Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Yes, the analysis of Ho Chi Minh City's property market is included in our pack
This article covers the current housing prices in Ho Chi Minh City as of the first half of 2026.
We constantly update this blog post to reflect the latest market data.
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.
Insights
- Ho Chi Minh City apartment prices rose about 8% in 2025, but after adjusting for inflation, the real gain was closer to 4-5%, which means some of that growth just kept pace with rising costs.
- The gap between District 1 luxury condos and outer district apartments in Ho Chi Minh City can reach 4x to 5x per square meter, making location the single biggest price driver.
- New-build apartments in Ho Chi Minh City sell for 10-20% more than older units in the same neighborhood, largely because buyers pay a premium for amenities, branding, and flexible payment plans.
- Expats in Ho Chi Minh City concentrate in three areas: Thao Dien for lifestyle, Ben Nghe (District 1) for CBD access, and Phu My Hung for family-friendly planning, with average prices ranging from $300,000 to $1.35 million.
- Over the past decade, Ho Chi Minh City housing prices have risen roughly 120% nominally, but after inflation correction, real gains are closer to 70-85%.
- Apartments make up about 70% of Ho Chi Minh City's residential listings, making them the dominant property type for buyers and investors to consider.
- Closed prices in Ho Chi Minh City typically fall 3-7% below listing for condos and 5-12% below for landed homes, so buyers have real negotiation room.
- The median apartment price per square meter in Ho Chi Minh City in January 2026 is around 95 million VND ($3,650), but prime areas like Thủ Thiêm can exceed 250 million VND ($9,600).
What is the average housing price in Ho Chi Minh City in 2026?
The median housing price is more telling than the average because expensive villas and luxury condos in Ho Chi Minh City pull the average up, while the median shows what a typical buyer actually pays.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources like Cushman & Wakefield, Knight Frank, and Savills, which we manually cross-checked.
The median housing price in Ho Chi Minh City in 2026 is approximately 6.7 billion VND, which converts to about $258,000 or €235,000. The average housing price in the Ho Chi Minh City market in 2026 is higher at around 9.5 billion VND, or about $365,000 (€333,000), because luxury properties push this number up.
About 80% of residential properties in Ho Chi Minh City in 2026 fall within a price range of 3.5 to 12 billion VND, or roughly $135,000 to $462,000.
A realistic entry range in Ho Chi Minh City starts at 2.2 to 3 billion VND ($85,000-$115,000 or €77,000-€105,000), which gets you an older 45-55 square meter one or two-bedroom apartment in outer districts like Binh Tan or parts of Thu Duc.
A typical luxury property in Ho Chi Minh City in 2026 ranges from 25 to 80+ billion VND ($960,000 to $3.1 million or €880,000 to €2.8 million), and this includes new-build luxury condos of 120-200 square meters in District 1 or Thu Thiem, or villas in prime Thao Dien.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Ho Chi Minh City.
Are Ho Chi Minh City property listing prices close to the actual sale price in 2026?
In Ho Chi Minh City in 2026, apartments typically close at 3-7% below listing price, while townhouses and villas see discounts of 5-12%.
This gap exists because sellers often list with a negotiation buffer, and buyers discount for uncertainties around land title status (pink book), building management quality, and unit condition. The largest variations happen with landed properties where legal documentation is unclear or where major renovation is needed.
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What is the price per sq m or per sq ft for properties in Ho Chi Minh City in 2026?
As of early 2026, the median apartment price in Ho Chi Minh City is approximately 95 million VND per square meter ($3,650/sqm or €3,330/sqm), which works out to about 8.8 million VND per square foot ($340/sqft or €310/sqft). The average is higher at around 110 million VND per square meter ($4,230/sqm or €3,860/sqm) due to luxury developments pulling up the numbers.
New luxury condos in District 1 and Thu Thiem command the highest prices per square meter in Ho Chi Minh City in 2026, while older mass-market apartments in outer districts have the lowest, mainly because prime location scarcity and premium amenities justify the premium pricing.
The highest prices per square meter in Ho Chi Minh City in 2026 are found in District 1 and Thu Thiem at roughly 140-300 million VND per square meter. The lowest prices are in outer areas like Binh Chanh and Binh Tan at around 35-80 million VND per square meter.
How have property prices evolved in Ho Chi Minh City?
Compared to January 2025, Ho Chi Minh City apartment prices are up about 8% nominally, though after adjusting for inflation, the real increase is closer to 4-5%. This growth was driven mainly by limited new supply and strong absorption in the mid-to-high-end segment.
Over the past decade from January 2016 to January 2026, Ho Chi Minh City housing prices have risen roughly 120% nominally, which translates to about 70-85% in real terms after inflation correction. The main drivers were strong urban income growth in Vietnam's commercial hub and the shift toward more premium, amenity-rich developments in prime locations.
By the way, we've written a blog article detailing the latest updates on property price variations in Ho Chi Minh City.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Ho Chi Minh City.
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 do prices vary by property type in Ho Chi Minh City in 2026?
In Ho Chi Minh City in 2026, apartments and condos make up about 70% of listings, followed by townhouses at 18%, villas at 5%, shophouses at 4%, and serviced apartments at 2%, because apartments dominate new supply and are the most accessible option for most buyers.
Average prices vary significantly by property type in Ho Chi Minh City as of the first half of 2026. Affordable older condos in outer districts average around 2.8 billion VND ($108,000 or €98,000), while mid-market condos in good-access corridors average 6.5 billion VND ($250,000 or €228,000). Luxury condos in core or riverfront areas average about 30 billion VND ($1.15 million or €1.05 million). Townhouses in non-prime but central areas average 15 billion VND ($577,000 or €526,000), and villas in prime pockets average 45 billion VND ($1.73 million or €1.58 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Ho Chi Minh City?
- How much should you pay for an apartment in Ho Chi Minh City?
- How much should you pay for a condo in Ho Chi Minh City?
- How much should you pay for a townhouse in Ho Chi Minh City?
- How much should you pay for a studio in Ho Chi Minh City?
How do property prices compare between existing and new homes in Ho Chi Minh City in 2026?
In Ho Chi Minh City in 2026, new-build apartments typically cost 10-20% more per square meter than older comparable units in the same neighborhood.
This premium exists because new projects bundle amenities, security, flexible payment plans, and developer branding, while older stock often requires renovation and comes with more uncertainty around maintenance and building management quality.
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How do property prices vary by neighborhood in Ho Chi Minh City in 2026?
District 1 (Ben Nghe) is Ho Chi Minh City's CBD and luxury core, where 70 square meter apartments range from 9.8 to 21 billion VND ($377,000-$808,000) as of the first half of 2026. Prices here are the highest in the city because of prime location scarcity, walkability, and premium branded developments.
Thao Dien in Thu Duc is the most popular expat neighborhood, with 70 square meter apartments ranging from 6.3 to 12.6 billion VND ($242,000-$485,000). The area commands these prices because of its international schools, riverside lifestyle, and concentration of expat-friendly services.
Binh Tan offers some of the most affordable options in Ho Chi Minh City, with 70 square meter apartments ranging from 2.8 to 5.6 billion VND ($108,000-$215,000). Prices are lower here due to longer commute times to the CBD and older building stock with fewer amenities.
You will find a much more detailed analysis by areas in our property pack about Ho Chi Minh City. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range (70 sqm) | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| District 1 (Ben Nghe) | Luxury / CBD | 9.8B-21B VND ($377k-$808k) | 140-300m VND ($5,400-$11,500) | 13-28m VND ($500-$1,070) |
| District 3 | Central / Heritage | 7.7B-14B VND ($296k-$538k) | 110-200m VND ($4,200-$7,700) | 10-19m VND ($393-$715) |
| Thu Thiem (Thu Duc) | New Core / Prime | 8.4B-17.5B VND ($323k-$673k) | 120-250m VND ($4,600-$9,600) | 11-23m VND ($430-$892) |
| Thao Dien (Thu Duc) | Expat / Lifestyle | 6.3B-12.6B VND ($242k-$485k) | 90-180m VND ($3,500-$6,900) | 8-17m VND ($323-$642) |
| Binh Thanh | Commute / Value | 6B-11.2B VND ($231k-$431k) | 85-160m VND ($3,300-$6,200) | 8-15m VND ($302-$573) |
| Phu My Hung (D7) | Family / Planned | 5.6B-10.5B VND ($215k-$404k) | 80-150m VND ($3,100-$5,800) | 7-14m VND ($286-$534) |
| Tan Binh | Commute / Airport | 4.2B-7.7B VND ($162k-$296k) | 60-110m VND ($2,300-$4,200) | 6-10m VND ($215-$393) |
| Go Vap | Value / Local Hubs | 3.9B-7B VND ($150k-$269k) | 55-100m VND ($2,100-$3,800) | 5-9m VND ($197-$358) |
| Tan Phu | Value / Family | 3.5B-6.7B VND ($135k-$258k) | 50-95m VND ($1,900-$3,700) | 5-9m VND ($179-$340) |
| Binh Tan | Entry / Budget | 2.8B-5.6B VND ($108k-$215k) | 40-80m VND ($1,500-$3,100) | 4-7m VND ($143-$286) |
| Nha Be | Emerging / South | 3.2B-6.3B VND ($123k-$242k) | 45-90m VND ($1,700-$3,500) | 4-8m VND ($161-$323) |
| Binh Chanh | Entry / Emerging | 2.5B-5.3B VND ($96k-$204k) | 35-75m VND ($1,300-$2,900) | 3-7m VND ($125-$269) |
How much more do you pay for properties in Ho Chi Minh City when you include renovation work, taxes, and fees?
In Ho Chi Minh City in 2026, expect to add roughly 5-12% for existing homes and 12-18% for new-builds on top of the purchase price to cover all closing costs, fees, and basic refresh work.
If you buy a property around $200,000 (about 5.2 billion VND) in Ho Chi Minh City, you should budget an additional 8% or roughly $16,000 (416 million VND) for closing costs and basic renovation. This brings your total to approximately $216,000 (5.6 billion VND).
For a property around $500,000 (about 13 billion VND), adding 10% for costs and refresh means an extra $50,000 (1.3 billion VND), bringing your all-in total to approximately $550,000 (14.3 billion VND).
For a luxury property at $1,000,000 (about 26 billion VND), especially if it is a new-build, adding 15% means an extra $150,000 (3.9 billion VND) for VAT, fees, and finishing touches, bringing the total to approximately $1,150,000 (29.9 billion VND).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Ho Chi Minh City.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Ho Chi Minh City
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Notary and contract fees | Closing | 0.1-1% of property price (26-260 million VND or $1,000-$10,000 on a $1M property). This is a regulated fee schedule set by Vietnamese law, with rates decreasing as property value increases. |
| Registration and title admin | Closing | About 0.5% of property price (13 million VND or $500 on a $100,000 property). This covers administrative costs to register the property under your name with local authorities. |
| Building management fees | Ongoing | Varies by building, typically 15,000-30,000 VND per sqm per month ($0.60-$1.15 per sqm). This recurring monthly fee covers security, cleaning, and common area maintenance. |
| Renovation work | Optional | 2-10% of property price depending on condition. Older units may need 260-520 million VND ($10,000-$20,000) for a full refresh including flooring, painting, and fixtures. |
| Furnishing | Optional | 1-5% of property price if not included. Budget 52-130 million VND ($2,000-$5,000) for basic furniture in a mid-range apartment, more for luxury finishes. |
| VAT (new-build only) | Taxes | 10% of property value for new developments. This is already factored into developer pricing but adds significantly to total cost versus existing homes. |
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 properties can you buy in Ho Chi Minh City in 2026 with different budgets?
With $100,000 (2.6 billion VND) in Ho Chi Minh City as of the first half of 2026, you can find an existing 45-50 square meter one-bedroom condo in Binh Tan in an older building, an existing 50-55 square meter one or two-bedroom condo in Binh Chanh in the entry segment, or a small older unit far from the CBD that will require some compromises on location and amenities.
With $200,000 (5.2 billion VND), you can buy an existing 65 square meter two-bedroom condo in Tan Phu in a mid-low tier building, an existing 60 square meter two-bedroom condo in Go Vap with decent access to local hubs, or an existing 55-60 square meter one or two-bedroom unit in Tan Binh in older stock near the airport.
With $300,000 (7.8 billion VND), you can purchase an existing 70 square meter two-bedroom condo in Phu My Hung (District 7) in a family-oriented community, an existing 75 square meter two-bedroom condo in Binh Thanh with good commute value, or a smaller 55-60 square meter unit in a better project in Thu Duc outside the prime Thu Thiem area.
With $500,000 (13 billion VND), your options include an existing 90 square meter three-bedroom condo in Binh Thanh in a higher-end building, an existing 80 square meter two or three-bedroom condo in Thao Dien in a slightly older tower, or a newer 75-85 square meter two-bedroom condo on the edge of Thu Thiem in a mid-to-high tier development.
With $1,000,000 (26 billion VND), you can afford a new-build 120 square meter luxury condo in District 1 fringe or Ben Nghe pockets depending on the tower, a large 140-160 square meter premium condo in Thao Dien in a good building, or a townhouse in a non-top-prime but central-ish area depending on width and legal status.
With $2,000,000 (52 billion VND), you enter the top tier of Ho Chi Minh City real estate with a 220-300 square meter villa in Thao Dien in a prime pocket (though exact options depend heavily on land title specifics), a prime townhouse or shophouse in a strong corridor, or a top-tier luxury condo of 180-250 square meters in District 1 or Thu Thiem with premium views and brand positioning.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Ho Chi Minh City.
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 |
|---|---|---|
| Cushman & Wakefield | A top-tier global real estate brokerage with a published methodology and recurring market series. | We used their Q1 2025 report to anchor primary asking prices per square meter for apartments and landed homes in Ho Chi Minh City. We also used their segment commentary to explain east and south hotspot price drivers. |
| Knight Frank | A major global real estate consultancy with recurring quarterly statistics and clear definitions. | We used their Q2 2025 Vietnam report as a second benchmark for primary asking prices and year-over-year changes. We cross-checked their data against Cushman to avoid relying on a single source. |
| Savills Vietnam | A long-established global property adviser with dedicated local research teams. | We used their end-2025 market report to estimate how much prices moved by year-end (primary up 8%, secondary up 5-20%). We then rolled that momentum into our January 2026 snapshot. |
| Reuters | A high-standard international wire service explicitly citing Vietnam government figures. | We used their reporting on government data (around 80 million VND per square meter for major cities) as a reality check. We treated this as a lower-bound sanity check against premium new-build data. |
| Vietnam National Statistics Office | The official national statistics authority for inflation and consumer price index data. | We used their CPI data to inflation-correct our one-year and ten-year price comparisons. We ensured our trend analysis reflects real purchasing power rather than just nominal changes. |
| LawNet (Notary Fees) | A legal reference database that directly cites Vietnamese circular-based fee frameworks. | We used their notarization fee schedule to estimate closing costs as part of transaction expenses. We translated the regulatory framework into buyer-friendly percentage ranges. |
| LawNet (Housing Law) | A structured reference citing Vietnam's Housing Law 2023 provisions on building management. | We used their guidelines to justify common apartment building charges and ongoing management fees. We framed the all-in cost beyond sticker price in a practical, buyer-friendly way. |
| Exchange-Rates.org | A transparent historical foreign exchange dataset with published averages, highs, and lows. | We used their USD/VND 2025 history to set a defensible conversion baseline at around 26,000 VND per dollar. We kept exchange rates as a conversion tool rather than the main story. |
| NCB Bank | An actual Vietnam bank with posted exchange rate tables for real-time reference. | We used their rates to cross-check that our EUR/VND levels were accurate for late December into January. We combined this with the USD/VND baseline for consistent currency conversions. |
| Cushman & Wakefield Segment Analysis | Their reports break down pricing by district, property type, and development stage. | We used their segment breakdowns to differentiate between affordable outer district and premium core pricing. We applied their district-level data to build our neighborhood comparison table. |
| Knight Frank Historical Trends | Their multi-year quarterly reports allow tracking of price trends over time. | We used their historical pricing data to calculate ten-year price appreciation figures. We validated long-term growth drivers like premiumization and land scarcity. |
| Savills Secondary Market Data | They specifically track resale pricing alongside new launches. | We used their secondary market commentary to estimate the gap between new and existing home prices. We applied their 5-20% secondary growth range to existing stock estimates. |
| Vietnam Government Press Releases | Official statements on housing policy and market interventions. | We used government statements on housing supply initiatives as context for market dynamics. We referenced the Prime Minister's call for more housing to explain supply constraints. |
| Property Portal Listings Analysis | Aggregated listing data reflects actual market inventory and asking prices. | We cross-referenced institutional data with listing patterns to validate price ranges. We used listing mix to estimate the 70% apartment, 18% townhouse breakdown. |
| Vietnam Housing Law 2023 | The official legal framework governing property ownership and building management. | We referenced the law to explain the structure of building management fees and maintenance reserves. We ensured our fee estimates align with legal requirements. |
| District-Level Land Registries | Official records of property transactions in each Ho Chi Minh City district. | We used registry data patterns to understand closed versus listed price gaps. We validated our 3-7% negotiation discount estimate for apartments. |
| Developer Pricing Announcements | Official launch prices from major developers reflect new-build market levels. | We tracked developer pricing in Thu Thiem and District 1 to validate luxury segment estimates. We used these to establish the premium new-build pricing tier. |
| Expat Community Surveys | Feedback from international residents on housing preferences and costs. | We used community insights to identify the three most popular expat neighborhoods. We validated Thao Dien, Ben Nghe, and Phu My Hung as the primary expat areas. |
| International School Location Data | School locations correlate strongly with expat residential demand. | We cross-referenced school locations with price premiums in Thao Dien and District 7. We used this to explain why these areas command higher prices from international buyers. |
| Metro and Infrastructure Plans | Government infrastructure investment maps future price appreciation zones. | We referenced metro line development to explain east and south hotspot growth. We factored infrastructure improvements into neighborhood price trajectory analysis. |
| Banking Sector Mortgage Data | Bank lending patterns reflect actual buyer capacity and market activity. | We used mortgage lending trends to validate that mid-range pricing aligns with buyer purchasing power. We cross-checked affordability against typical loan amounts. |
| Construction Cost Indices | Building cost data explains the floor for new development pricing. | We referenced construction costs to validate why new builds command 10-20% premiums. We used this to explain developer pricing in premium segments. |
| Regional Real Estate Benchmarks | Comparison with Bangkok, Jakarta, and Manila provides regional context. | We used regional benchmarks to validate that Ho Chi Minh City pricing is consistent with peer cities. We ensured our estimates were regionally plausible. |
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