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SUMMARY
A Ho Chi Minh City apartment now typically costs around VND60–80 million per square metre for mainstream resale, roughly VND90–120 million for many new apartments, and VND130–200 million or more in premium locations.
The biggest source of confusion is geography. Post-merger Ho Chi Minh City datasets can include the former Bình Dương and Bà Rịa–Vũng Tàu markets, which pull broad averages down compared with reports focused on the old city.
New-build averages are also distorted by what developers happen to launch. With recent supply heavily concentrated in high-end projects, a citywide primary-market average can rise sharply even when ordinary existing apartments have not moved nearly as much.
For most buyers, resale is the better price anchor. A broad VND60–80 million-per-square-metre range still captures much of the mainstream existing-home market, while newer and better-located resale projects move above it.
VND3 billion is still a real apartment budget, but it increasingly buys a smaller, older or more peripheral unit. It is no longer a comfortable budget for a conventional new two-bedroom apartment in the former city.
VND5 billion is where the resale market becomes much more workable. Around VND7–8 billion, buyers can start comparing stronger resale stock with ordinary newer apartments rather than being pushed toward only one segment.
The new-build premium is meaningful. Depending on which datasets are compared, new apartments can sit roughly 25% to 50% above broad resale benchmarks, and prime projects can stretch that gap much further.
Thảo Điền, Thủ Thiêm, prime Bình Thạnh and District 1 are effectively separate markets. Prices there can reach VND130–300 million per square metre or more, so mixing them into a citywide average makes an ordinary Ho Chi Minh City apartment look more expensive than it usually is.
Prices are still rising overall, but some dramatic headline increases are really changes in project mix. Double-digit growth in primary-market benchmarks is credible; a 40% or 50% jump should not be read as proof that every existing apartment appreciated at anything close to that pace.
More supply should improve choice and bargaining power, especially in peripheral areas, but it is unlikely to recreate cheap central apartments. Much of the future pipeline is being built outside the traditional core, where it competes with different stock.
The practical budget map is now fairly clear: about VND4–6 billion for mainstream resale, VND6–9 billion for better resale or ordinary newer stock, and VND10 billion-plus once the search moves into premium new apartments and stronger central or eastern locations.
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How much does an apartment cost in Ho Chi Minh City now?
Why do Ho Chi Minh City apartment prices look completely different depending on the source?
Ho Chi Minh City apartment prices currently look inconsistent because different reports are measuring very different markets.
The Ministry of Construction recently put the average commercial apartment price in Ho Chi Minh City at about VND112 million per square metre. JLL, looking at the pre-merger city, was closer to VND98 million per square metre for primary apartments. CBRE's enlarged-city primary benchmark was much lower, at roughly VND76 million.
None of those numbers describes exactly the same pool of homes. Since the administrative expansion, “Ho Chi Minh City” can include the former Bình Dương and Bà Rịa–Vũng Tàu markets, where apartments are generally cheaper than in the old city. Primary-market reports also lean heavily toward whatever developers happen to be launching, and lately that supply has been unusually expensive.
Secondary apartments tell another story again. CBRE recently put the enlarged-city resale average around VND62 million per square metre. So someone reading one report can see VND62 million while another perfectly legitimate dataset says VND112 million.
That VND50 million-per-square-metre gap is why a single citywide average can mislead buyers today.
| Market being measured | Recent benchmark | Rough 70 m² value | What the number tells us |
|---|---|---|---|
| Enlarged HCMC resale, CBRE | ~VND62m/m² | ~VND4.3bn | Broad existing-home market |
| Enlarged HCMC new apartments, CBRE | ~VND76m/m² | ~VND5.3bn | Includes cheaper former Bình Dương supply |
| Pre-merger HCMC new apartments, JLL | ~VND98m/m² | ~VND6.9bn | Better old-city new-build reference |
| HCMC commercial apartments, Ministry of Construction | ~VND112m/m² | ~VND7.8bn | Higher current city benchmark |
How much does a normal Ho Chi Minh City apartment actually cost now?
A realistic budget for a normal Ho Chi Minh City apartment today is roughly VND4.5 billion to VND9 billion, with the lower half dominated by resale homes and the upper half increasingly representing newer projects.
That range sounds wide, but the market itself is wide. At VND65 million per square metre, a 70-square-metre apartment costs VND4.55 billion. At VND100 million, it costs VND7 billion. Push the price to VND130 million and the same floor area reaches VND9.1 billion.
This is also why the average buyer should be careful with the VND100 million-plus figures appearing in recent market reports. Nearly 90% of newly launched supply in Ho Chi Minh City was reportedly high-end by the end of May, according to data from the city's Department of Construction. No new affordable project had entered that tracked supply.
For someone searching the existing market rather than only brand-new launches, roughly VND60–100 million per square metre is a more useful starting zone. Better-known buildings, prime locations and newer projects quickly move above it.
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How much does a new apartment in Ho Chi Minh City cost today?
A new apartment in the old Ho Chi Minh City now commonly starts around VND90–100 million per square metre and can move well beyond VND150 million in stronger projects.
JLL's latest pre-merger-city benchmark was about VND98.1 million per square metre, around 10.5% higher than a year earlier. The Ministry of Construction's broader commercial-apartment figure was higher again at roughly VND112 million.
Cushman & Wakefield shows what happens at the premium end. Earlier this year, its core-city primary average briefly approached US$7,300 per square metre, equivalent to roughly VND190 million-plus depending on the exchange rate used.
We should not read that VND190 million figure as the price of an ordinary new apartment. Cushman's launch basket was exceptionally premium, and the consultancy itself linked the jump to the composition of new supply.
The practical takeaway is simpler. Around VND100 million per square metre is now a reasonable floor for discussing many serious new-build options in the former city, while VND130–200 million is increasingly normal once the project has a prime eastern, riverfront or central location.
How much does a resale apartment in Ho Chi Minh City cost now?
Ho Chi Minh City resale apartments currently offer far better value than new launches, with a broad market benchmark around VND60–80 million per square metre.
CBRE recently estimated the enlarged-city secondary average at approximately VND62 million per square metre. Other resale and portal datasets sit higher because their project mix includes more of the traditional city and more established premium buildings.
The difference between projects is huge. An older apartment farther from the core can still trade around VND40–60 million per square metre. Better-known developments in District 7, Bình Thạnh or the eastern city often sit around VND70–110 million. Established premium buildings in Thảo Điền can clear VND120 million.
This spread is much more useful than one resale average. At VND60 million per square metre, VND5 billion buys about 83 square metres. At VND90 million, it buys 56 square metres. At VND120 million, it buys only 42 square metres.
For buyers who care more about location and usable space than about buying directly from a developer, resale is where Ho Chi Minh City currently offers the most meaningful price flexibility.
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How much more expensive are new apartments than resale apartments in Ho Chi Minh City?
New Ho Chi Minh City apartments can currently carry a premium of roughly 25% to 50% over resale stock, and sometimes considerably more.
Using CBRE's enlarged-city figures gives a relatively modest comparison: roughly VND76 million per square metre for primary apartments versus VND62 million for secondary stock, a premium of about 23%.
Move back to the old-city market and the gap becomes much larger. JLL's roughly VND98 million primary benchmark is around 58% above that VND62 million secondary figure, although the geographical coverage is no longer identical.
Like-for-like comparisons are usually narrower because today's new developments tend to be better located, newer and more amenity-heavy than the average existing apartment. Even after allowing for that, recent market work consistently finds a meaningful new-build premium.
For a 70-square-metre home, moving from VND70 million to VND100 million per square metre adds VND2.1 billion to the purchase price. At VND140 million, the extra cost reaches VND4.9 billion.
| Price level | 50 m² apartment | 70 m² apartment | 90 m² apartment |
|---|---|---|---|
| VND60m/m² | VND3.0bn | VND4.2bn | VND5.4bn |
| VND80m/m² | VND4.0bn | VND5.6bn | VND7.2bn |
| VND100m/m² | VND5.0bn | VND7.0bn | VND9.0bn |
| VND140m/m² | VND7.0bn | VND9.8bn | VND12.6bn |
| VND180m/m² | VND9.0bn | VND12.6bn | VND16.2bn |
Can you still buy an apartment in Ho Chi Minh City for VND3 billion?
Yes, VND3 billion can still buy an apartment in Ho Chi Minh City, but today that budget usually means an older, smaller or more peripheral home.
The maths explains the constraint quickly. At VND60 million per square metre, VND3 billion buys 50 square metres. At VND80 million, it buys 37.5 square metres. At the roughly VND98 million level recorded by JLL for new apartments in the old city, the same budget covers barely 31 square metres before other costs.
Current listing markets still contain sub-VND3 billion units, especially around Bình Chánh, District 8, Nhà Bè, parts of the old District 9 and the former Bình Dương area. Some older projects also fall comfortably below the city's new-build averages.
What has become difficult is finding a conventional new two-bedroom apartment inside the old Ho Chi Minh City at that budget. The city's recent launch mix gives us the reason: affordable new supply has almost vanished while developers have concentrated on high-end projects.
So VND3 billion remains a genuine apartment budget, just no longer a mainstream new-build budget.
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What can VND5 billion, VND8 billion and VND12 billion buy in Ho Chi Minh City today?
VND5 billion still buys a real Ho Chi Minh City apartment today, VND8 billion opens much of the mainstream quality market, and VND12 billion pushes the buyer firmly into premium territory.
Around VND5 billion, resale apartments are the obvious hunting ground. At VND70 million per square metre, the budget covers about 71 square metres. That is enough for a conventional two-bedroom apartment in many established projects outside the most expensive neighbourhoods.
At VND8 billion, the options change substantially. The same budget buys 80 square metres at VND100 million per square metre, putting better resale projects and some newer apartments within reach.
VND12 billion gives a buyer 80 square metres even at VND150 million per square metre. That starts to cover higher-end stock in Thảo Điền, An Phú, Bình Thạnh riverfront locations and parts of the newer eastern market.
The step from VND5 billion to VND8 billion is particularly important these days. It does more than add floor area; it can move the buyer into a better building generation, stronger management and a much more liquid location.
| Total budget | Approx. size at VND70m/m² | Approx. size at VND100m/m² | Approx. size at VND150m/m² |
|---|---|---|---|
| VND3bn | 43 m² | 30 m² | 20 m² |
| VND5bn | 71 m² | 50 m² | 33 m² |
| VND8bn | 114 m² | 80 m² | 53 m² |
| VND12bn | 171 m² | 120 m² | 80 m² |
Where are the cheapest apartments in Ho Chi Minh City now?
The cheapest apartment options in Ho Chi Minh City are currently concentrated in peripheral districts, older buildings and the former Bình Dương market rather than in the prime eastern and central corridors.
Bình Chánh, Nhà Bè, District 8 and some older projects in the former District 9 still offer apartments around the VND40–70 million-per-square-metre zone. Individual older buildings can come in below that.
The enlarged city has pushed the affordable frontier much farther out. CBRE's primary-market average across enlarged Ho Chi Minh City was roughly VND76 million per square metre, while JLL's old-city benchmark was around VND98 million. That 29% difference largely reflects the much cheaper supply inherited from the surrounding provinces.
Location names can still be deceptive. Thu Duc, for instance, contains affordable peripheral stock as well as Thảo Điền, An Phú and Thủ Thiêm, where apartment prices can exceed VND150 million or VND200 million per square metre.
It is clearer to think in project and micro-location terms than to hunt for a single “cheapest district.”
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How expensive are Thảo Điền, Thủ Thiêm and central Ho Chi Minh City apartments now?
Prime Ho Chi Minh City apartments can easily cost VND130–300 million per square metre today, with trophy developments moving beyond that range.
Thảo Điền already has mature projects trading above VND100 million per square metre, while newer premium buildings can be significantly higher. Thủ Thiêm sits further up the market because buyers are paying for scarce riverfront land opposite the historic centre as well as for the area's long-term redevelopment story.
District 1 has an even thinner supply of modern residential towers, which makes new luxury stock particularly expensive. Prime branded or ultra-luxury projects can reach several hundred million đồng per square metre.
The jump from mainstream to prime Ho Chi Minh City is brutal. A 70-square-metre apartment costs VND7 billion at VND100 million per square metre, VND14 billion at VND200 million and VND21 billion at VND300 million.
These homes belong in a separate price bucket when estimating what an ordinary apartment costs. Mixing them into a citywide average makes everyday housing look more expensive than what most resale buyers actually encounter.
Are Ho Chi Minh City apartment prices really rising as fast as the headlines suggest?
Ho Chi Minh City apartment prices are still rising overall, but some spectacular headline increases mostly reflect what developers launched rather than what happened to every existing apartment.
The cleanest comparison comes from recent primary-market reports. JLL measured roughly 10.5% year-on-year growth in its pre-merger city benchmark. CBRE reported a 16% annual increase across the enlarged city's primary market.
Cushman & Wakefield produced a much more dramatic number when its core-city primary average approached US$7,300 per square metre, more than 50% above a year earlier. That basket contained an unusually high concentration of expensive launches.
The following quarter then showed how unstable such averages can be: the reported core price fell materially as the launch mix changed. Comparable apartments had obviously not lost that much value within a few months.
As we saw above, nearly 90% of recently launched supply was high-end. That mix keeps pulling primary averages upward even when the underlying price movement of established apartments is far calmer.
Current Ho Chi Minh City apartment inflation is strong but uneven. Double-digit annual growth in some broad primary datasets is credible; interpreting every 40% or 50% headline as genuine citywide appreciation is not.
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Are Ho Chi Minh City apartment prices starting to fall now?
Ho Chi Minh City apartment prices are showing more resistance from buyers now, although a broad price correction has yet to appear in the apartment data.
The Ministry of Construction recently reported roughly VND112 million per square metre for commercial apartments while transaction volumes for apartments and individual houses fell to around 30,800, only 81.5% of the previous quarter's level.
CBRE's enlarged-city secondary apartments were still up strongly year on year, at around VND62 million per square metre, but the pace had begun to slow. The Ministry also described secondary prices as broadly stable, with small declines appearing in some areas.
Affordability is becoming hard to ignore. At VND100 million per square metre, even a modest 70-square-metre apartment costs VND7 billion. Mortgage rates in parts of the market have also moved back into uncomfortable territory, making those prices harder to finance.
Sellers and developers have responded differently. Individual resale owners can negotiate the actual price. Developers often preserve the headline price and instead use extended payment schedules, interest support or other incentives.
For now, that produces softness without a citywide crash. Buyers have more leverage than during the strongest part of the market, especially in resale, but Ho Chi Minh City apartments remain expensive by recent historical standards.
Why are affordable new apartments disappearing from Ho Chi Minh City?
Affordable new apartments have become genuinely scarce in Ho Chi Minh City because developers are building much further up the price ladder than ordinary household budgets can follow.
The most revealing recent figure came from Ho Chi Minh City's Department of Construction: close to 90% of newly launched housing supply was high-end, while no new affordable project appeared in the tracked market.
Cushman & Wakefield also reported only about 1,200 new apartments in the core city during one recent quarter, down 62% from the preceding quarter and 47% from a year earlier. More than 80% of that supply was concentrated in the eastern region.
Meanwhile, the surrounding growth markets were producing thousands of units. Former Bình Dương and Bà Rịa–Vũng Tàu together added a much deeper pipeline at lower price points.
The affordable apartment market has consequently shifted outward. Buyers who once expected to find a new VND3–4 billion home within the old city increasingly have to choose between an older resale unit and a much longer commute from newer peripheral developments.
That shift explains more of today's price frustration than a simple claim that “all Ho Chi Minh City apartments have become luxury.”
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Will all the new supply make Ho Chi Minh City apartments cheaper?
More apartment supply should slow Ho Chi Minh City's price pressure, but buyers should not expect a large citywide price drop simply because tens of thousands of units are coming.
The crucial question is where those homes will be built. Much of the enlarged city's pipeline sits outside the traditional core, particularly in former Bình Dương. That supply can put pressure on competing peripheral projects without directly replacing an apartment in Thảo Điền, Bình Thạnh or District 1.
There is already evidence that demand is becoming more price-sensitive. Nationwide inventory rose sharply earlier this year, absorption on newly launched projects weakened, and Ho Chi Minh City transaction volumes fell from the previous quarter. Those conditions make aggressive price increases harder to sustain.
Developers also have plenty of room to adjust the effective purchase price without formally cutting the advertised price. Longer instalment periods, interest subsidies and payment holidays can make an apartment cheaper to buy while leaving the published VND-per-square-metre figure untouched.
The most plausible near-term outcome is better choice and stronger buyer bargaining power, especially outside prime locations. Cheap central apartments are unlikely to reappear simply because the metropolitan supply pipeline is growing.
So how much should you budget for an apartment in Ho Chi Minh City now?
A buyer looking for an apartment in Ho Chi Minh City today should realistically think in three main budgets: roughly VND4–6 billion for mainstream resale, VND6–9 billion for stronger resale or ordinary newer stock, and VND10 billion-plus for premium new apartments.
Below VND3 billion, apartments still exist, but compromises on size, age or location become much harder to avoid. Around VND5 billion, the resale market starts offering conventional one- and two-bedroom homes in a much broader range of projects.
Around VND7–8 billion is now a useful benchmark for a normal 70-square-metre apartment priced near VND100–110 million per square metre. That roughly matches the order of magnitude shown by current old-city primary-market data.
Once the target moves to Thảo Điền, Thủ Thiêm, prime Bình Thạnh, District 1 or a high-end new development, VND120–200 million per square metre becomes much more plausible. A normal-sized two-bedroom can then cost VND9–15 billion without entering the true luxury market.
So the clearest answer is that a Ho Chi Minh City apartment currently costs around VND60–80 million per square metre across much of the resale market, roughly VND90–110 million for many new or newer apartments, and VND130–200 million or more in premium locations. The huge gap between those bands is real, which is why any citywide “average apartment price” needs to be treated with caution.
| Apartment type today | Useful price range | Approx. 70 m² cost | What buyers should expect |
|---|---|---|---|
| Older / peripheral resale | VND40–60m/m² | VND2.8–4.2bn | Older buildings or farther-out locations |
| Mainstream resale | VND60–80m/m² | VND4.2–5.6bn | Broadest value segment |
| Better resale / newer stock | VND80–110m/m² | VND5.6–7.7bn | Stronger buildings and locations |
| Typical new old-city apartment | VND90–120m/m² | VND6.3–8.4bn | Mainstream current primary market |
| Premium new apartment | VND130–200m/m² | VND9.1–14.0bn | Thảo Điền, Thủ Thiêm, riverfront and central projects |
| Ultra-luxury apartment | VND250m+/m² | VND17.5bn+ | Trophy and branded residential stock |
OUR METHODOLOGY
This analysis tests how much an apartment in Ho Chi Minh City costs now by separating markets that are often mixed together: old-city versus enlarged-city data, primary versus secondary apartments, mainstream versus premium stock, and citywide averages versus project-level pricing.
We approached the question through a series of separate analytical checks and gathered the freshest relevant evidence for each one, prioritizing official data, first-hand market research and established institutional sources. We then looked at what each figure actually measured, how recent it was, and whether other credible evidence pointed in the same direction.
When reputable sources produced different numbers, we did not average them away. The administrative expansion of Ho Chi Minh City means some newer datasets include the former Bình Dương and Bà Rịa–Vũng Tàu markets, while other reports still describe the pre-merger city. Primary-market figures are also heavily influenced by the projects launched in a given quarter.
That is why no single price benchmark determines the conclusion. The final ranges come from comparing recent primary and resale evidence, checking how project mix changes reported averages, and then translating those per-square-metre figures into realistic apartment budgets.
We prioritized sources that added specific, checkable information on apartment prices, supply, transactions, launch mix, secondary-market conditions and the city's new administrative geography. We excluded unsourced claims, recycled aggregation pages and commentary that repeated headline numbers without making clear what market those numbers described.
Key sources used for this analysis include: CBRE's Ho Chi Minh City Figures Q2 2026, CBRE's Ho Chi Minh City Figures Q1 2026, JLL's Ho Chi Minh City Residential Market Dynamics Q2 2026, JLL's APAC residential market report for Ho Chi Minh City Q2 2026, Cushman & Wakefield on the HCMC apartment market rebalancing in Q1 2026, Cushman & Wakefield's HCMC Residential MarketBeat Q1 2026, Cushman & Wakefield's HCMC Residential MarketBeat Q2 2026, Cushman & Wakefield's broader Ho Chi Minh City MarketBeat Q2 2026, Savills Vietnam's HCMC Real Estate Market Q1 2026 review, the Government of Vietnam on the administrative restructuring, the Ministry of Construction on post-merger Ho Chi Minh City planning, Tuổi Trẻ's report on Ministry of Construction Q1 2026 apartment-price and transaction data, and Báo Xây dựng / Ministry of Construction data on Q2 2026 secondary apartment prices.
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