 30 to 40 square meters to obtain construction permits, though these minimums can vary by district and zoning designation.
How do urban and rural residential land prices differ in Hai Phong in 2026?
As of early 2026, urban residential land in central Hai Phong districts like Le Chan or Ngo Quyen typically costs 40 to 120 million VND per square meter (roughly 1,500 to 4,600 USD or 1,400 to 4,300 EUR), while rural communes may sit at just 1.2 to 15 million VND per square meter (45 to 570 USD or 42 to 530 EUR).
Serviced land with proper road frontage, utilities, and legal documentation typically commands a premium of 30 to 100% over comparable unserviced or poorly documented land in Hai Phong, with the premium being highest in areas where infrastructure is actively being developed.
The single infrastructure factor that most significantly drives the urban-rural price gap in Hai Phong is road access classification, as the official price tables explicitly tier prices by road width categories and "position grades" that reflect how directly the plot connects to major thoroughfares.
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.
What location factors affect residential land prices in Hai Phong?
Which areas have the most expensive residential land in Hai Phong in 2026?
As of early 2026, the most expensive residential land in Hai Phong is found in the central districts of Le Chan, Ngo Quyen, and Hong Bang, with prime streets like To Hieu and Nguyen Duc Canh reaching 120 to 160 million VND per square meter (approximately 4,600 to 6,100 USD or 4,300 to 5,700 EUR).
What these expensive areas share is not just central location but established commercial density with walkable access to schools, hospitals, markets, and government services, combined with strong historical liquidity that makes resale relatively straightforward.
The typical buyer in these premium areas tends to be either successful local business owners looking for both residence and shop frontage, or Vietnamese diaspora investors (Viet Kieu) who value central locations with good rental income potential and clear legal documentation.
Prices in these top areas appear to still be rising, though at a slower pace than the fast-growing peri-urban zones, as supply is constrained and most transactions involve existing owners rather than new development.
Which areas offer the cheapest residential land in Hai Phong in 2026?
As of early 2026, the cheapest residential land in Hai Phong is found in the outer districts of Vinh Bao, Tien Lang, and An Lao, where prices commonly range from 1.2 to 8 million VND per square meter (roughly 45 to 305 USD or 42 to 285 EUR).
The common drawback these affordable areas share is limited public transportation, longer commutes to industrial zones and employment centers, narrower roads that may complicate construction access, and thinner buyer pools when it comes time to resell.
Some of these cheaper areas, particularly parts of Thuy Nguyen and An Duong that sit closer to new bridge connections and the expanding logistics corridors, are showing early signs of appreciation as infrastructure projects progress and spillover demand from the core districts increases.
Are future infrastructure projects affecting land prices in Hai Phong in 2026?
As of early 2026, announced infrastructure projects are significantly affecting residential land prices in Hai Phong, with areas near the Lach Huyen deep-water port complex and along new bridge and highway routes seeing buyer interest spike well ahead of project completion.
The top infrastructure projects currently influencing land prices include the Lach Huyen port expansion (with berths 3-6 now operational and berths 7-12 planned), the Cat Bi Airport capacity upgrade to 13 million passengers by 2030, and Vingroup's massive 14.2 billion USD Nam Do Son port and logistics project recently announced for 2026 construction start.
In areas directly adjacent to major confirmed infrastructure, buyers have observed price increases of 15 to 40% within one to two years of project announcements, though actual appreciation varies significantly based on how quickly construction proceeds and whether the project stays on schedule.
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How do people actually negotiate and judge prices in Hai Phong?
Do buyers usually negotiate residential land prices in Hai Phong?
Yes, negotiation is standard practice in Hai Phong, with buyers typically able to secure discounts of 5 to 15% off initial asking prices, though prime central locations with strong demand may see much smaller concessions of just 2 to 5%.
Sellers in Hai Phong tend to be most willing to negotiate when the plot has been listed for several months without interest, when the land has minor documentation issues that can be resolved, when they have urgent liquidity needs, or when the property is in a less popular outer district with many competing listings.
To better negotiate, you need to understand how things are being done in this place. That's why we have built our our pack covering the property buying process in Hai Phong.
Do foreigners usually pay higher land prices in Hai Phong?
Foreigners in Hai Phong typically pay a premium of 5 to 20% compared to well-informed local buyers, primarily due to legal structuring costs, reliance on intermediaries, and less access to neighborhood-level pricing intelligence.
The main reason foreigners pay more is that direct land ownership is prohibited under Vietnamese law, so foreign buyers must work through approved commercial housing projects with quotas, nominees, or joint venture structures, all of which add complexity and cost.
Using a trustworthy local representative or legal advisor does generally help foreigners get fairer prices, as they can access comparable transaction data, negotiate in Vietnamese, verify documentation, and help avoid the most obvious "foreigner pricing" scenarios.
Now, you might want to read our updated list of common traps foreigners fall into when purchasing real estate in Hai Phong.
Are private sellers cheaper than developers in Hai Phong?
Private sellers in Hai Phong typically price their land 10 to 25% below comparable developer offerings, though this headline savings often comes with meaningful trade-offs in documentation quality and transaction certainty.
Developers in Hai Phong tend to offer clearer planning approvals, proper utility connections, standardized plot sizes, and smoother documentation processes that can be particularly valuable for foreign buyers unfamiliar with Vietnam's land-use-right system.
The main risk with private sellers in Hai Phong is incomplete or disputed documentation, as Vietnam's land registry system has evolved significantly over decades, and older plots may have unclear boundaries, unresolved inheritance claims, or land-use certificates that require updating before a clean transfer can occur.
How transparent are residential land transactions in Hai Phong?
Residential land transactions in Hai Phong have moderate transparency, meaning you can verify land-use certificates, planning constraints, and registration status through official channels, but actual transaction prices are often understated in contracts and true market values require multiple comparisons to estimate accurately.
Official land registries exist and are accessible through the local Department of Natural Resources and Environment, though obtaining detailed records typically requires working with a local notary or legal representative who knows the system.
The most common transparency issue in Hai Phong is under-declaration of transaction values, where buyers and sellers agree to record a lower official price to reduce transfer taxes, which complicates future valuations and can create legal exposure for both parties.
The most essential due diligence step is obtaining and verifying the land-use-right certificate (often called the "red book" or "pink book") directly with authorities, checking it matches the actual plot boundaries, and confirming no liens, disputes, or planning restrictions apply.
We cover everything there is to know about the land buying process in Hai Phong here.
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.
What extra costs should I budget beyond land price in Hai Phong?
What taxes apply when buying residential land in Hai Phong in 2026?
As of early 2026, buyers should budget approximately 2.5 to 3.5% of the transaction value for taxes and registration fees when purchasing residential land in Hai Phong.
This total typically includes a registration fee of 0.5% of the official land value (capped at certain thresholds), plus the seller typically bears a 2% personal income tax on the transfer price, though in practice this cost is often factored into negotiations.
After purchase, annual land taxes in Vietnam for individual residential plots are generally minimal (often just tens of thousands of VND) and not a significant ongoing expense compared to the purchase price or maintenance costs.
No specific tax exemptions exist for first-time foreign buyers in Hai Phong, though overseas Vietnamese (Viet Kieu) who can prove their origin now enjoy expanded rights under the 2024 Land Law that can reduce some structuring costs.
Our our pack about real estate in Hai Phong will surely help you minimize these costs.
What are typical notary or legal fees for land purchases in Hai Phong?
For a typical residential land purchase in Hai Phong, notary fees range from about 2 to 6 million VND (roughly 75 to 230 USD or 70 to 215 EUR), with the exact amount depending on the declared contract value and whether additional services are required.
Land registration costs, including document processing and certificate updates, typically add another 500,000 to 2 million VND (roughly 20 to 75 USD or 18 to 70 EUR), though this varies based on complexity and whether expedited processing is requested.
In Vietnam, notary fees follow a percentage-based ladder that starts at 0.1% for lower values and declines at higher brackets, with an absolute cap of 70 million VND per transaction, so larger deals actually pay a lower effective rate.
How much does land maintenance cost before construction in Hai Phong?
Annual maintenance for an undeveloped residential plot in Hai Phong typically runs 5 to 20 million VND (roughly 190 to 760 USD or 180 to 710 EUR), covering basic clearing, security, and administrative compliance costs.
Specific maintenance tasks typically required before construction include regular vegetation clearing to prevent overgrowth, basic fencing or boundary marking to prevent encroachment, coordination with local ward officials, and keeping the site clean to avoid neighbor complaints.
While Vietnam does not have strict "vacant land penalty" systems like some countries, local authorities can impose fines or take action if a plot becomes a public nuisance, and in some areas there is pressure to develop land within certain timeframes to avoid it being viewed as speculative holding.
Do permits and studies significantly increase total land cost in Hai Phong?
Permits and required studies for a standard residential plot in Hai Phong typically cost between 10 and 50 million VND (roughly 380 to 1,900 USD or 360 to 1,780 EUR), depending on plot complexity and whether any zoning confirmations are needed.
These permit costs generally represent 0.5 to 2% of a typical land purchase price, making them meaningful but not dominant compared to the land cost itself, though they become proportionally larger for cheaper outer-district plots.
Mandatory requirements before construction typically include land-use purpose confirmation, a construction permit from the district Department of Construction, boundary survey verification, and in some cases planning compliance checks if the area has special zoning designations.
The permit and study process typically takes 2 to 6 months for straightforward residential plots, though complicated cases involving zoning disputes, boundary issues, or incomplete historical documentation can extend significantly longer.
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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 |
|---|---|---|
| Hai Phong Official Land Price Tables (2026) | Official government land-price schedules used for legal and administrative pricing. | We used it to anchor the official 2026 residential land price range street by street. We also extracted the official maximum and minimum values directly from the appendices. |
| Batdongsan.com.vn | Vietnam's largest property portal with transparent, repeatable market listings. | We used it to triangulate market asking prices against official tables. We treated listings as reality-checks rather than definitive values. |
| National Statistics Office of Vietnam | Vietnam's official statistics agency publishing labor and income indicators. | We used it for income benchmarks to assess local affordability. We translated income data into simple heuristics for land buyers. |
| Vietcombank Exchange Rates | Vietnam's largest state bank with transparent daily foreign exchange quotes. | We used it to convert VND prices into USD and EUR using real bank rates. We kept conversions labeled as approximate given daily fluctuations. |
| Vietnam Embassy (USA) Land Regulations | Official government diplomatic site explaining Vietnam's land-use-right system. | We used it to explain why foreigners buy land-use rights rather than freehold land. We also used it to set expectations around documentation requirements. |
| Library of Congress Legal Note | High-trust legal explainer citing underlying Vietnamese laws and decrees. | We used it to explain in plain language why official tables and market prices can diverge. We also used it to frame the land-use-right concept. |
| Government News Portal (Baochinhphu) | Official government information portal reporting approved national plans. | We used it to explain why areas near Cat Bi Airport get a demand premium. We also used it as an example of infrastructure-driven land repricing. |
| Vietnam Plus | State-linked news outlet providing verified infrastructure and economic updates. | We used it to confirm port expansion milestones and their impact on nearby land values. We also referenced FDI and GDP growth data. |
| Thu Vien Phap Luat (Legal Library) | Comprehensive Vietnamese legal database with official circulars and decrees. | We used it to estimate notary fees using the official fee ladder. We also referenced registration fee and tax guidance. |
| Vietnam News | Major national outlet discussing land valuation under the Land Law framework. | We used it to explain why official tables can differ from market prices. We used that to justify triangulating multiple sources in our estimates. |
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.
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