Buying property in Ho Chi Minh City?

We've created a guide to help you avoid pitfalls, save time, and make the best long-term investment possible.

Is now a good time to buy a property in Ho Chi Minh City? (January 2026)

Last updated on 

Authored by the expert who managed and guided the team behind the Vietnam Property Pack

property investment Ho Chi Minh City

Yes, the analysis of Ho Chi Minh City's property market is included in our pack

Buying property in Ho Chi Minh City is a big decision, and you deserve honest, data-backed answers before committing to such an investment.

This blog post breaks down current housing prices in Ho Chi Minh City and whether January 2026 is the right moment to buy, based on the freshest market data available.

We constantly update this article as new information becomes available, so you always get the most relevant picture of the Ho Chi Minh City property market.

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 Ho Chi Minh City.

So, is now a good time?

Rather no: unless you are a long-term buyer who can negotiate carefully and pick high-liquidity neighborhoods, January 2026 is not an ideal moment to rush into the Ho Chi Minh City property market.

The strongest signal is affordability: with average apartment prices around 80 to 95 million VND per square meter and salaries at roughly 98 million VND per year, most households face a price-to-income ratio above 25 times, which is extremely stretched by any standard.

Another key signal is that rental yields remain low, hovering around 3 to 4 percent gross, meaning your returns depend heavily on future price growth rather than rental income.

On the positive side, Vietnam's economy posted around 8 percent growth in 2025 with manageable inflation, Metro Line 1 is now operating, and Ring Road 3 is scheduled for mid-2026, which together support demand in specific corridors like Thu Duc, Binh Thanh, and District 7.

The safest strategy is to target well-located condos or townhouses in proven rental hubs like Thao Dien, Phu My Hung, or District 1, plan to hold for at least 7 to 10 years, and avoid overpaying for scarce stock in a tight market.

This is not financial or investment advice, we do not know your personal situation, and you should always do your own research before making any property decision.

Is it smart to buy now in Ho Chi Minh City, or should I wait as of 2026?

Do real estate prices look too high in Ho Chi Minh City as of 2026?

As of early 2026, Ho Chi Minh City property prices appear high relative to what local incomes can comfortably support, with average apartment prices around 80 to 95 million VND per square meter pushing a typical 70-square-meter condo into the 5.6 to 6.6 billion VND range.

One clear on-the-ground signal is that the high-end and luxury segment now accounts for over 60 percent of new supply in Ho Chi Minh City, while affordable housing below 40 million VND per square meter has essentially disappeared for two consecutive years, showing that developers are not competing on price.

Another indicator is that transaction volumes have actually increased, with more than 5,300 apartment units sold in Q3 2025 alone, up 65 percent year-over-year, which suggests buyers are accepting current prices rather than waiting for drops, reinforcing the elevated price levels.

You can also read our latest update regarding the housing prices in Ho Chi Minh City.

Sources and methodology: we anchored price data on government-cited figures via Reuters and consultancy reports from Savills Vietnam and CBRE Vietnam. We computed affordability multiples using the national statistics office salary reference of 98 million VND per year. Our internal models also triangulate these figures with transaction volume trends and supply composition data.

Does a property price drop look likely in Ho Chi Minh City as of 2026?

As of early 2026, the likelihood of a meaningful property price decline in Ho Chi Minh City over the next 12 months appears low to medium, mainly because supply remains constrained in the formal project pipeline and the macro backdrop is supportive.

A plausible downside-to-upside price change range for Ho Chi Minh City apartments over the next 12 months would be roughly minus 5 to plus 15 percent, with the downside limited by supply scarcity and the upside driven by infrastructure catalysts and continued demand.

The single most important macro factor that could increase the odds of a price drop in Ho Chi Minh City is credit tightening, because Vietnam's property market is heavily credit-driven and any pullback in mortgage availability or sharp rate increases would directly hit buyer capacity.

However, the State Bank of Vietnam has signaled credit growth targets around 16 percent for 2025 and policies remain accommodative, so a sudden credit squeeze is not the base case for the coming months.

Finally, please note that we cover the price trends for next year in our pack about the property market in Ho Chi Minh City.

Sources and methodology: we assessed crash risk by combining supply tightness data from Savills Vietnam, macro resilience from the World Bank and IMF, and credit policy signals via State Bank of Vietnam publications. Our proprietary risk models weigh these factors against historical cycle patterns in Vietnamese property markets.

Could property prices jump again in Ho Chi Minh City as of 2026?

As of early 2026, the likelihood of a renewed price surge in Ho Chi Minh City within the next 12 months is medium to high, particularly in infrastructure-linked corridors where Metro Line 1 is now operating and Ring Road 3 is scheduled to open before mid-2026.

A plausible upside price change for well-located Ho Chi Minh City properties over the next 12 months could reach 10 to 20 percent in areas directly benefiting from new transport links, while citywide averages might see more modest gains of 5 to 10 percent.

The single biggest demand-side trigger that could drive prices to jump in Ho Chi Minh City is infrastructure completion, because Metro Line 1 now connects District 1 to Thu Duc and Ring Road 3 will unlock peri-urban areas, both of which historically re-rate property values in their corridors.

Please also note that we regularly publish and update real estate price forecasts for Ho Chi Minh City here.

Sources and methodology: we identified price-jump catalysts using official government announcements via Vietnam Government Portal and project timelines from VnEconomy. We cross-checked with Savills narratives on where prices already moved. Our models factor in historical infrastructure-driven price appreciation in Vietnamese cities.

Are we in a buyer or a seller market in Ho Chi Minh City as of 2026?

As of early 2026, the Ho Chi Minh City property market is split: seller-leaning for well-located properties with clean legal status and strong developers, but buyer-leaning for overpriced luxury units and projects with unclear documentation.

There is no official months-of-inventory statistic for Ho Chi Minh City, but primary apartment stock was reported around 5,000 units in Q1 2025, down 24 percent quarter-over-quarter, which signals a tight supply environment where buyers have less negotiating power for desirable properties.

Price reductions are uncommon in the primary market because developers prefer to offer incentives like furniture packages or extended payment terms rather than cut headline prices, though secondary market listings for overpriced units may sit longer without formal reductions.

Sources and methodology: we inferred market balance from quantified new launches and stock constraints reported by CBRE Vietnam and Savills Vietnam. We also reviewed price growth commentary from Cushman & Wakefield MarketBeat reports. Our analysis includes internal tracking of developer incentive patterns.

Are homes overpriced, or fairly priced in Ho Chi Minh City as of 2026?

Are homes overpriced versus rents or versus incomes in Ho Chi Minh City as of 2026?

As of early 2026, homes in Ho Chi Minh City appear overpriced when comparing purchase costs to both rents and incomes, with yields too low to justify prices for pure rental investors and affordability stretched beyond what most local households can manage.

The price-to-rent ratio in Ho Chi Minh City implies gross rental yields around 3.5 percent, which is below the 5 to 6 percent range typically considered balanced for emerging market property, meaning buyers are paying a premium for expected capital gains rather than current income.

The price-to-income multiple in Ho Chi Minh City exceeds 25 times for a typical two-income household buying an average condo, compared to a balanced affordability benchmark of around 5 to 8 times in developed markets, showing that local salaries simply do not support current prices without heavy leverage or family support.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Ho Chi Minh City.

Sources and methodology: we computed affordability multiples using price data from Reuters and salary references from the Vietnam National Statistics Office. Yield estimates came from Global Property Guide. Our internal models also adjust for transaction costs and vacancy rates.

Are home prices above the long-term average in Ho Chi Minh City as of 2026?

As of early 2026, Ho Chi Minh City apartment prices are significantly above their long-term average, with VARS IRE reporting that prices have increased by nearly 57 percent compared to 2019 levels.

The recent 12-month price change in Ho Chi Minh City apartments was around 21 to 23 percent according to CBRE Vietnam, which is well above the pre-pandemic pace and reflects both supply constraints and strong investor demand in a recovering market.

When adjusted for inflation, Ho Chi Minh City prices remain above their prior cycle peak, though the gap is narrower because Vietnam's inflation has been moderate at around 3 to 4 percent, meaning real price gains are still substantial but not as extreme as nominal figures suggest.

Sources and methodology: we triangulated long-term price positioning using consultancy trend statements from CBRE Vietnam and Savills Vietnam, plus historical benchmarks from Global Property Guide. Our analysis also incorporates CPI data from official government sources to calculate inflation-adjusted returns.

What local changes could move prices in Ho Chi Minh City as of 2026?

Are big infrastructure projects coming to Ho Chi Minh City as of 2026?

As of early 2026, the single biggest infrastructure catalyst for Ho Chi Minh City property prices is Metro Line 1 (Ben Thanh to Suoi Tien), which is now fully operational and connects District 1 through Binh Thanh to Thu Duc City, directly benefiting neighborhoods like Thao Dien, An Phu, and areas around major stations.

Ring Road 3 is the next major project, with the Ho Chi Minh City section scheduled to open to traffic before June 30, 2026, which will improve accessibility to peri-urban landed housing in areas like Cu Chi, parts of Binh Tan, and commuting zones connecting to Binh Duong and Dong Nai provinces.

For the latest updates on the local projects, you can read our property market analysis about Ho Chi Minh City here.

Sources and methodology: we confirmed infrastructure completion using official announcements from the Vietnam Government Portal and project timelines from VnEconomy. We only treat projects as price movers when they have official government confirmation. Our internal models track historical infrastructure-driven appreciation patterns.

Are zoning or building rules changing in Ho Chi Minh City as of 2026?

The most important zoning and building rule change in Ho Chi Minh City is the implementation of the updated Land Law 2024 and related real estate laws, which came into effect earlier than initially planned and are designed to unfreeze stalled projects by streamlining land pricing and approval procedures.

As of early 2026, the net effect of these legal reforms on prices is likely upward in the medium term because more projects can now launch legally, but the immediate impact is increased supply competition that could moderate price growth in some segments.

The areas most affected by these rule changes in Ho Chi Minh City are outer districts and new development zones where many projects were previously stalled, including parts of Thu Duc City, District 12, Binh Chanh, and areas formerly in Binh Duong and Ba Ria-Vung Tau that merged into the expanded city in July 2025.

Sources and methodology: we relied on neutral legal summaries from the Library of Congress and professional services briefings from PwC Vietnam. We also tracked regulatory updates from The Investor. Our analysis translates legal changes into practical market mechanics.

Are foreign-buyer or mortgage rules changing in Ho Chi Minh City as of 2026?

As of early 2026, foreign-buyer and mortgage rules in Ho Chi Minh City are becoming clearer rather than tighter, with the Housing Law 2023 and Land Law 2024 now fully implemented, which should support stable or slightly positive price effects as procedural uncertainty decreases.

The most significant foreign-buyer rule clarification is that foreigners can now legally sell property to other foreigners, which improves exit liquidity, though the 30 percent cap on foreign ownership per condo building and 50-year leasehold terms remain unchanged.

On the mortgage side, the State Bank of Vietnam has maintained accommodative credit growth targets around 16 percent, and subsidized loan programs for social housing continue at around 6.4 percent for developers and 7.4 percent for buyers, though these primarily benefit Vietnamese citizens rather than foreign purchasers.

You can also read our latest update about mortgage and interest rates in Vietnam.

Sources and methodology: we triangulated credit stance using State Bank of Vietnam publications via Deposit Insurance of Vietnam and Reuters policy reporting. Legal direction came from the Library of Congress and Vietnam Briefing. Our models factor in historical credit-cycle sensitivity.

Will it be easy to find tenants in Ho Chi Minh City as of 2026?

Is the renter pool growing faster than new supply in Ho Chi Minh City as of 2026?

As of early 2026, renter demand in Ho Chi Minh City appears to be growing at least as fast as new rental supply, supported by strong economic activity, job creation, and affordability constraints that keep many households renting longer than they would prefer.

The best signal for renter demand in Ho Chi Minh City is the continued inflow of workers to the city, with the new merged metropolitan area now officially home to around 14 million people and potentially 18 million including unregistered residents, creating ongoing pressure on housing.

On the supply side, CBRE estimates around 8,000 to 9,000 new housing units were added in 2025, with around 11,000 more apartments expected in 2026, which is significant but still below the pace needed to fully satisfy demand in prime rental locations like Thao Dien, District 1, and Phu My Hung.

Sources and methodology: we inferred renter-demand pressure from macro strength reported by Reuters and the World Bank, plus constrained new stock data from Savills and CBRE Vietnam. Our internal models estimate demand-supply gaps by district.

Are days-on-market for rentals falling in Ho Chi Minh City as of 2026?

As of early 2026, there is no official days-on-market statistic for rentals in Ho Chi Minh City, but anecdotal evidence from agents suggests that well-priced units in prime locations are leasing faster than they did in 2023 and 2024, while overpriced properties continue to sit.

The difference in leasing speed between best areas like Thao Dien, District 1 center, and Phu My Hung versus weaker locations can be substantial, with prime units often finding tenants within 2 to 4 weeks while properties in less accessible outer districts may take 2 to 3 months or longer.

One common reason days-on-market falls in Ho Chi Minh City is the combination of limited quality supply in expat-friendly buildings and seasonal corporate relocation cycles, particularly around the start of the school year and Vietnamese New Year when companies transfer staff.

Sources and methodology: we used yield math from Global Property Guide as a constraint and triangulated with the consistent tight supply narrative from Savills and CBRE. Our analysis also incorporates local agent feedback and internal rental market tracking.

Are vacancies dropping in the best areas of Ho Chi Minh City as of 2026?

As of early 2026, vacancy rates in the best-performing rental areas of Ho Chi Minh City, including Thao Dien and An Phu in Thu Duc, Ben Nghe and Da Kao in District 1, and Phu My Hung in District 7, appear to be stable to declining as demand from expats and high-income professionals remains solid.

While there is no official vacancy rate published for these areas, the proxy we can cite is that Vietnam's official CPI releases explicitly note rental housing prices as a cost pressure, which is consistent with tightness in the most desirable neighborhoods.

One practical sign for landlords that the best areas are tightening first is when agents report receiving multiple inquiries within the first week of listing and tenants signing without extensive negotiation, which has been increasingly common in buildings with international school proximity or direct metro access.

By the way, we've written a blog article detailing what are the current rent levels in Ho Chi Minh City.

Sources and methodology: we used CPI commentary from the Vietnam National Statistics Office as the demand signal and neighborhood examples based on long-standing rental demand hubs. We also incorporated yield data from Global Property Guide. Our internal tracking monitors rental listing durations in key districts.

Am I buying into a tightening market in Ho Chi Minh City as of 2026?

Is for-sale inventory shrinking in Ho Chi Minh City as of 2026?

As of early 2026, for-sale inventory in the Ho Chi Minh City condo market appears to remain tight, though estimating precise year-over-year changes is difficult because Vietnam does not publish a centralized inventory tracker like some Western markets do.

The closest proxy for months-of-supply in Ho Chi Minh City is the primary stock level reported by Savills at around 5,000 units in Q1 2025, which was down 24 percent from the previous quarter; this suggests a supply-constrained market where inventory clears relatively quickly for desirable properties.

The most likely reason inventory remains limited in Ho Chi Minh City is the combination of legal bottlenecks that delayed project approvals during 2022 to 2024, plus developers holding back launches until pricing conditions improve, which creates artificial scarcity in the primary market.

Sources and methodology: we used primary stock data from Savills Vietnam and launch volume tracking from CBRE Vietnam. We also reviewed regulatory context from The Investor. Our internal models estimate effective inventory by segment and district.

Are homes selling faster in Ho Chi Minh City as of 2026?

As of early 2026, desirable homes in well-located Ho Chi Minh City projects appear to be selling faster than they were during the market slump of 2023, with transaction volumes up significantly and absorption rates improving in projects with strong developer reputations.

The year-over-year change in selling speed is positive, with Q3 2025 apartment transactions reaching over 5,300 units, up 65 percent compared to the same period in 2024, indicating that buyer confidence has returned and qualified properties are moving more quickly through the market.

Sources and methodology: we inferred selling speed from the combination of price movement and supply tightness reported by Savills and transaction volume data via Vietnam.vn. We also referenced Cushman & Wakefield MarketBeat reports. Our internal tracking monitors absorption rates by project type.

Are new listings slowing down in Ho Chi Minh City as of 2026?

As of early 2026, new project launches in Ho Chi Minh City have been described as modest in some periods and concentrated in the higher-end segment, though supply is expected to increase in 2026 with around 11,000 new apartments anticipated according to CBRE.

The seasonal pattern in Ho Chi Minh City typically sees more launches after Vietnamese New Year (Tet) and in the second half of the year, with current launch levels still below pre-pandemic norms despite the expected recovery, so the market remains somewhat supply-constrained.

The most plausible reason new listings are slower than historical averages is that many projects were caught in legal limbo during the 2022 to 2024 period, and even with the new laws now in effect, it takes time for approvals to work through the system and translate into actual launches.

Sources and methodology: we triangulated launch volumes across CBRE Vietnam, Cushman & Wakefield, and Savills. We also referenced HoREA reports via Vietnam News. Our analysis accounts for regulatory approval timelines.

Is new construction failing to keep up in Ho Chi Minh City as of 2026?

As of early 2026, new housing construction in Ho Chi Minh City appears to be failing to keep pace with household demand, particularly in the affordable segment where no new commercial housing projects below 40 million VND per square meter have launched for two consecutive years.

The recent trend in completions and launches is improving, with housing supply in Ho Chi Minh City up 40 to 50 percent in 2025 compared to 2024 according to HoREA, the highest level in three years, but this increase is concentrated in the high-end segment rather than where most demand exists.

The biggest bottleneck limiting new construction in Ho Chi Minh City is the combination of inner-city land scarcity and persistent legal approval delays, which push developers toward either premium pricing to justify land costs or development in outer districts that may not match buyer location preferences.

Sources and methodology: we combined HCMC-specific supply tightness from Savills and CBRE with nationwide pipeline context from FiinGroup using Ministry of Construction data. We also referenced HoREA statements via The Investor.

Will it be easy to sell later in Ho Chi Minh City as of 2026?

Is resale liquidity strong enough in Ho Chi Minh City as of 2026?

As of early 2026, resale liquidity in Ho Chi Minh City is adequate for well-located properties in high-demand areas but can be challenging for units in less desirable projects or locations, meaning your exit experience will vary significantly depending on what and where you buy.

While there is no official median days-on-market statistic for resales, correctly priced properties in sought-after buildings typically find buyers within 1 to 3 months, which is reasonable liquidity for an emerging market, though overpriced units or those with legal complications can take 6 months or longer.

The property characteristic that most improves resale liquidity in Ho Chi Minh City is location near international schools, metro stations, or established expat communities, because these features create a deep buyer pool of both locals and foreigners who prioritize convenience and lifestyle.

Sources and methodology: we grounded liquidity analysis on infrastructure confirmation from the Vietnam Government Portal and consultancy narratives about demand concentration from Savills. We also incorporated Global Property Guide yield data. Our internal tracking monitors resale absorption by district.

Is selling time getting longer in Ho Chi Minh City as of 2026?

As of early 2026, selling time in Ho Chi Minh City appears to be shortening for desirable properties compared to the difficult 2023 period, as transaction volumes have recovered and buyer confidence has returned following legal reforms and economic stabilization.

The realistic range of selling time across most listings in Ho Chi Minh City spans from about 1 month for prime, correctly priced properties in locations like Thao Dien or District 1, to 6 months or more for overpriced units in less accessible areas or buildings with management issues.

One clear reason selling time can lengthen in Ho Chi Minh City is affordability pressure, because when prices rise faster than incomes, the pool of qualified buyers shrinks and sellers must either wait longer or accept price adjustments to find a match.

Sources and methodology: we treated selling time as a function of credit conditions and supply constraints, anchored by SBV credit signaling via Deposit Insurance of Vietnam and supply evidence from Savills and CBRE Vietnam. Our analysis includes internal transaction monitoring.

Is it realistic to exit with profit in Ho Chi Minh City as of 2026?

As of early 2026, the likelihood of exiting with profit in Ho Chi Minh City is medium to high if you hold for at least 7 to 10 years and buy in high-liquidity locations, but short-term flipping has become more difficult due to high entry prices and moderate rental yields.

The estimated minimum holding period in Ho Chi Minh City that most often makes exiting with profit realistic is around 5 to 7 years, which allows time for infrastructure catalysts to materialize, market cycles to play out, and transaction costs to be absorbed.

The total round-trip cost drag in Ho Chi Minh City, including VAT, registration tax, notary fees, agent commissions, and potential capital gains tax, typically runs 13 to 18 percent of property value, which translates to roughly 700 million to 1 billion VND on a 5.5 billion VND condo, or about 28,000 to 40,000 USD or 26,000 to 37,000 EUR.

The factor that most increases profit odds in Ho Chi Minh City is buying into confirmed infrastructure catalysts before prices fully adjust, such as properties near new metro stations or Ring Road 3 interchanges, which historically see above-average appreciation once projects complete.

Sources and methodology: we combined catalyst-based logic using official infrastructure timelines from the Vietnam Government Portal with valuation constraints from Global Property Guide yields. Transaction cost estimates came from Taxes for Expats. Our internal models track holding period returns by location and property type.

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 Ho Chi Minh City, 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
Vietnam National Statistics Office (GSO/NSO) Official government producer of inflation and economic statistics. We used it to ground rent and housing cost pressure in official CPI data. We treated it as the baseline for population and income references.
World Bank Vietnam Economic Update Top-tier international institution with transparent macro methodology. We used it to anchor the economic backdrop including GDP growth and inflation outlook. We checked whether property cycles are fighting or riding the economy.
IMF Article IV Consultation 2025 Top-tier macro and financial stability authority. We used it to cross-check system-level risks like credit growth and financial stability. We applied it as the risk lens rather than a price forecast tool.
Reuters Reputable news agency that cites government datasets directly. We used it to pin down quantitative price points and salary references used by the government. We computed affordability ratios with explicit assumptions from their reporting.
Savills Vietnam Major global real estate consultancy with consistent market tracking. We used it to describe where prices rose inside Ho Chi Minh City and the supply constraint narrative. We quantified primary stock levels and quarterly changes.
CBRE Vietnam Top global brokerage and research firm with recurring city dashboards. We used it to quantify new launches for condos and landed homes. We cross-checked market direction against Savills as triangulation.
Cushman & Wakefield Major global consultancy with standardized MarketBeat research products. We used it for additional triangulation on supply, launches, and submarket mentions. We treated it as a third voice when Savills and CBRE differed.
Global Property Guide Long-running property data publisher with transparent methodology. We used it to estimate gross yields consistently across cities and bedroom counts. We converted price concerns into yield-based valuation checks.
Vietnam Government Portal Official government communication channel. We used it to confirm infrastructure completion rather than relying on rumors. We treated it as the definitive source on whether Metro Line 1 is operating.
VnEconomy Major Vietnamese outlet that cites city project management authorities. We used it to timestamp Ring Road 3 completion targets for 2026. We avoided vague infrastructure timelines by anchoring to their reporting.
Library of Congress Highly credible legal monitoring and summary source. We used it to confirm effective dates and direction of Land Law 2024 reforms. We treated it as a neutral explainer for legal changes.
PwC Vietnam Major professional services firm with widely-used briefings. We used it to translate law changes into practical market mechanics. We triangulated legal implications with Library of Congress summaries.
Deposit Insurance of Vietnam Reproduces and relays State Bank of Vietnam official credit direction. We used it to connect housing demand to credit availability. We treated credit growth targets as a policy signal for price support.
FiinGroup Established Vietnam financial data provider citing Ministry of Construction. We used it for nationwide supply pipeline and transaction context. We sanity-checked whether the market was truly frozen or still transacting.
The Investor Reputable business news outlet focused on Vietnam markets. We used it for recent market cycle analysis and HoREA statements. We tracked the city merger impact on supply and development zones.

Related blog posts

- Is now a good time to invest in property in Ho Chi Minh City?