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Hai Phong has quietly become one of northern Vietnam's most dynamic property markets, fueled by industrial growth and major infrastructure projects.
In this article, we break down current housing prices in Hai Phong, recent trends, and our forecasts for 2026 and beyond.
We constantly update this blog post to reflect the latest market data and analysis.
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.
Insights
- Property prices in Hai Phong have increased by roughly 30% since January 2023, making it one of the fastest appreciating markets in northern Vietnam outside Hanoi.
- Landed properties like townhouses and villas in Hai Phong are growing 3 to 4 percentage points faster than apartments, driven by scarcity and investor demand for land ownership.
- Thủy Nguyên district is emerging as Hai Phong's "second downtown," with prices rising faster than the city average due to major master-planned developments.
- Hai Phong has maintained double-digit economic growth for 10 consecutive years, creating a steady stream of new households and housing demand.
- Gross rental yields in Hai Phong typically range from 3% to 5%, with industrial park-adjacent apartments performing better due to expat and manager tenants.
- The removal of Vietnam's credit growth cap from 2026 could unlock additional mortgage lending, potentially accelerating property price increases in Hai Phong.
- A 70 square meter apartment in Hai Phong currently costs around VND 3.2 billion (about $128,000), making it significantly more affordable than comparable units in Hanoi.
- Foreign direct investment into Hai Phong's industrial zones continues to drive both job creation and demand for mid-range rental housing near logistics hubs.
What are the current property price trends in Hai Phong as of 2026?
What is the average house price in Hai Phong as of 2026?
As of early 2026, the average property price in Hai Phong sits at approximately VND 48 million per square meter (around $1,920 or €1,780), which reflects a blend of apartments and landed homes across the city's most active districts.
To put that in practical terms, a typical 70 square meter apartment in Hai Phong costs around VND 3.2 billion ($128,000 or €118,500), while a 90 square meter townhouse plot in a new urban area runs closer to VND 4.7 billion ($188,000 or €174,000).
The realistic price range that covers roughly 80% of residential purchases in Hai Phong falls between VND 2 billion and VND 8 billion ($80,000 to $320,000 or €74,000 to €296,000), depending on whether you're looking at a modest apartment or a well-located landed property.
How much have property prices increased in Hai Phong over the past 12 months?
Property prices in Hai Phong have increased by approximately 8% over the past 12 months (January 2025 to January 2026), continuing the city's strong growth trajectory that has seen prices rise by 30% or more since early 2023.
The price increases have not been uniform across property types, with apartments rising around 6% while townhouses, shophouses, and villas have climbed 9% to 10% due to their relative scarcity and the premium buyers place on land ownership in Hai Phong.
The single most significant factor behind this price movement has been Hai Phong's industrial and FDI-driven economic growth, which has created jobs, attracted workers, and generated steady demand from both local upgraders and outside investors looking to capitalize on the city's infrastructure boom.
Which neighborhoods have the fastest rising property prices in Hai Phong as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Hai Phong are Thủy Nguyên (particularly the Bắc Sông Cấm and Vũ Yên corridor), Hải An (along the Lê Hồng Phong and Cát Bi axis), and Dương Kinh (the southern mega-project belt).
Thủy Nguyên is seeing annual price growth of 12% to 15%, while Hải An and Dương Kinh are growing at 10% to 12%, all outpacing the citywide average of 8%.
The main demand driver for these neighborhoods is new infrastructure that reduces travel time to the city center, combined with large master-planned developments that create a "new downtown" effect and attract both end-users and investors seeking early entry into emerging areas.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Hai Phong.
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.
Which property types are increasing faster in value in Hai Phong as of 2026?
As of early 2026, the ranking of property types by value appreciation in Hai Phong is: shophouses and townhouses in master-planned areas (fastest), followed by villas, then detached houses in established central districts, and finally apartments and condos (slowest).
Shophouses and townhouses in well-connected developments are appreciating at roughly 10% to 12% annually, outpacing apartments which are growing at around 6%.
The main reason landed properties are outperforming is the combination of limited supply (land is finite), strong investor interest in products with business-use optionality, and the cultural preference for land ownership that drives premium pricing in Hai Phong's emerging urban poles like Thủy Nguyên.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Hai Phong?
- How much should you pay for a house in Hai Phong?
- How much should you pay for an apartment in Hai Phong?
- How much should you pay for lands in Hai Phong?
- How much should you pay for a studio in Hai Phong?
What is driving property prices up or down in Hai Phong as of 2026?
As of early 2026, the top three factors driving property prices in Hai Phong are industrial growth and FDI inflows (creating jobs and housing demand), major infrastructure projects like ring roads and port upgrades (changing which areas feel accessible), and the city's evolving two-pole urban structure with Thủy Nguyên in the north and a southern growth belt.
The single factor with the strongest upward pressure is Hai Phong's industrial ecosystem, because every new factory and logistics center brings workers who need housing, managers who rent premium apartments, and investors who want to capitalize on the city's economic momentum before prices catch up to fundamentals.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Hai Phong here.
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What is the property price forecast for Hai Phong in 2026?
How much are property prices expected to increase in Hai Phong in 2026?
As of early 2026, property prices in Hai Phong are expected to increase by approximately 7% over the course of the year, continuing the city's pattern of steady appreciation driven by industrial growth and infrastructure investment.
The realistic range of forecasts spans from a conservative 2% to 4% (if credit tightens or external trade shocks hit) up to an optimistic 10% to 12% (if credit remains supportive and infrastructure milestones are delivered on schedule).
The main assumption underlying most price increase forecasts for Hai Phong is that Vietnam's overall economy will continue growing at 6% to 8%, keeping the FDI pipeline active and sustaining the job creation that fuels housing demand in this industrial hub city.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Hai Phong.
Which neighborhoods will see the highest price growth in Hai Phong in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Hai Phong are Thủy Nguyên (especially the Bắc Sông Cấm and Vũ Yên areas), Dương Kinh (the southern mega-project belt), and Hải An (the Cát Bi airport and Lê Hồng Phong corridor).
These top neighborhoods are projected to see price growth of 10% to 15% in 2026, compared to the citywide average of around 7%.
The primary catalyst driving expected growth is the combination of tangible infrastructure delivery (ring roads, connectors) and large-scale developer activity that creates reference pricing and attracts both end-users looking for modern living and investors seeking early-stage opportunities.
One emerging neighborhood that could surprise with higher-than-expected growth is the Kênh Dương, Hồ Sen, and Cầu Rào 2 area in Lê Chân district, which benefits from central convenience and steady end-user demand without the speculation premium of newer development zones.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Hai Phong.
What property types will appreciate the most in Hai Phong in 2026?
As of early 2026, townhouses and shophouses in well-connected master-planned developments are expected to appreciate the most in Hai Phong, followed by villas in districts with strong "new center" momentum like Thủy Nguyên.
The projected appreciation for top-performing townhouses and shophouses is 10% to 12% in 2026, compared to 6% to 7% for mid-range apartments.
The main demand trend driving this appreciation is scarcity combined with optionality: landed products in Hai Phong offer both residential use and potential commercial income, and there simply are not many new plots coming to market in desirable locations.
Apartments in oversupplied segments are expected to underperform because new project launches keep adding inventory, giving buyers more negotiating power and limiting the price growth that sellers can achieve in competitive corridors.
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.
How will interest rates affect property prices in Hai Phong in 2026?
As of early 2026, interest rates are expected to have a moderately supportive effect on Hai Phong property prices, with borrowing costs remaining relatively stable near late-2025 levels, which allows buyers to maintain affordability and keeps investor appetite healthy.
The current benchmark refinancing rate in Vietnam is around 4.5%, and mortgage rates for homebuyers typically run 2 to 3 percentage points higher, with most analysts expecting rates to stay flat or edge slightly lower if inflation remains contained.
A 1% increase in interest rates would typically reduce purchasing power by 8% to 10% for leveraged buyers in Hai Phong, which tends to cool investor demand for higher-ticket landed products first while mid-range apartments hold up better due to genuine end-user need.
You can also read our latest update about mortgage and interest rates in Vietnam.
What are the biggest risks for property prices in Hai Phong in 2026?
As of early 2026, the three biggest risks for property prices in Hai Phong are a credit or interest rate shock that hurts affordability and investor leverage, an export or FDI downturn if global trade weakens or tariffs escalate, and project or legal delays that freeze transaction volume even if headline prices look stable.
The single risk with the highest probability of materializing is tighter credit conditions, because Vietnam's central bank has signaled it may adjust lending controls, and even modest changes can quickly dampen buyer sentiment in a market where many purchasers rely on mortgages.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Hai Phong.
Is it a good time to buy a rental property in Hai Phong in 2026?
As of early 2026, buying a rental property in Hai Phong is a reasonable decision for investors who target areas with structural tenant demand (near industrial parks, the airport corridor, or central business districts), though returns require patience and careful property selection.
The strongest argument in favor of buying now is that Hai Phong's industrial and FDI growth continues to attract workers and managers who need rental housing, creating a durable tenant base that is not purely dependent on speculative price appreciation.
The strongest argument for waiting is that gross rental yields in Hai Phong currently range from 3% to 5%, which means your return is heavily dependent on capital appreciation, and if prices cool due to credit tightening or external shocks, your investment may underperform for several years.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Hai Phong.
You'll also find a dedicated document about this specific question in our pack about real estate in Hai Phong.
Buying real estate in Hai Phong can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Hai Phong?
What is the 5-year property price forecast for Hai Phong as of 2026?
As of early 2026, property prices in Hai Phong are expected to grow by approximately 45% cumulatively over the next five years (through January 2031), reflecting the city's strong industrial base and continued infrastructure investment.
The range of 5-year forecasts spans from a conservative 25% (if trade shocks or sustained higher rates dampen demand) to an optimistic 60% (if infrastructure delivery is strong and credit remains broadly supportive).
This translates to a projected average annual appreciation rate of roughly 7.7% per year over the next five years in Hai Phong, which is strong but not bubble territory given the city's economic fundamentals.
The key assumption most forecasters rely on is that Vietnam's economy will continue growing at 6% to 7% annually and that Hai Phong will maintain its role as a northern industrial hub, keeping job creation and housing demand elevated relative to other secondary cities.
Which areas in Hai Phong will have the best price growth over the next 5 years?
The three areas in Hai Phong expected to have the best price growth over the next five years are Thủy Nguyên (the emerging "second downtown"), the Dương Kinh to Đồ Sơn southern growth corridor, and Hải An's logistics and airport-adjacent pockets.
These top-performing areas are projected to see 5-year cumulative price growth of 55% to 75%, outpacing the citywide average of 45% due to infrastructure delivery and concentrated development activity.
This is largely consistent with our shorter-term forecast, though over five years we expect the southern corridor (Dương Kinh to Đồ Sơn) to gain more momentum as large-scale urban projects mature and create livable communities rather than just construction sites.
The currently undervalued area with the best potential for outperformance over five years is the industrial park-adjacent zones in An Dương district, where prices remain lower but tenant demand from factory workers and managers provides a solid rental floor and eventual appreciation catalyst.
What property type will give the best return in Hai Phong over 5 years as of 2026?
As of early 2026, well-located townhouses and shophouses in master-planned developments are expected to give the best total return over five years in Hai Phong, combining strong appreciation with potential rental or commercial income.
The projected 5-year total return (appreciation plus rental income) for top-performing townhouses in good locations is 60% to 80%, factoring in both price growth and modest rental yields of 3% to 4% annually.
The main structural trend favoring this property type is Hai Phong's limited supply of landed products in desirable areas, combined with Vietnamese buyers' strong cultural preference for owning land rather than just an apartment unit.
For investors seeking the best balance of return and lower risk over five years, mid-range apartments in liquid districts like Hải An, Lê Chân, and Ngô Quyền offer easier resale, steadier tenant demand, and less capital tied up in a single asset.
How will new infrastructure projects affect property prices in Hai Phong over 5 years?
The three major infrastructure projects expected to impact property prices in Hai Phong over the next five years are the expanded ring road network connecting northern and southern districts, continued port and logistics upgrades at Lạch Huyện, and improvements to Cat Bi International Airport and its access roads.
Properties near completed infrastructure projects in Hai Phong typically command a price premium of 15% to 25% compared to similar properties in areas without recent connectivity improvements, based on historical patterns in the city.
The specific neighborhoods that will benefit most from these infrastructure developments are Thủy Nguyên (ring road and Vũ Yên bridge connections), Hải An (airport corridor upgrades), and Dương Kinh (southern expressway access), all of which will see reduced travel times to the city center and industrial zones.
How will population growth and other factors impact property values in Hai Phong in 5 years?
Hai Phong's population is projected to grow at roughly 1.5% to 2% annually over the next five years, but the bigger driver of property values is in-migration tied to jobs, as workers relocate from other provinces to take positions in industrial parks and logistics centers.
The demographic shift with the strongest influence on property demand in Hai Phong is the growth of the middle-income working population (ages 25 to 45), who are forming households, upgrading from shared housing, and seeking modern apartments or starter homes near their workplaces.
Migration patterns are expected to strongly support property values in Hai Phong over five years, because the city continues to attract both domestic workers (from rural areas and smaller cities) and a layer of expat managers and technical staff who create demand for premium rental units.
The property types and areas that will benefit most from these demographic trends are mid-range apartments in Hải An and Ngô Quyền (convenient for young professionals) and landed homes in Thủy Nguyên and Dương Kinh (attractive to families looking for more space as they upgrade).
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.
What is the 10 year property price outlook in Hai Phong?
What is the 10-year property price prediction for Hai Phong as of 2026?
As of early 2026, property prices in Hai Phong are expected to grow by approximately 110% cumulatively over the next ten years (through January 2036), meaning a property worth VND 3 billion today could be worth around VND 6.3 billion in 2036.
The range of 10-year forecasts spans from a conservative 60% (if global trade volatility and tighter financial conditions reduce the city's growth premium) to an optimistic 150% (if Hai Phong successfully cements its position as a top-tier northern economic pole).
This translates to a projected average annual appreciation rate of roughly 7.6% per year over the next decade in Hai Phong, which reflects the city's strong fundamentals while accounting for inevitable cyclical slowdowns along the way.
The biggest uncertainty factor in making 10-year property price predictions for Hai Phong is the future of global trade and Vietnam's manufacturing competitiveness, because the city's economy is deeply tied to exports and foreign investment that could shift with changing tariff regimes or supply chain relocations.
What long-term economic factors will shape property prices in Hai Phong?
The three long-term economic factors that will shape property prices in Hai Phong over the next decade are Vietnam's manufacturing competitiveness and trade regime (which feeds the port and logistics ecosystem), public investment quality and infrastructure delivery (not just announcements but actual completion), and financial stability and credit cycles (since real estate is highly sensitive to borrowing conditions).
The single long-term factor with the most positive impact on property values in Hai Phong will be continued FDI inflows and industrial expansion, because every new factory and distribution center creates jobs that translate directly into housing demand from workers at all income levels.
The single long-term factor that poses the greatest structural risk to property values in Hai Phong is a sustained shift in global supply chains away from Vietnam, which could occur if tariff policies change dramatically or competing countries offer more attractive manufacturing incentives.
You'll also find a much more detailed analysis in our pack about real estate in Hai Phong.
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 |
|---|---|---|
| Savills Vietnam | Global real estate advisory with methodical, data-led market research. | We anchored Hai Phong price levels by property type and validated which submarkets and growth drivers matter most locally. |
| Batdongsan.com.vn | Vietnam's largest property portal with extensive listing and search data. | We used it as a reality-check on current market direction and buyer demand patterns across Hai Phong districts. |
| CafeF | Major Vietnamese financial news outlet citing Batdongsan.com.vn data. | We extracted price index change context and identified which districts are drawing the most investor interest. |
| Hai Phong Government Portal | Official Hai Phong government information source. | We grounded the local demand story in official economic growth figures and connected them to housing demand. |
| Vietnam News | National English-language outlet republishing official statistics. | We cross-checked Hai Phong growth reporting and explained the city's economic story in accessible terms. |
| World Bank | Top-tier international institution with transparent macro methodology. | We framed the national economic baseline that feeds housing demand and localized it to Hai Phong's context. |
| Reuters (Growth) | Highly reputable wire service with strong fact-checking standards. | We used it to keep the macro backdrop current with Vietnam's latest growth and inflation data. |
| Reuters (Credit Policy) | Reputable source for direct policy signals relevant to housing credit. | We incorporated credit policy shifts into our forecast ranges for potential upside and downside scenarios. |
| Vietnam Government Document Portal | Official government legal-document source for land pricing. | We used it as a reference floor for land values and to explain why official and market prices can diverge. |
| IMF World Economic Outlook | Leading global institution with consistent forecast frameworks. | We set the global risk backdrop and translated it into Hai Phong's housing market sensitivity. |
| Vietnam News (World Bank Coverage) | Reports named World Bank publications with verifiable source trail. | We triangulated macro expectations and kept the forecast balanced with multiple perspectives. |
| CEIC Data | Well-known macro database attributing series to State Bank of Vietnam. | We anchored interest rate starting points and modeled how rate moves pressure affordability. |
| Trading Economics | Widely used macro snapshot site with clear SBV rate labeling. | We used it as a cross-check to confirm our rate baseline is consistent with other sources. |
| Savills SPPI Q2/2025 | Savills' own index publication with explicit methodology. | We contextualized national residential pricing pressures so our Hai Phong story has broader context. |
| Bao Hai Phong | Local publication close to city developments and planning themes. | We enriched local infrastructure and mega-project narrative details specific to Hai Phong. |
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If you want to go deeper, you can read the following: