What can your budget buy in Hai Phong?

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What can your budget buy in Hai Phong today?

A VND 2–4 billion budget currently buys a serious apartment in Hai Phong, while buyers who want a modern townhouse should think closer to VND 6–8 billion.

That is the simplest way to read the market today. Hai Phong still looks affordable beside Hanoi or Ho Chi Minh City, but prices inside the city now stretch from roughly VND 14–19 million per square meter for restricted social housing to VND 40 million for the average apartment, then above VND 50 million in several premium projects. New landed homes can easily cost VND 6 billion or more.

The market has also moved quickly. Hai Phong government reporting based on Batdongsan.com.vn data showed average apartment asking prices rising from VND 34 million per square meter in Q1 2025 to VND 41 million by Q4, before easing slightly to VND 40 million in Q1 2026. Buyer interest has moved upmarket at the same time: apartments below VND 30 million per square meter attracted 48–57% of interest in 2023, compared with only 25% in Q1 2026. The VND 40–55 million bracket grew from 18% to 37%.

So the amount written on the buyer's bank balance changes the answer very quickly. VND 2 billion gets you into the private apartment market. VND 3 billion gives you far more flexibility. At VND 5 billion, premium apartments become easy to reach but newer landed homes remain selective. Around VND 7 billion, the townhouse market opens up properly.

Budget	What the money can realistically target now	Rough apartment size at VND 40m/m²	Main compromise
VND 1bn	Social housing, older or very small units	25 m²	Eligibility, age or location
VND 2bn	Entry-level private apartment	50 m²	Limited premium choice
VND 3bn	Good 2BR, some larger units	75 m²	Smaller in premium projects
VND 5bn	High-end apartment, selected houses	125 m²	New townhouses still selective
VND 7bn	Large premium apartment or modern townhouse	175 m² equivalent	Location drives the choice
VND 10bn+	Strong townhouse, house, premium apartment	250 m² equivalent	Prime landed property can still cost more

Why is Hai Phong so difficult to price now?

Hai Phong is unusually difficult to price today because the official city has become much bigger while most of the housing people actually search for remains concentrated around the old Hai Phong urban area.

Hai Phong merged with Hai Duong in 2025, creating a municipality of more than 4.6 million people. That makes broad citywide statistics harder to use for someone deciding whether VND 3 billion buys a decent home near Le Chan, Gia Vien or Thuy Nguyen.

Property supply remains heavily concentrated. Data reported after the merger showed roughly 96% of apartment supply and 97% of private-house supply in the enlarged city sitting in the former Hai Phong area. An average covering the whole municipality therefore mixes established urban districts, new master-planned areas, industrial corridors and much cheaper peripheral locations.

The type of property creates another huge gap. According to Hai Phong's construction authorities, approved social-housing prices have been around VND 14–19 million per square meter in several projects. The wider apartment market has recently averaged around VND 40 million, while Diamond Crown currently advertises a project range around VND 53–71 million.

Hai Phong averages are useful as a starting point, but not much more. The budget bands become far more useful once we compare actual projects and property types.

Can VND 1 billion still buy a home in Hai Phong?

VND 1 billion can still buy a home in Hai Phong, but the realistic choices are currently social housing, selected older stock and unusually small apartments.

Social housing produces some eye-catching numbers. Hai Phong's Department of Construction published approved prices of about VND 14.1 million per square meter at Hoang Huy New City, VND 16.09 million at Trang Due, VND 17.23 million at Lac Vien, VND 18.86 million at 384 Le Thanh Tong and VND 19.31 million at 39 Luong Khanh Thien. Hoang Huy Green River later published provisional prices around VND 16.2–17.2 million per square meter.

At VND 17 million per square meter, VND 1 billion corresponds to nearly 59 square meters. At the recent open-market apartment average of VND 40 million, the same money corresponds to only 25 square meters.

Those cheap social-housing figures come with an important catch: buyers need to satisfy Vietnam's eligibility rules. They show that genuinely inexpensive housing still exists in Hai Phong, but they do not represent the unrestricted market.

For an ordinary buyer searching freely, VND 1 billion is now a tight budget. We would expect compromises on building age, size, location or all three.

Price level	What VND 1bn buys mathematically	What that means in practice
VND 14m/m²	71 m²	Social housing territory
VND 17m/m²	59 m²	Typical newer social-housing level
VND 25m/m²	40 m²	Older / cheaper private stock
VND 40m/m²	25 m²	Below a normal mainstream family unit
VND 55m/m²	18 m²	Too low for most premium apartments

What does VND 2 billion buy in Hai Phong now?

VND 2 billion currently gets you into Hai Phong's normal private apartment market, although buyers still have to choose carefully between size, age and location.

Using the recent VND 40 million-per-square-meter city average, VND 2 billion buys about 50 square meters. Move down to VND 30 million and it becomes roughly 67 square meters. Push into a VND 55 million premium project and purchasing power falls to only 36 square meters.

That range explains why two VND 2 billion apartments can look completely different. One might be an older 60–70 square meter family unit. Another could be a compact apartment in a much newer development. At Diamond Crown, for example, current resale advertisements include studios of roughly 32–37 square meters around VND 1.7–2.1 billion, while larger units quickly move above this budget.

For someone who wants a normal two-bedroom home rather than a premium building, VND 2 billion remains workable. Buyers insisting on a newer project, prime position and generous floor area will probably need another VND 500 million to VND 1 billion.

Is VND 3 billion enough for a good apartment in Hai Phong?

VND 3 billion is currently the strongest mainstream apartment budget in Hai Phong because it gives buyers enough money to stop chasing only the cheapest stock.

At VND 40 million per square meter, VND 3 billion corresponds to 75 square meters. That is a useful family-apartment size. Even at VND 50 million, the budget still reaches 60 square meters.

Current Diamond Crown listings show where the premium starts biting. Batdongsan.com.vn now gives the project a broad range around VND 53.2–70.5 million per square meter. Recent individual listings include a 56-square-meter one-bedroom unit around VND 2.55–2.95 billion and a 71-square-meter two-bedroom unit around VND 3.55 billion.

VND 3 billion is the dividing line where buyers get a real choice: take a smaller apartment in one of Hai Phong's expensive buildings, or use the same money for considerably more space elsewhere.

We would treat VND 3 billion as the current sweet spot for someone who wants a good apartment without paying heavily for a prestige address.

Apartment price	Size VND 3bn buys	What we would expect
VND 30m/m²	100 m²	Large mainstream or older apartment
VND 40m/m²	75 m²	Comfortable family apartment
VND 45m/m²	67 m²	Modern 2BR territory
VND 50m/m²	60 m²	Smaller premium apartment
VND 55m/m²	55 m²	Compact premium unit
VND 65m/m²	46 m²	High-end location, limited space

What does VND 5 billion buy in Hai Phong: apartment or house?

VND 5 billion currently buys a lot of apartment in Hai Phong, while the house market gives you a much more uneven set of options.

Apartment buyers are already in the upper end of the market. Even at VND 55 million per square meter, VND 5 billion represents about 91 square meters. At the VND 40 million city average, it represents 125 square meters. A buyer spending this much can concentrate on building quality, views, management and location rather than simply getting enough bedrooms.

Houses are trickier because the land underneath them drives so much of the price. A small older home in an alley can fit comfortably below VND 5 billion, especially outside the strongest central streets. A good frontage position can swallow the same budget very quickly.

New master-planned housing shows the difference most clearly. Current Hoang Huy New City listings include 90-square-meter, five-storey townhouses around VND 6.3–6.8 billion. A VND 5 billion buyer is therefore close to this market but still below the current cluster for the cleaner new-build options.

For apartments, VND 5 billion is high-end money in Hai Phong. For landed housing, compromise is still normal.

What changes with a VND 7 billion budget in Hai Phong?

VND 7 billion is where modern townhouses become genuinely realistic in Hai Phong rather than something buyers keep stretching toward.

Hoang Huy New City gives us one of the clearest current benchmarks. Recent Batdongsan.com.vn advertisements show 90-square-meter, five-storey units around VND 6.3 billion, VND 6.45 billion, VND 6.5 billion, VND 6.7 billion and VND 6.8 billion. These are asking prices rather than completed transaction records, but the repetition across multiple listings makes the VND 6–7 billion band useful.

The same development also shows how quickly location changes the bill. Better-facing or more prominent units can move toward VND 8–10 billion, while current listings for stronger corner or park-facing positions reach roughly VND 11 billion. Units on bigger commercial roads can cost more again.

Apartment buyers with VND 7 billion have far fewer constraints. Diamond Crown currently has a 134-square-meter unit advertised around VND 7.4 billion, and smaller premium apartments sit well below that level.

VND 7 billion therefore creates a real choice between vertical luxury and owning land in a new urban area. For many buyers, this is the budget at which Hai Phong starts feeling genuinely spacious.

VND 7bn choice	What the budget currently reaches	Main attraction	Main sacrifice
Mainstream apartment	Very large unit	Maximum space	More capital than necessary
Premium apartment	Large 2BR/3BR or better	Location and amenities	No private land
New townhouse	Around 80–90 m² land in some projects	Land + several floors	Usually outside old central core
Older central house	Highly variable	Established neighborhood	Age or small plot
Prime central land	Modest plot	Scarcity and location	Little budget left to build

What can VND 10 billion buy in Hai Phong?

VND 10 billion buys broad choice in Hai Phong today, including premium apartments, many established houses and a good part of the modern townhouse market.

Current Hoang Huy New City listings show the hierarchy well. Standard units cluster around VND 6–7 billion, better positions commonly move into the VND 8–10 billion area, and particularly attractive corner, park-facing or major-road properties can cross VND 10–12 billion.

A premium apartment buyer has even more room. Diamond Crown's current VND 53–71 million-per-square-meter range implies that VND 10 billion covers roughly 140–188 square meters on a simple price-per-square-meter basis. Actual unit pricing varies with floor, view, layout and furnishings, but a VND 10 billion apartment buyer is clearly shopping at the top of the normal market.

Prime landed property can still run beyond this budget. Hai Phong has enough expensive frontage, villas and shophouses that VND 10 billion should not be read as unlimited purchasing power.

Still, compared with the lower budget bands, VND 10 billion largely removes the basic space problem. The buyer's decision becomes much more about which part of Hai Phong deserves the money.

Is central Hai Phong still more expensive than Thuy Nguyen?

Central Hai Phong remains expensive for scarce established land, while Thuy Nguyen now commands serious prices of its own because buyers are paying for new infrastructure and master-planned development.

Older central areas offer something Thuy Nguyen cannot instantly reproduce: dense neighborhoods, established schools, shops, hospitals, busy streets and a long history of commercial activity. Small plots in good locations can therefore carry very high land values even when the house sitting on them is ordinary.

Thuy Nguyen has changed quickly. The city's political-administrative center moved there, large residential schemes have followed, and developers are selling a very different product from an old inner-city alley house. Hoang Huy New City's current VND 6–7 billion entry area for many 90-square-meter townhouses shows that buyers are already paying a substantial premium for this new urban environment.

The old “center expensive, outskirts cheap” rule is not very useful anymore. Someone moving north can still get a newer property and more planned space, but the strongest new developments are no bargain-basement alternative.

For budget buyers, peripheral resale stock may still save real money. For buyers targeting the new Thuy Nguyen cityscape, the budget increasingly resembles that of an established urban market.

Are new apartments in Hai Phong worth their premium?

New and premium Hai Phong apartments now cost enough more than ordinary resale stock that buyers should expect a real benefit from the building, location or management before paying up.

The spread is large. The broader apartment market recently averaged around VND 40 million per square meter. Diamond Crown currently sits around VND 53.2–70.5 million on Batdongsan.com.vn, putting much of the project at least one-third above the city average and some units much higher.

At VND 3 billion, that difference changes the apartment completely. The same money buys 75 square meters at VND 40 million per square meter, about 55 square meters at VND 55 million and only 46 square meters at VND 65 million.

Current Diamond Crown resale listings make this tangible. A studio of roughly 32 square meters has recently been advertised around VND 1.7 billion. A 35-square-meter one-bedroom has appeared around VND 2.1 billion. A 56-square-meter unit can run around VND 2.6–3 billion, while a 71-square-meter two-bedroom listing was around VND 3.55 billion.

That premium can make sense for someone who values a newer building, central positioning, facilities, better management or stronger appeal to expatriate tenants. Buyers mainly chasing square meters have a strong reason to look elsewhere.

Price per m²	VND 2bn buys	VND 3bn buys	VND 5bn buys
VND 30m	67 m²	100 m²	167 m²
VND 40m	50 m²	75 m²	125 m²
VND 50m	40 m²	60 m²	100 m²
VND 55m	36 m²	55 m²	91 m²
VND 65m	31 m²	46 m²	77 m²
VND 70m	29 m²	43 m²	71 m²

Can foreigners buy the same Hai Phong homes as Vietnamese buyers?

Foreign buyers cannot shop across the whole Hai Phong housing market in the same way as Vietnamese citizens, which makes apartments in eligible commercial projects much more relevant.

Vietnam's current Housing Law allows eligible foreign individuals to own housing in permitted commercial residential projects, subject to location and ownership limits. Foreign ownership in a condominium building is capped at 30% of the apartments. For separate houses such as villas and townhouses, foreign buyers can own no more than 250 homes within an area equivalent in population to a ward.

Foreign individuals generally receive ownership for up to 50 years from the certificate date. The law allows one extension of up to another 50 years under the applicable conditions. A foreigner married to a Vietnamese citizen can have different ownership rights.

For someone shopping with VND 3 billion, this pushes the search heavily toward eligible condominiums. A Vietnamese citizen can compare that apartment with residential land, an older private house or other landed options that a foreign buyer cannot simply purchase under the same rules.

Foreign buyers should verify project eligibility and the remaining foreign quota before becoming attached to a particular unit. In Hai Phong, the legal filter can remove properties from consideration before the budget becomes relevant.

Is renting a premium Hai Phong apartment cheaper than buying one?

Renting a good Hai Phong apartment can currently be very attractive for someone staying only a few years because several billion dong of property can often be rented for a relatively modest monthly amount.

Suppose an apartment worth VND 3.3 billion rents for VND 12 million per month. Annual rent is VND 144 million, equivalent to roughly 4.4% of the purchase price before owner expenses. At VND 15 million monthly on a VND 4 billion property, the ratio is about 4.5%.

That relationship gives tenants quite a lot of housing for their monthly outlay. Someone paying VND 10–15 million a month can live in a modern apartment without locking VND 3–4 billion into the property, paying purchase-related costs or taking the risk that the unit becomes difficult to resell.

Long-term owners have another calculation because capital appreciation can outweigh the rent they would otherwise pay. Hai Phong apartment prices have risen strongly lately, so ignoring that possibility would be unrealistic.

For an expatriate with a two- or three-year horizon, though, buying purely to avoid rent looks much less compelling. The current rent-to-price gap gives tenants plenty of flexibility.

Property value	Example monthly rent	Annual rent	Gross rent / purchase price
VND 3.0bn	VND 10m	VND 120m	4.0%
VND 3.3bn	VND 12m	VND 144m	4.4%
VND 3.5bn	VND 14m	VND 168m	4.8%
VND 4.0bn	VND 15m	VND 180m	4.5%

Should you spend more because Hai Phong is growing so fast?

Hai Phong's growth makes good property easier to justify, but it gives buyers very little reason to overpay for the wrong property.

The economic backdrop is genuinely strong. Official city statistics put 2025 GRDP growth at 11.81%, the 11th consecutive year of double-digit growth. Industrial production rose 15.11%, and total newly attracted capital reached about US$2.88 billion by year-end.

JLL's late-2025 assessment also showed more than 4,100 hectares of industrial real-estate supply with occupancy above 85%. Across major residential developments, JLL counted more than 7,700 apartments and about 13,000 landed homes, with primary sales above 80% in many projects.

Housing demand, however, has become more selective. As pointed out above, Hai Phong government reporting based on Batdongsan.com.vn data showed interest in land plots falling 29%, street-front houses 18% and private houses 24%, while apartment prices were up roughly 17%.

That split deserves more attention than the city's headline growth rate. Hai Phong can keep getting richer while a badly located plot or overpriced townhouse sits still. Buyers stretching from VND 5 billion to VND 7 billion should do it because the extra money unlocks a property they genuinely want, rather than because Hai Phong's economy grew by double digits.

How much of your Hai Phong property budget should stay in cash?

Hai Phong buyers should keep part of their budget outside the purchase price, especially when buying an unfurnished apartment, an older house or a property with financing.

A buyer with exactly VND 3 billion available should therefore be cautious about treating VND 3 billion as the search ceiling. Furnishing a new apartment can take a meaningful amount of cash. Older landed homes can need renovation almost immediately. Financing adds another risk because the bank's valuation can come in below the agreed purchase price.

Taxes, registration charges, brokerage arrangements and legal expenses also need to be allocated between the parties. The exact amount depends on the transaction, so a single blanket percentage would create false precision.

In practice, a VND 2.7 billion apartment with cash left for furniture and surprises can be a better purchase than a VND 3 billion unit that empties the buyer's account. We would apply the same logic more aggressively to older houses, where repair bills are less predictable.

Where is the best value in Hai Phong right now?

Hai Phong's best-value budget today is roughly VND 2–4 billion for apartments and VND 6–8 billion for buyers determined to own a modern landed home.

The apartment case is especially strong around VND 3 billion. At the recent city average, that buys roughly 75 square meters. Buyers can go larger in cheaper resale stock or sacrifice space for a premium building. That budget gives enough flexibility to make a genuine choice rather than simply taking whatever is affordable.

Around VND 5 billion, the apartment buyer is already spending at a high level for Hai Phong. Adding another VND 1–2 billion starts to make more sense when the goal changes from “better apartment” to “own land.”

Current Hoang Huy New City listings support that breakpoint. Regular 90-square-meter townhouses have lately clustered around VND 6.3–6.8 billion, while better positions move toward VND 8–10 billion and above.

This creates a fairly clear budget map. VND 1 billion is difficult outside restricted housing. VND 2 billion works. VND 3 billion is comfortable for apartments. VND 5 billion gives you premium apartment choice. VND 7 billion opens modern townhouses. VND 10 billion gives you broad freedom, although prime landed property can still exceed it.

So what can your budget actually buy in Hai Phong?

Hai Phong still gives buyers a lot for their money, but anyone arriving with old ideas about a uniformly cheap industrial city will underestimate what good housing costs now.

Below VND 1 billion, the choices are narrow unless the buyer qualifies for social housing. Around VND 2 billion, ordinary private apartments become realistic. VND 3 billion is currently the strongest all-round apartment budget, giving access to comfortable family units and smaller apartments in premium buildings.

At VND 5 billion, we would expect a high-quality apartment and start comparing selected private houses. Buyers looking specifically for a new townhouse should think closer to VND 6–8 billion based on what is currently being marketed in developments such as Hoang Huy New City. VND 10 billion brings most mainstream residential options into play, while prime villas, shophouses and scarce central sites can still go far higher.

The market is also moving up rather than standing still. Apartments below VND 30 million per square meter have lost a large share of buyer attention since 2023, the VND 40–55 million range has become far more important, and premium projects now stretch beyond VND 70 million per square meter.

For us, the clearest answer is VND 2–4 billion if you want an apartment and roughly VND 6–8 billion if you want a modern landed home. Hai Phong remains accessible by big-city Vietnamese standards, but the days when almost any reasonable budget bought a large, well-located home are fading.

Total budget	What we would realistically target now	Approximate purchasing power	Our view
Under VND 1bn	Eligible social housing, older low-end stock	~50–70 m² in social housing	Very restrictive privately
VND 1–2bn	Small or entry-level apartment	~25–65 m² depending on segment	Possible, but compromises are obvious
VND 2–3bn	Mainstream apartment	~50–90 m²	Good value
VND 3–4bn	Strong 2BR / selected premium unit	~55–100+ m²	Best apartment range
VND 4–5bn	Premium apartment / selected house	~75–125+ m² apartment	Plenty of apartment choice
VND 5–7bn	Large premium apartment / townhouse entry	Highly project-dependent	Useful transition range
VND 7–10bn	New townhouse / strong established house	Often ~80–100 m² land in new projects	Broad choice
VND 10bn+	Better townhouse, villa, prime apartment	Location dominates	High-end Hai Phong

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.