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How much does land cost in Hai Phong now?

Is there actually one Hai Phong land price now?

There really is no single Hai Phong land price today: depending on the exact area, residential land can cost around VND 5 million per m² at the cheap end and more than VND 200 million per m² in exceptional locations.

Part of the confusion comes from geography. Since Hai Phong merged with Hai Duong, the city covers almost 3,200 km² and has roughly 4.7 million people. The same administrative city now includes central port districts, the new Thuy Nguyen urban core, industrial suburbs, coastal areas and a large amount of much cheaper land in the former Hai Duong territory.

Then there is the gap between official land values and advertised market prices. Hai Phong's current official table reaches VND 160 million/m² on some of the most valuable central streets, while residential land in peripheral locations can sit below VND 10 million/m². Private listings stretch even further.

For anyone actually trying to buy land, price bands are much more useful than a citywide average.

Type of Hai Phong land	Rough price level now	Typical 80 m² land value	What buyers usually get
Rural / distant fringe	VND 5–15m/m²	VND 0.4–1.2bn	Villages and weaker outer locations
Affordable suburban	VND 10–25m/m²	VND 0.8–2.0bn	Industrial fringes and outer suburban land
Established suburban	VND 20–50m/m²	VND 1.6–4.0bn	An Duong and stronger Thuy Nguyen locations
Urban Hai Phong	VND 40–100m/m²	VND 3.2–8.0bn	Established city neighbourhoods and major roads
Prime urban / exceptional	VND 100–200m+/m²	VND 8–16bn+	Scarce central frontage and premium corridors

What does a normal residential plot in Hai Phong cost today?

For the type of residential land most buyers would actually consider in the historic Hai Phong area, roughly VND 15–50 million/m² is the most useful starting range.

Current listing data shows how quickly the price changes from one area to another. Land around An Hung can appear around VND 9–20 million/m², while parts of the broader An Duong market commonly move into the VND 20–40 million range. Established urban areas such as An Bien can easily reach VND 50 million/m² and climb well above VND 100 million on better streets.

At the cheaper end, we still find 60–90 m² plots in outer Thuy Nguyen and industrial corridors around VND 700 million to VND 1.2 billion. That works out at roughly VND 10–15 million/m².

Once the location has proper urban roads, established shops, schools and stronger resale demand, VND 25–50 million/m² becomes much more normal. Better inner-city plots then push beyond that range.

For a fairly ordinary 80 m² plot, a buyer should therefore think roughly VND 1.2–4 billion across the broad middle of Hai Phong's market rather than anchor on one citywide price per square metre.

How expensive is land in central Hai Phong now?

Central Hai Phong is closer to a VND 50–100 million/m² land market than a VND 20–30 million/m² one, and strong commercial frontage can cost far more.

Hai Phong's official land schedule already values position-one residential land at VND 160 million/m² on streets such as Cau Dat, Nguyen Duc Canh, Quang Trung and To Hieu. Tran Phu reaches VND 150 million/m², while parts of Le Hong Phong reach VND 120 million/m².

Private asking prices naturally vary much more. Recent searches in the old Le Chan area include plots from below VND 50 million/m² to several hundred million per square metre. The extreme end tends to involve tiny plots, commercial frontage or unusually valuable streets, so we wouldn't use those listings as the normal neighbourhood price.

For an ordinary 50–80 m² plot in a reasonably good central location, a budget of VND 3–6 billion makes much more sense than VND 1–2 billion. Prime streets can require considerably more.

Central Hai Phong example	Current official value at the top end	What it tells us	Practical reading
Cau Dat / To Hieu / Nguyen Duc Canh	Up to VND 160m/m²	Historic core remains extremely valuable	Prime frontage can exceed VND 100m/m²
Tran Phu	Up to VND 150m/m²	One of the city's strongest central corridors	Very limited cheap land
Le Hong Phong	Up to VND 120m/m²	Strong commercial and residential demand	Major-road land carries a large premium
Secondary central streets	Often materially lower	One street can change the budget sharply	Exact road matters more than district name

Is Thuy Nguyen still a cheap place to buy land?

Parts of Thuy Nguyen are still cheap today, but the area now contains everything from roughly VND 10–15 million/m² residential plots to premium land priced several times higher.

That huge gap makes Thuy Nguyen one of the easiest places to misread. Outer residential plots and land near industrial areas can still trade in the low teens per square metre. Move closer to better roads, established neighbourhoods or the new administrative centre and the numbers change quickly.

The current official land table captures that split. Ordinary Thuy Son roads include position-one values around VND 10–15 million/m², while better Nui Deo locations reach around VND 20 million. The road from Provincial Route 359 toward Cau Den is valued around VND 30 million/m² at position one, and parts of the Bac Song Cam resettlement area reach VND 45 million/m².

Private asking prices can sit well above those official values in the strongest locations.

So when someone says land in Thuy Nguyen costs VND 15 million/m² or VND 70 million/m², either figure can be plausible. We need the exact street before the number tells us much.

Has land around Bac Song Cam already become expensive?

Yes. Land around Bac Song Cam and Hai Phong's new administrative centre has already moved into a premium market, so buyers should stop treating this part of Thuy Nguyen like an undiscovered suburb.

The current official schedule values residential land on some 45-metre internal roads in the Bac Song Cam resettlement area at VND 45 million/m². Land toward Vu Yen also reaches VND 45 million/m² at position one.

The private market moved earlier and much faster. During the strong repricing around the new administrative centre, prime Do Muoi frontage was advertised around VND 180–220 million/m². Secondary locations in the wider Duong Quan area reached roughly VND 90–130 million/m², while better Bac Song Cam resettlement plots were often quoted around VND 60–90 million/m².

Those peak asking figures should be handled carefully because they do not tell us what every plot actually sold for. They do show something important, though: the administrative-centre story is already widely known and heavily reflected in asking prices.

A buyer paying VND 70–90 million/m² here today is making a much more demanding bet than someone buying ordinary Thuy Nguyen land at VND 15 million/m². Future gains increasingly depend on the area becoming a genuinely busy urban centre, rather than simply benefiting from the announcement of one.

How much does land cost in An Duong now?

Most of the useful residential market in An Duong sits around VND 20–40 million/m², although weaker internal plots can be cheaper and good frontage can move above that range.

Recent listings around the old An Duong town area give us concrete examples. A 55 m² plot was advertised around VND 1.32 billion, or VND 24 million/m², while a 117 m² plot near Quan Toan appeared around VND 2.16 billion, or roughly VND 18.5 million/m².

The official land table comes in lower in many places. Position-one residential values around former An Duong reach roughly VND 20–25 million/m² on some of the stronger roads, while smaller roads and deeper positions cost less.

That leaves An Duong as one of Hai Phong's clearer middle-market options. A budget of VND 2–3 billion can still buy a credible residential plot without moving far into the rural fringe, while VND 3–4 billion gives much more choice on stronger roads.

An Duong land type	Rough price level	80 m² equivalent	How we would read it
Internal / weaker location	VND 10–20m/m²	VND 0.8–1.6bn	Cheap, but road and liquidity need checking
Typical residential market	VND 20–30m/m²	VND 1.6–2.4bn	Main affordable urbanising band
Better road / neighbourhood	VND 30–40m/m²	VND 2.4–3.2bn	Stronger everyday demand
Prime frontage	VND 40m+/m²	VND 3.2bn+	Commercial exposure drives the premium

How cheap can land near Hai Phong's industrial zones still be?

Land close to Hai Phong's industrial corridors can still be bought around VND 10–20 million/m², and that remains one of the clearest routes to a sub-VND 2 billion plot.

Current advertisements around areas linked to Trang Due and other industrial clusters still show plots in the low teens per square metre. An 80–90 m² piece of land at VND 13 million/m² costs only about VND 1.0–1.2 billion, dramatically less than an equivalent plot in central Hai Phong.

Hai Phong's industrial economy is growing fast enough to create real housing demand, but factories alone do not make every nearby plot valuable. A location becomes much more interesting when industrial employment comes together with good roads, shops, schools and an established residential population.

This is where the “near an industrial park” label gets a bit sloppy. Land beside a factory gate with weak local services may stay cheap for years. A nearby area that becomes a proper neighbourhood can move from the low teens toward VND 20–30 million/m² surprisingly quickly.

We would therefore pay more attention to how the surrounding district is urbanising than to the industrial-park label itself.

Is land in the former Hai Duong part of Hai Phong much cheaper?

Yes. The former Hai Duong side gives buyers some of the lowest residential land prices inside the enlarged Hai Phong, especially once we move away from established towns and major roads.

Recent public auctions make the difference unusually clear. In Vinh Am, 38 residential plots covering about 4,302 m² carried a combined starting value of roughly VND 21.5 billion. That works out at only about VND 5 million/m².

Another auction in Hop Tien offered 61 plots with starting prices ranging from approximately VND 5.5 million to VND 13 million/m².

But cheap land is far from universal on the western side. Residential plots in stronger planned areas can start much higher. An Nhan Dong in Tu Ky, for example, has seen auction starting prices reach VND 35 million/m² for some plots.

The auctions also help us judge online asking prices. A VND 6–10 million/m² plot in an outer part of today's Hai Phong is perfectly plausible; it is not automatically a fake bargain. Conversely, VND 20–30 million/m² can already be the opening auction level in a better-developed location.

Former Hai Duong example	Starting / reference price	What it shows	Approx. 100 m² value
Vinh Am auction	~VND 5m/m² average	Very cheap outer-market land still exists	~VND 500m
Hop Tien auction	VND 5.5–13m/m²	Broad rural-to-semi-urban range	VND 550m–1.3bn
An Nhan Dong, Tu Ky	Up to VND 35m/m²	Better planned land can be expensive	VND 3.5bn
Stronger western urban areas	VND 20m+/m²	Former Hai Duong does not automatically mean cheap	VND 2bn+

Are Hai Phong's official land prices close to what buyers really pay?

Sometimes, but buyers should never assume Hai Phong's official land table is the same as the live market price.

The gap is easy to see in Thuy Nguyen. The official schedule has ordinary roads around VND 10–20 million/m² and stronger corridors around VND 30–45 million/m², while private asking prices in premium new-urban locations have gone substantially higher.

An Duong shows the same pattern on a smaller scale. The strongest official position-one values can sit around VND 20–25 million/m² while private residential listings commonly reach the VND 20–40 million range.

Central Hai Phong is different because some official values are already extremely high. Position-one figures of VND 120–160 million/m² on major streets overlap with the sort of prices buyers actually encounter at the top of the market.

Hai Phong has also introduced land-price adjustment coefficients under its current 2026 framework. The city adopted Decision 57/2026/QD-UBND on land-price adjustment coefficients and later set limits for market-movement adjustments. In practice, local authorities themselves now have mechanisms for situations where the underlying table does not fully reflect the relevant valuation.

For a buyer, the official schedule is useful for understanding relative locations and some taxes or administrative calculations. It should never replace checking current transactions and comparable plots.

How much more does main-road land cost in Hai Phong?

A Hai Phong plot directly on a major road can cost two to four times as much as land only a few positions farther back, even inside the same neighbourhood.

Le Hong Phong gives a striking official example. Position-one residential land reaches VND 120 million/m², compared with VND 48.6 million at position two and VND 27 million at position four. The deepest position is therefore 77.5% cheaper than direct frontage.

The pattern also appears outside the centre. On parts of National Highway 5 around An Duong, position-one land can be valued at VND 18 million/m², compared with VND 10.8 million at position two and VND 7.2 million at position four.

In Thuy Nguyen, a road corridor valued around VND 30 million/m² at position one falls to roughly VND 18 million at position two and VND 12 million at position four.

This is why price-per-square-metre comparisons often go wrong in Hai Phong. Two plots 300 metres apart can have very different values when one opens directly onto a commercial road and the other sits down a narrow lane.

Hai Phong road example	Position 1	Position 2	Position 4	Position 1 vs position 4
Le Hong Phong	VND 120m/m²	VND 48.6m/m²	VND 27m/m²	4.4×
An Duong QL5 example	VND 18m/m²	VND 10.8m/m²	VND 7.2m/m²	2.5×
Pham Van Dong area	VND 30m/m²	VND 21m/m²	VND 12m/m²	2.5×
Thuy Nguyen corridor	VND 30m/m²	VND 18m/m²	VND 12m/m²	2.5×

Are Hai Phong land prices still rising now?

Hai Phong land prices are no longer rising cleanly across the whole market. The gains are much more concentrated in particular roads and development corridors.

The earlier upswing was strong. During 2025, Batdongsan.com.vn recorded many Thuy Nguyen locations with asking-price growth around 20–30% year on year, while several An Duong areas were up by roughly 12–20%.

That broad excitement cooled. Hai Phong property-market reporting subsequently showed interest in land plots falling around 29% during the first quarter of 2026, even though land remained a major part of property searches.

Local listing histories now move in both directions. Some neighbourhoods still show double-digit increases, while others have fallen from previous asking-price levels. These portal figures measure advertised properties rather than completed transactions, so we would not treat a 20% listing increase as proof that every owner made 20%.

The useful takeaway is simpler: citywide momentum has weakened, while places with concrete improvements in roads, administration, jobs or established housing demand can still reprice sharply.

Anyone buying today should therefore demand a location-specific reason for future appreciation. “Hai Phong is growing” is no longer enough.

How much money do you realistically need to buy land in Hai Phong?

A serious Hai Phong land search can start below VND 1 billion, but VND 2–4 billion is the budget range that opens up far more usable residential choices.

At the outer end, VND 700 million to VND 1.2 billion can still buy a modest plot in peripheral Thuy Nguyen, an industrial fringe or cheaper parts of the former Hai Duong area.

At VND 2 billion, an 80 m² budget supports VND 25 million/m². That starts bringing ordinary An Duong-type locations and other established suburban areas into play.

VND 4 billion raises the same 80 m² budget to VND 50 million/m², which gives access to much stronger urban locations. VND 8 billion allows VND 100 million/m² and brings premium central or new-core plots into the search.

Plot size matters just as much. A buyer with VND 3 billion can choose between 120 m² at VND 25 million/m² and only 50 m² at VND 60 million/m². Both are “VND 3 billion Hai Phong land,” but they serve completely different buyers.

Total budget	What it can realistically target now	Price/m² on an 80 m² plot	Typical compromise
Under VND 1bn	Outer/rural or small suburban plot	Under ~VND 12.5m	Distance, road quality or plot size
VND 1–2bn	Industrial fringe, outer Thuy Nguyen, cheaper western areas	VND 12.5–25m	Usually outside prime urban locations
VND 2–4bn	Established suburban Hai Phong	VND 25–50m	Prime frontage still expensive
VND 4–8bn	Better urban and premium suburban locations	VND 50–100m	Smaller plots at the top end
VND 8bn+	Prime central or major-road land	VND 100m+	Commercial value becomes crucial

Is cheap land in Hai Phong actually a bargain?

Cheap Hai Phong land can be good value, but prices below VND 10–15 million/m² usually come with a clear reason: weaker roads, fewer local services, longer travel times or thinner resale demand.

The post-merger city makes this especially easy to misunderstand. A VND 6 million/m² plot in an outer former Hai Duong commune and a VND 60 million/m² plot near central Hai Phong both sit inside the same city boundaries, yet they compete for completely different buyers.

We would look hardest for cheap areas where several sources of demand are starting to overlap. Jobs alone are useful. Jobs plus better roads, schools, shops and growing residential development are much stronger.

The same logic applies to infrastructure stories. A planned road can push asking prices up well before local daily life improves. If the surrounding area remains empty, the buyer may spend years waiting for the expected demand to arrive.

That is where Hai Phong's cheaper land becomes interesting today: not simply where the price is low, but where a VND 10–20 million/m² area is gradually turning into the kind of place people actually want to live.

How much does land in Hai Phong really cost now?

For most residential buyers, Hai Phong land falls somewhere around VND 10–50 million/m², while central, premium and major-road plots can easily move into VND 50–100 million/m² and sometimes above VND 200 million/m².

The cheap end is still very real. Outer or rural locations can sit near VND 5–15 million/m², especially across the enlarged city's western and peripheral areas. Established suburban land commonly moves into VND 20–40 million/m². Better urban neighbourhoods frequently require VND 40–100 million/m².

Once we reach scarce central frontage or the strongest parts of the new Thuy Nguyen core, six-figure prices per square metre become plausible.

For a conventional 60–100 m² residential plot on the historic Hai Phong side, we would think of VND 1.5–4 billion as the broad mass-market budget. VND 4–8 billion buys into much stronger urban locations, while genuinely prime land can run far beyond that.

Thuy Nguyen shows the market's spread particularly well. Ordinary peripheral residential land can still cost around VND 10–15 million/m², while Bac Song Cam and the best new-core locations can reach several times that amount.

So if someone asks what land costs in Hai Phong today, our shortest useful answer is roughly VND 10–50 million/m² for the mainstream residential market, with huge deviations on either side. The street, road position and exact neighbourhood tell us far more than the Hai Phong address alone.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Hai Phong. If you’d like to learn more about us, you can check our presentation page.