Get all the data you need about the real estate market in Ho Chi Minh City
This article covers townhouse purchase prices in Ho Chi Minh City as of 2026, and we update it regularly so the numbers you see here always reflect the latest market picture.
Whether you are eyeing a compact home in Tan Binh or a prestige townhouse in District 1, this guide breaks down what you can expect to pay in each neighborhood.
All prices below are in Vietnamese Dong (VND), and the data covers residential townhouses only, meaning no apartments, condos, or villas.
And if you're planning to buy a property in Ho Chi Minh City, you may want to download https://bambooroutes.com/pages/vietnam-real-estate.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Ho Chi Minh City neighborhood for townhouses | District 1 Core (Ben Nghe, Da Kao, Ben Thanh) |
| Most affordable Ho Chi Minh City neighborhood for townhouses | Ten Lua / Binh Tan |
| Average price per square meter across all neighborhoods in Ho Chi Minh City | VND 230 million per sqm |
| Median townhouse price across Ho Chi Minh City | VND 17 billion |
| Lowest realistic starting budget for a Ho Chi Minh City townhouse | VND 3.2 billion |
| Most expensive townhouse type in Ho Chi Minh City by bedroom count | Four-bedroom townhouse |
| Most affordable townhouse type in Ho Chi Minh City by bedroom count | Two-bedroom townhouse |
| Average price for a two-bedroom townhouse in Ho Chi Minh City | VND 11 billion |
| Average price for a three-bedroom townhouse in Ho Chi Minh City | VND 18.5 billion |
| Average price for a four-bedroom townhouse in Ho Chi Minh City | VND 31 billion |
| Price gap between the most and least expensive Ho Chi Minh City neighborhoods | About 3 times more expensive at the top end (VND 420 million vs VND 135 million per sqm) |
| Price spread across Ho Chi Minh City townhouse neighborhoods | Wide: from VND 135 million to VND 420 million per sqm depending on location |
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Ho Chi Minh City neighborhoods in 2026 ranked by townhouse purchase price
This table ranks the top neighborhoods in the Ho Chi Minh City townhouse market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a two-bedroom, three-bedroom, and four-bedroom townhouse, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in https://bambooroutes.com/pages/vietnam-real-estate.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Two-Bedroom Townhouse | Average Price for a Three-Bedroom Townhouse | Average Price for a Four-Bedroom Townhouse | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | District 1 Core (Ben Nghe, Da Kao, Ben Thanh) | VND 420 million per sqm | VND 38 billion | VND 12 billion | VND 18 billion | VND 32 billion | VND 58 billion | Ultra-central wealth buyers looking for the most prestigious address in Ho Chi Minh City | Best location in the city, strong prestige, walkable CBD access, and the deepest resale liquidity for prime townhouse stock | Very limited supply, dense traffic, older building stock, and the highest entry cost in all of Ho Chi Minh City | Luxury |
| 2 | Thu Thiem | VND 300 million per sqm | VND 32 billion | VND 18 billion | VND 18 billion | VND 30 billion | VND 48 billion | New-wealth buyers who want a modern, riverfront address close to District 1 | New infrastructure, riverfront prestige, fast access to District 1, and the strongest long-term image upgrade potential in the city | Townhouse supply is selective, entry budgets are high, and some pockets still feel less mature day to day | Luxury |
| 3 | Thao Dien | VND 285 million per sqm | VND 29 billion | VND 15 billion | VND 16 billion | VND 26 billion | VND 45 billion | Affluent international families who want a green, expat-friendly east-side neighborhood | International school ecosystem, mature expat services, greenery, and strong east-side lifestyle appeal | Flood-sensitive streets remain a concern and the premium pricing is hard to justify for smaller homes | Luxury |
| 4 | District 3 Core (Vo Thi Sau, Pham Ngoc Thach, Tu Xuong area) | VND 260 million per sqm | VND 24 billion | VND 9 billion | VND 14 billion | VND 22 billion | VND 38 billion | Established city families upgrading to a very central but slightly more accessible address than District 1 | Very central, classic Saigon neighborhood character, elite schools nearby, and easier daily access than outer luxury enclaves | Narrow lots are common and good townhouse stock sells quickly at little discount | Premium |
| 5 | Phu My Hung | VND 245 million per sqm | VND 22 billion | VND 11 billion | VND 13 billion | VND 21 billion | VND 35 billion | Space-seeking upper-income families who want a planned township with wider roads and good schools | Planned township layout, wider roads, better parking than central districts, clean environment, and family-friendly townhouse streets | Farther from the old CBD and the best units command a large project-level premium | Premium |
| 6 | Binh Thanh Riverside (near District 1 edge) | VND 215 million per sqm | VND 17.5 billion | VND 6.5 billion | VND 10 billion | VND 16 billion | VND 28 billion | Buyers who want central access but cannot stretch to core District 1 or District 3 budgets | Close to District 1 and east-side bridges, strong everyday convenience, and better value than the core central districts | Traffic bottlenecks are common and pricing varies sharply between river-edge streets and interior streets | Premium |
| 7 | An Phu - An Khanh | VND 205 million per sqm | VND 18.5 billion | VND 8.5 billion | VND 11 billion | VND 17.5 billion | VND 29 billion | Upgrading east-side households who find Thao Dien or Thu Thiem too expensive | Strong Thu Duc connectivity, good family townhouse format, and more accessible budgets than the top east-side neighborhoods | Ongoing road works and uneven micro-locations can make it harder to judge fair value if you are a first-time buyer | Premium |
| 8 | Thanh My Loi | VND 185 million per sqm | VND 16.5 billion | VND 7.5 billion | VND 9.5 billion | VND 15.5 billion | VND 26 billion | Aspirational families who want a riverfront setting and larger plots without paying central district prices | Newer urban feel, larger plots than central neighborhoods, a riverside setting, and a calmer family environment | Everyday retail options are still weaker than mature central neighborhoods and commuting depends on a small number of bridges | Mid-Market |
| 9 | Phu Nhuan (Phan Xich Long and nearby townhouse streets) | VND 180 million per sqm | VND 14.5 billion | VND 5.5 billion | VND 8.5 billion | VND 14 billion | VND 23 billion | Professional families who want a central address with good airport access and an active local food scene | Excellent balance between airport access and the city center, active food and cafe streets, and solid rental demand for compact townhouses | Streets are tight, parking is limited, and the best corner locations are priced well above the district average | Mid-Market |
| 10 | District 10 (residential interior wards) | VND 175 million per sqm | VND 13.5 billion | VND 5.2 billion | VND 8 billion | VND 13 billion | VND 21 billion | Practical inner-city buyers who prioritize daily convenience and resilient owner-occupier demand | Strong everyday convenience, good schools and hospitals nearby, and resilient demand from local owner-occupiers | Townhouse stock is older, lots are often small, and modern larger townhouses are harder to find in this district | Mid-Market |
| 11 | Tan Binh (airport-side residential pockets) | VND 150 million per sqm | VND 11 billion | VND 3.2 billion | VND 6.5 billion | VND 10.5 billion | VND 17 billion | Airport-access households and families priced out of central districts looking for a practical inner-urban base | Good airport access, broad local services, and townhouse budgets that work for families who cannot stretch to more central neighborhoods | Aircraft noise, traffic congestion, and weaker neighborhood prestige than east-side or CBD addresses | Affordable |
| 12 | Ten Lua / Binh Tan | VND 135 million per sqm | VND 10 billion | VND 4.5 billion | VND 6 billion | VND 9.5 billion | VND 15.5 billion | Value-focused suburban buyers who want more townhouse space for their money | Larger homes, wider roads in planned pockets, and the most accessible entry pricing for townhouse space in Ho Chi Minh City | Longer commutes and weaker neighborhood prestige keep pricing below east-side and inner-core areas | Affordable |
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Key insights about townhouse purchase prices in Ho Chi Minh City
Insights
- District 1 townhouses cost about three times more per square meter than Binh Tan in early 2026, which means the same budget that buys a compact two-bedroom in Ben Nghe can get you a large four-bedroom home further west.
- Thu Thiem and Thao Dien form Ho Chi Minh City's clearest east-side luxury townhouse cluster, both priced above VND 280 million per sqm and targeting a very different buyer than the old core central districts.
- Phu My Hung offers a planned township environment with VND 245 million per sqm average pricing, which is meaningfully cheaper than District 1 while still delivering wider roads, better parking, and a more family-focused street layout.
- Binh Thanh is the most practical near-central trade in the Ho Chi Minh City townhouse market, sitting at VND 215 million per sqm while keeping strong access to District 1 and the east-side bridges.
- Tan Binh is one of the last inner-urban Ho Chi Minh City neighborhoods where a townhouse starting budget can still realistically begin around VND 3.2 billion in 2026.
- The biggest single price jump in the Ho Chi Minh City townhouse market comes when moving from affordable outer neighborhoods like Binh Tan into premium east-side areas like An Phu or Thanh My Loi, where budgets roughly double.
- In the prime Ho Chi Minh City districts, land value matters more than building age: a narrow older townhouse in District 1 on a good street can trade above VND 12 billion simply because of its address.
- The Ho Chi Minh City land-price framework reset in January 2026 supports higher official valuation floors across the city, which is particularly relevant in better-connected neighborhoods where transaction cost calculations have shifted.
- Phu Nhuan delivers a rare combination of central access, airport proximity, and a strong local food and cafe scene, making it attractive for professional renters and keeping resale demand solid for compact townhouse formats.
- For owner-occupiers focused on value rather than prestige, Phu My Hung and Thanh My Loi offer the most balanced townhouse package in Ho Chi Minh City: reasonable plot sizes, newer infrastructure, and calmer street-level living at lower cost than the trophy central districts.
- Late 2025 saw a sharp jump in new landed-home supply in outer and new-urban pockets of Ho Chi Minh City, which helps explain why entry budgets in places like Binh Tan and Tan Binh remain accessible even after the citywide land-price reset.
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About our methodology
Vietnam does not publish an official neighborhood-level transaction database for residential townhouses in Ho Chi Minh City. The figures in this article are therefore a triangulated market estimate based on March 2026 asking prices observed on Batdongsan, cross-checked against the January 2026 HCMC land-price framework and late-2025 landed-housing reports from major international property consultancies.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in https://bambooroutes.com/pages/vietnam-real-estate.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources: official city government documents, major international real estate consultancy reports, and Vietnam's largest property portal. We excluded random listing aggregators and unsupported figures.
For each Ho Chi Minh City neighborhood, we collected the freshest available townhouse asking-price data and cross-checked it across multiple sources to confirm the same price range before accepting it as a working figure.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a townhouse in that neighborhood in Ho Chi Minh City. This is not the cheapest possible outlier listing, but a real, achievable floor for a standard townhouse purchase.
For each bedroom category, we estimated an average purchase price based on local Ho Chi Minh City market conventions. A two-bedroom townhouse covers roughly 45 to 70 sqm of land area, a three-bedroom covers roughly 60 to 100 sqm, and a four-bedroom covers roughly 90 to 160 sqm. These size conventions vary by neighborhood, so our estimates were adjusted accordingly.
These estimates were not applied as one flat number across the city. They were calibrated by neighborhood and property type to better reflect local ownership conditions and price levels in Ho Chi Minh City.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in https://bambooroutes.com/pages/vietnam-real-estate.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in https://bambooroutes.com/pages/vietnam-real-estate, we rely on verifiable sources and a transparent methodology.
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 |
|---|---|---|
| HCMC Official Portal: New Land-Price Framework | It is published directly by the Ho Chi Minh City government. | We used it to confirm that a new land-price framework came into effect on January 1, 2026. We used that as the official policy backdrop for all March 2026 townhouse pricing in the article. |
| Thu Vien Phap Luat: HCMC 2026 Land-Price Table Summary | It cites the adopted 2026 HCMC resolution and makes the legal text easy to verify against official records. | We used it to confirm the resolution number and effective date of the new framework. We used it to make sure all March 2026 figures in this article sit under the correct legal backdrop. |
| Savills: Impact of HCMC's New Land-Price Framework | Savills is a major international real estate consultancy with a dedicated research team covering the Vietnamese property market. | We used it to understand how the official land-price reset affects valuation psychology and transaction costs in Ho Chi Minh City. We used it as a policy interpretation layer rather than a direct neighborhood price source. |
| CBRE Vietnam: Ho Chi Minh City Figures Q4 2025 | CBRE is one of the largest global real estate advisory firms and publishes structured quarterly city figures used across the property industry. | We used it to confirm the sharp surge in landed-property supply in late 2025 across Ho Chi Minh City. We used that finding to avoid overstating scarcity in outer districts where new townhouse stock increased meaningfully. |
| JLL Vietnam: South Ready-Built Landed Properties Q4 2025 | JLL is a major global property consultancy with established research coverage of the Vietnam residential market. | We used it for landed-housing pricing direction in Ho Chi Minh City and for 2026 supply expectations. We used it to calibrate mid-market versus premium townhouse ranges rather than relying on listing data alone. |
| Cushman & Wakefield: HCMC Residential MarketBeat Q4 2025 | Cushman & Wakefield is a large global real estate services firm with formal research publications on the Vietnamese property market. | We used it to confirm the late-2025 jump in landed-home supply and market momentum in Ho Chi Minh City. We used it as a cross-check against CBRE and JLL so the synthesis would not lean on a single brokerage's view. |
| Knight Frank Vietnam: Q3 2025 Market Report | Knight Frank is a recognized international property adviser with dedicated Vietnam research coverage across residential segments. | We used it for citywide primary asking-price context and submarket framing across Ho Chi Minh City. We used it to sanity-check whether our neighborhood ranking was too aggressive or too conservative relative to market-wide observations. |
| Batdongsan.com.vn | It is Vietnam's largest mainstream property portal, with price-history tools built on a national listing dataset covering Ho Chi Minh City and beyond. | We used it as the main March 2026 live-market observation source for Ho Chi Minh City townhouse prices. We used neighborhood-specific pages to pull asking-price evidence for each area in the ranking above. |
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