Get all the data you need about the real estate market in Ho Chi Minh City
SUMMARY
A realistic budget for a modern Ho Chi Minh City condo now is roughly VND4–7 billion, with cheaper older or peripheral apartments around VND2–3 billion and premium central or eastern projects often above VND10–20 billion.
One citywide average can be surprisingly misleading. Broad resale apartments sit around VND62 million per square metre and broad primary stock around VND76 million, while a thin quarter dominated by luxury launches can push a core-market average well above VND150 million per square metre.
New condos currently carry a noticeable premium over resale stock. Using the broad benchmarks, a 70 m² new apartment costs roughly VND980 million more than an equivalent apartment priced at the secondary-market average.
Apartment size becomes expensive very quickly. A mainstream 50 m² one-bedroom can land around VND3–4 billion, while a normal 70 m² two-bedroom is more often around VND4.5–6 billion and a good three-bedroom can easily require VND6–12 billion.
District 1 and Thủ Thiêm are almost separate markets. Leading projects can ask VND200–500 million or more per square metre, meaning a fairly ordinary 70 m² footprint can cost anywhere from roughly VND15 billion to more than VND35 billion.
Thảo Điền is no longer a cheap alternative to the centre. At the same time, VND2–3 billion apartments have not disappeared; buyers just need to accept older buildings, smaller units or locations farther from the most sought-after eastern districts.
The market is cooling without broadly becoming cheaper. Primary averages have fallen as the launch mix changed, while resale prices have still been rising year on year, just much more slowly from quarter to quarter.
Financing can change the real cost far more than a modest discount on the apartment itself. Housing-loan rates around 10–14% make leverage expensive, and buyers also need to account for items such as the condominium maintenance fund, VAT treatment, registration costs and furnishing.
Foreign buyers face another filter that Vietnamese buyers do not. Eligible foreigners can own qualifying apartments, but the 30% foreign-ownership cap within a condominium building and project-level eligibility rules can shrink the practical choice of units.
The useful budget bands are therefore quite clear: around VND2–3 billion for the cheaper end, VND4–7 billion for a mainstream modern condo, VND10 billion or more for premium stock, and roughly VND20–40 billion or beyond for the strongest luxury addresses.
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How much does a condo cost in Ho Chi Minh City now?
How much does a Ho Chi Minh City condo actually cost now?
A realistic budget for a modern Ho Chi Minh City condo today is roughly VND4–7 billion, although older or peripheral apartments can still fall around VND2–3 billion and prime projects quickly run above VND10–20 billion.
That range is much more useful than one citywide average. CBRE's latest figures put the broad secondary apartment market around VND62 million per square metre and the primary market around VND76 million per square metre. A 70 m² apartment would therefore work out at roughly VND4.3 billion on the resale benchmark or VND5.3 billion on the new-build benchmark.
Core new projects can be considerably more expensive. Cushman & Wakefield's latest core-HCMC survey put average primary pricing near US$6,460 per square metre, or roughly VND169 million at an exchange rate around VND26,200 to the dollar. Even that figure needs care: it comes from a thin new-launch market dominated by expensive projects rather than from every condo available in the city.
So when someone says a Ho Chi Minh City condo costs VND5 billion, VND10 billion or VND25 billion, all three can be perfectly plausible. They simply describe very different parts of the market.
| Ho Chi Minh City condo segment | Rough price per m² | Approx. cost for 70 m² | What buyers are usually looking at |
|---|---|---|---|
| Older/peripheral resale | VND30–50m | VND2.1–3.5bn | Older buildings, farther locations |
| Broad resale market | Around VND62m | Around VND4.3bn | Typical secondary-market stock |
| Broad new-build market | Around VND76m | Around VND5.3bn | Current primary projects across wider HCMC |
| Expensive new core projects | VND120–180m+ | VND8.4–12.6bn+ | Strong central/eastern locations |
| Prime luxury projects | VND220–500m+ | VND15.4–35bn+ | District 1 and Thủ Thiêm trophy stock |
Why do Ho Chi Minh City condo price averages look completely different?
Ho Chi Minh City condo averages differ so much because researchers are often measuring different geographies and a very small number of new projects can move the average by tens of millions of đồng per square metre.
We saw the clearest example in early 2026. Cushman & Wakefield recorded only about 1,272 new apartments in core Ho Chi Minh City during Q1, down 62% from the previous quarter. Luxury apartments made up 72% of new supply and high-end apartments the remaining 28%. With practically no affordable or mid-market launches in the sample, the average jumped to US$7,271 per square metre.
The following quarter gave a useful reality check. Cushman & Wakefield's core-market average fell to about US$6,460 per square metre as the mix of projects changed. That was roughly 11% below the previous quarter's headline level, even though there had been no broad 11% crash in individual apartment values.
CBRE saw the same mix effect from another angle. Its latest primary average declined 3% quarter on quarter and 29% year on year as more moderately priced projects entered the calculation.
The average therefore moves partly because condo prices move and partly because the apartments being launched change.
Anyone quoting one HCMC average without explaining the sample can make the same market look cheap or extraordinarily expensive.
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Is a new condo much more expensive than a resale condo in Ho Chi Minh City?
Yes. New Ho Chi Minh City condos currently carry a meaningful premium over resale apartments, and for an ordinary two-bedroom unit the difference can approach VND1 billion before we compare specific projects.
CBRE's latest broad-market figures put primary apartments around VND76 million per square metre and resale apartments around VND62 million.
That works out to a premium of roughly 23%.
On a 70 m² apartment, the difference is about VND980 million. On 100 m², it becomes VND1.4 billion.
The gap can widen much further when buyers compare an older resale apartment with a newly launched core-city project. Cushman & Wakefield's latest core primary average is more than twice the broad resale benchmark.
That does not automatically make resale the better buy. New projects may offer better facilities, payment schedules and newer construction. But anyone with a fixed budget should compare the secondary market before assuming that new construction gives similar value for money.
| Condo example | Price per m² | Approx. 70 m² price | Extra cost vs VND62m/m² resale |
|---|---|---|---|
| Broad resale benchmark | VND62m | VND4.34bn | — |
| Broad primary benchmark | VND76m | VND5.32bn | +VND980m |
| New project at VND100m/m² | VND100m | VND7bn | +VND2.66bn |
| Premium project at VND150m/m² | VND150m | VND10.5bn | +VND6.16bn |
How much does a one-bedroom or two-bedroom condo cost in Ho Chi Minh City?
A one-bedroom Ho Chi Minh City condo often lands around VND3–6 billion today, while a modern two-bedroom is more commonly around VND4–8 billion.
There is plenty outside those ranges, but they are useful starting points.
Take a 50 m² one-bedroom. At VND50 million per square metre, it costs VND2.5 billion. Around VND75 million, it reaches VND3.75 billion. At VND120 million, the same floor area costs VND6 billion.
A typical 70 m² two-bedroom moves through the price bands even faster. At VND50 million per square metre it costs VND3.5 billion. At VND75 million it costs VND5.25 billion. At VND120 million it reaches VND8.4 billion.
Premium buildings can go far beyond that. Current asking prices in established projects around Bình Thạnh, Thảo Điền and other desirable eastern areas regularly push ordinary two-bedroom apartments beyond VND8–10 billion.
Bedroom count therefore gives only half the answer. A compact two-bedroom in a prime building can cost more than a much larger three-bedroom in an older outer-area project.
| Apartment | Lower-priced modern/resale | Main market | Premium |
|---|---|---|---|
| 50 m² one-bedroom | ~VND2.5bn | ~VND3.5–4.5bn | VND6bn+ |
| 65 m² two-bedroom | ~VND3.25bn | ~VND4.5–5.5bn | VND7.8bn+ |
| 70 m² two-bedroom | ~VND3.5bn | ~VND4.5–6bn | VND8.4bn+ |
| 80 m² two-bedroom | ~VND4bn | ~VND5–7bn | VND9.6bn+ |
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How much does a three-bedroom condo cost in Ho Chi Minh City?
A good three-bedroom condo in Ho Chi Minh City will often require around VND6–12 billion now, with prime developments easily passing VND15 billion.
Size explains most of the jump. Three-bedroom apartments commonly occupy around 90–110 m².
At VND60 million per square metre, a 100 m² apartment already costs VND6 billion. At VND100 million, it reaches VND10 billion. A premium project priced at VND150 million pushes exactly the same floor area to VND15 billion.
Families feel this difference more than buyers comparing small investor units. Adding 30 m² to an apartment at VND100 million per square metre means another VND3 billion.
Move from a two-bedroom to a three-bedroom and the search can suddenly shift to another district, an older building or a completely different class of project.
How expensive are District 1 and Thủ Thiêm condos now?
District 1 and Thủ Thiêm sit in a different price league from ordinary Ho Chi Minh City condos, with leading projects commonly asking more than VND200 million per square metre and some comfortably above VND400 million.
Ministry of Construction market monitoring has put apartments at The Marq around VND222–260 million per square metre and Vinhomes Golden River around VND223–360 million.
Grand Marina Saigon has appeared around VND440–557 million per square metre.
Across the river, Thủ Thiêm is just as striking. The Metropole Thủ Thiêm has been observed around VND330–448 million per square metre, while Empire City has been around VND303–393 million.
A buyer paying VND350 million per square metre spends VND24.5 billion on 70 m² and VND35 billion on 100 m².
At VND500 million per square metre, even a 70 m² apartment reaches VND35 billion.
Those numbers explain why the phrase “average HCMC condo” becomes almost meaningless around the top end. The most prestigious projects can cost five to eight times as much per square metre as mainstream resale stock.
| Project/market | Indicative asking price per m² | Approx. 70 m² equivalent | Approx. 100 m² equivalent |
|---|---|---|---|
| Broad HCMC resale | ~VND62m | VND4.34bn | VND6.2bn |
| The Marq | ~VND222–260m | VND15.5–18.2bn | VND22.2–26bn |
| Vinhomes Golden River | ~VND223–360m | VND15.6–25.2bn | VND22.3–36bn |
| Empire City | ~VND303–393m | VND21.2–27.5bn | VND30.3–39.3bn |
| The Metropole Thủ Thiêm | ~VND330–448m | VND23.1–31.4bn | VND33–44.8bn |
| Grand Marina Saigon | ~VND440–557m | VND30.8–39bn | VND44–55.7bn |
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Is Thảo Điền still affordable compared with central Ho Chi Minh City?
Thảo Điền is cheaper than the most extreme District 1 and Thủ Thiêm projects, but a good condo there is firmly premium-priced these days.
Recent market observations have put D'Edge Thảo Điền around VND150–194 million per square metre.
Near the middle of that range, a 70 m² apartment works out at roughly VND12 billion. A 100 m² apartment is around VND17 billion.
That is far below a trophy unit at Grand Marina Saigon, but it remains several times the price of an ordinary outer-area resale apartment.
The premium is easy to understand. Thảo Điền has an established expatriate population, international schools, restaurants, services and strong access to the eastern economic corridor. Buyers already know the neighborhood rather than having to bet on a future district taking shape.
Calling Thảo Điền an affordable alternative to District 1 is pretty hard to defend now. It is an established premium market sitting below the city's most expensive addresses.
Can VND2–3 billion still buy a condo in Ho Chi Minh City?
Yes. VND2–3 billion can still buy a Ho Chi Minh City condo, but buyers usually have to move outward, buy older stock, accept a smaller apartment or combine all three.
The lower end becomes much easier to see once we stop looking only at new launches.
In Nhà Bè, for example, recent marketplace data has shown older projects around VND20–40 million per square metre. At VND30 million, a VND2.5 billion budget theoretically buys about 83 m². At VND40 million, it buys around 63 m².
Older projects elsewhere in the south and west can produce similar numbers.
That affordability disappears quickly in newer eastern developments. At VND75 million per square metre, VND2.5 billion buys only 33 m². At VND150 million, it corresponds to fewer than 17 m².
The city still contains inexpensive condos by Ho Chi Minh City standards. What has become scarce is the combination buyers usually want: new building, good developer, convenient location, large unit and a price below VND3 billion.
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Is Ho Chi Minh City's condo market getting cheaper now?
Ho Chi Minh City condos are not broadly getting cheaper, but the market has clearly stopped moving at the frantic pace seen during the previous run-up.
The latest numbers show a much more mixed picture.
CBRE says broad primary prices fell 3% quarter on quarter as the launch mix became less expensive. Cushman & Wakefield also recorded a lower core-market average in Q2 than in Q1.
Resale prices, meanwhile, were still around 25% higher year on year according to CBRE, but the quarterly increase had slowed to roughly 2%. Late in 2025, some quarterly gains had exceeded 10%.
As seen above, the change in headline new-build averages partly reflects which projects happened to launch. The resale slowdown is more useful for understanding what existing owners are actually getting.
Buyers should not read the latest lower primary averages as evidence of a citywide correction. Price growth has cooled, expensive stock is meeting more resistance, and buyers currently have more reason to negotiate.
Are mortgage rates changing what a Ho Chi Minh City condo really costs?
Yes. Mortgage rates around 10–14% can make a Ho Chi Minh City condo dramatically more expensive for a financed buyer even if the selling price does not move.
Cushman & Wakefield has recently put housing-loan rates around that 10–14% range.
Consider a VND3 billion loan.
At 6%, simple annual interest on that balance would be around VND180 million before principal repayments. At 10%, it becomes VND300 million. At 14%, it reaches VND420 million.
The jump from 6% to 12%, for example, adds roughly VND180 million a year on the same VND3 billion balance.
That is VND15 million a month in additional interest before we consider principal.
High financing costs also help explain the strange market buyers face lately. Sellers may refuse to cut asking prices aggressively, while buyers become much less willing to stretch their budgets.
The result can be slower transactions rather than an immediate drop in advertised prices.
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What can VND3 billion, VND5 billion, VND10 billion or VND20 billion buy in Ho Chi Minh City?
VND3 billion still puts a buyer into the Ho Chi Minh City condo market, VND5 billion gives meaningful mainstream choice, VND10 billion reaches premium projects, and VND20 billion opens the luxury market without guaranteeing a large apartment in the best locations.
At VND3 billion, we would mainly look at older resale buildings, smaller units and outer districts.
At VND5 billion, the search becomes much easier. Around VND60–70 million per square metre, that budget corresponds to roughly 70–83 m² before fees.
VND10 billion reaches newer, better-located buildings and some premium projects. At VND100 million per square metre, it buys 100 m². At VND150 million, it buys around 67 m².
VND20 billion sounds enormous until the search reaches Thủ Thiêm or District 1. At VND350 million per square metre, that budget buys only about 57 m².
| Budget | At VND40m/m² | At VND60m/m² | At VND100m/m² | At VND150m/m² | At VND350m/m² |
|---|---|---|---|---|---|
| VND3bn | 75 m² | 50 m² | 30 m² | 20 m² | 9 m² |
| VND5bn | 125 m² | 83 m² | 50 m² | 33 m² | 14 m² |
| VND10bn | 250 m² | 167 m² | 100 m² | 67 m² | 29 m² |
| VND20bn | 500 m² | 333 m² | 200 m² | 133 m² | 57 m² |
How much should buyers add on top of a Ho Chi Minh City condo's advertised price?
Buyers should keep extra cash beyond the advertised Ho Chi Minh City condo price because the headline number can exclude the maintenance fund, VAT in some primary-market comparisons, registration expenses and furnishing.
The condominium maintenance fund is one of the easiest items to quantify. Under Vietnam's housing rules, buyers in multi-owner apartment buildings generally contribute 2% of the relevant apartment value to the maintenance fund.
That means VND100 million on a VND5 billion base, VND200 million on VND10 billion and VND400 million on VND20 billion.
Research-company prices also need to be read carefully. Cushman & Wakefield, for example, states that its primary apartment benchmarks exclude VAT and maintenance fees.
Developers can structure quoted prices differently, so buyers should compare the actual contract amount rather than assuming two advertisements use the same definition of “price per square metre.”
Furnishing creates another large swing. A bare or basic handover can require hundreds of millions of đồng before the apartment resembles the fully fitted resale unit sitting next door.
The useful number is the cash needed to buy and prepare the apartment, rather than the promotional price printed on the first page of a sales brochure.
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Can foreigners buy the same Ho Chi Minh City condos as Vietnamese buyers?
Foreigners can legally buy qualifying Ho Chi Minh City condos, but they cannot choose freely from every apartment building or every available unit.
Vietnam's 2023 Housing Law caps eligible foreign ownership at 30% of the apartments in a condominium building. Foreign individuals also generally receive ownership for up to 50 years, with the law providing a route for one extension of up to another 50 years.
The practical issue is project availability.
Ho Chi Minh City has continued adding developments to the list in which foreign buyers are allowed to own homes. By August 2026, city authorities had designated 148 commercial housing projects as eligible, after adding another four projects including developments in Thảo Điền and Thủ Thiêm.
That is a useful recent improvement, but the 30% building-level cap still matters.
A project can therefore have apartments for sale while a foreign buyer cannot necessarily buy the specific unit on the same terms. Before comparing prices, foreign purchasers need to verify whether the project is eligible and whether foreign quota remains.
That can narrow the effective market quite a lot in buildings popular with international owners.
So how much should we realistically budget for a Ho Chi Minh City condo now?
For a normal modern Ho Chi Minh City condo, we would start with a budget of roughly VND4–7 billion today; below VND3 billion the compromises become much more obvious, while VND10 billion and above brings premium projects into play.
The latest evidence makes that range easier to defend than a single average.
A buyer around VND4–5 billion can still shop the broad resale market and find credible one- or two-bedroom options. Around VND5–7 billion, newer buildings and better locations become much more realistic. A VND10 billion budget gives access to genuinely premium stock, although it still falls short of many large units in Thảo Điền, Thủ Thiêm and District 1.
Once the budget reaches VND20–40 billion, we are talking about a different market altogether. Prices above VND300 million per square metre mean that even those budgets do not automatically buy an enormous apartment.
The latest quarterly data also tells us to ignore sensational citywide averages. Core new-build pricing jumped when luxury launches dominated the sample and then fell when the project mix changed. Resale prices have kept rising, but lately at a much slower quarterly rate. High mortgage costs are making buyers more cautious at the same time.
The clearest answer is VND4–7 billion for a mainstream modern condo, roughly VND2–3 billion at the cheaper end, VND10 billion or more for premium stock, and VND20–40 billion or beyond for the strongest luxury addresses.
That price spread is the defining feature of Ho Chi Minh City condos now. Two apartments with the same number of bedrooms can easily differ in price by VND10 billion or more simply because they sit in different buildings and different parts of the city.
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OUR METHODOLOGY
The question “how much does a condo cost in Ho Chi Minh City?” does not produce one useful market average. We treated it as an aggregation problem, separating older resale apartments, the broad secondary market, new primary stock, premium core projects and the luxury end before building the final buyer-budget ranges.
We prioritized the freshest quarterly evidence available at the time of writing, official housing-market monitoring and primary legal sources. Each dataset was used for the part of the market it measured most directly rather than combining unrelated figures into one artificial average.
CBRE's Ho Chi Minh City data is used mainly to anchor the broad primary and resale markets. Cushman & Wakefield's residential research is used for core-HCMC pricing, new-supply composition, financing conditions and the sharp project-mix effect visible between Q1 and Q2 2026. JLL provides an independent check on the high-end market and current supply dynamics.
We treated unusually high or low quarterly primary averages carefully. When a small number of luxury launches dominated new supply, the resulting average was treated as a project-mix signal rather than evidence that every existing condo in Ho Chi Minh City had suddenly moved by the same percentage.
Official Ministry of Construction monitoring and project-level market data were used to anchor the upper end of the article, including indicative pricing at The Marq, Vinhomes Golden River, Grand Marina Saigon, Empire City, The Metropole Thủ Thiêm and D'Edge Thảo Điền.
Price-per-square-metre evidence was then translated into representative 50 m², 70 m² and 100 m² apartment budgets. Financing costs, the condominium maintenance fund, VAT treatment, furnishing and other purchase-related expenses were kept separate from the underlying sale-price comparison so they did not distort the market benchmarks.
For foreign ownership, we relied on Vietnam's Housing Law No. 27/2023/QH15, Decree No. 95/2024/NĐ-CP, the subsequent 2026 amendments under Decree No. 54/2026/NĐ-CP, and Ho Chi Minh City government information on projects eligible for foreign ownership. These sources support the building-level foreign quota, ownership-duration framework and the latest eligible-project count discussed above.
The final ranges are synthesized conclusions, not numbers copied from one report. We compared where the broad resale, primary, core and project-level evidence converged, then separated mainstream conditions from the cheaper and more expensive tails of the market.
Key sources used include CBRE Vietnam's Ho Chi Minh City Figures Q2 2026, Cushman & Wakefield's Ho Chi Minh City Residential MarketBeat, Cushman & Wakefield's Q1 2026 HCMC Residential MarketBeat, Cushman & Wakefield's analysis of the rebalancing between core and expanded HCMC, JLL's Ho Chi Minh City Residential Q2 2026 report, JLL's Ho Chi Minh City Residential Market Dynamics, Vietnam's Ministry of Construction Q2 2026 housing and real-estate market report, Báo Xây dựng's Q1 2026 project-level apartment-price data, Housing Law No. 27/2023/QH15, Decree No. 95/2024/NĐ-CP, Decree No. 54/2026/NĐ-CP, and Ho Chi Minh City's August 2026 update on projects eligible for foreign ownership.
Get to know the market before buying a property in Ho Chi Minh City
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