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SUMMARY
A realistic Ho Chi Minh City townhouse currently costs around VND 10–20 billion, with roughly VND 15 billion a sensible starting budget for a buyer who has not yet chosen a district.
The citywide range is enormous. Around VND 3–5 billion can still buy landed property on the outskirts, while conventional townhouses in District 1 can cost VND 35–100 billion or more.
Land explains far more of the price gap than the house itself. Two properties with similar floor space can have completely different values because of plot size, road frontage, car access, commercial use and redevelopment potential.
An 80 m² property gives a useful benchmark. CBRE's latest secondary landed-price figure implies about VND 13.6 billion, while its primary-market benchmark puts the same land area at roughly VND 17.3 billion.
The cheapest usable townhouse markets are still concentrated around Hóc Môn, Nhà Bè, District 12, Bình Tân and selected outer parts of Thủ Đức. Below VND 8 billion, buyers usually give up centrality, road quality, plot size or some combination of the three.
VND 20 billion is a more important threshold than it first appears. At that level, the search starts opening into District 7, Bình Thạnh, Tân Bình, Phú Nhuận and better parts of Thủ Đức rather than remaining overwhelmingly peripheral.
Street frontage creates one of the largest premiums in the market. A motorbike-alley house, a car-accessible house and a genuine commercial street-front property can sit close together geographically while belonging to very different price brackets.
Thủ Đức is particularly difficult to summarize with one number. The broader area stretches from relatively affordable former District 9 and old Thủ Đức locations to Thảo Điền and An Phú, where an ordinary plot can cost several times as much.
The sharp fall in reported new-build landed prices does not look like a comparable collapse in established resale townhouses. Much of the decline came from a wave of cheaper suburban project supply entering the primary-market average, while CBRE's secondary benchmark was still rising year-on-year.
Portal asking prices are useful for locating the market, not for deciding what a specific house is worth. Comparable land area, exact street, access and legal status usually tell us more than a broad district or citywide average.
The practical answer is therefore quite simple: VND 5–8 billion still buys something, VND 10 billion gives a workable outer-market budget, VND 15–20 billion covers much of the useful middle, and prime central or premium-area townhouses require a completely different level of money.
How much does a townhouse cost in Ho Chi Minh City now?
A realistic Ho Chi Minh City townhouse currently costs around VND 8–20 billion for the broad middle of the market, although the full market stretches from roughly VND 3–5 billion on the outskirts to VND 100 billion or more in prime central locations.
That range is wide because several very different homes get called nhà phố. Nhà Tốt currently has roughly 1,500 Ho Chi Minh City listings specifically classified as adjoining or townhouse properties, with the main advertised range sitting around VND 5.1–21 billion. At the same time, CBRE's latest figures for landed property in the old Ho Chi Minh City boundaries put secondary homes at about VND 170 million per square metre of land and new developer stock at VND 216 million.
Those CBRE figures translate into roughly VND 13.6 billion for an 80 m² resale plot and VND 17.3 billion for an 80 m² new-build plot. That gives us a much better middle-market anchor than a generic citywide house average.
At the edges, prices move very quickly. Nhà Tốt currently puts conventional District 1 townhouses around VND 35–100 billion or more, while Hóc Môn townhouses start around VND 4 billion. An apparently simple question about a “Ho Chi Minh City townhouse” can therefore describe properties separated by more than VND 90 billion.
| Townhouse budget | What that money generally buys now | Where we would look |
|---|---|---|
| VND 3–5bn | Small house, peripheral location or narrow access | Hóc Môn, Nhà Bè, District 12 |
| VND 5–10bn | Ordinary outer-district townhouse or smaller inner house | Bình Tân, District 12, Gò Vấp, outer Thủ Đức |
| VND 10–20bn | Broadest middle-market choice | District 7, Bình Thạnh, Tân Bình, Phú Nhuận, Thủ Đức |
| VND 20–40bn | Better frontage, premium neighbourhood or larger plot | District 7, Bình Thạnh, former District 2, central fringe |
| VND 40bn+ | Prime central land, commercial frontage or premium projects | District 1, District 3, Thảo Điền, Phú Mỹ Hưng |
Why can two Ho Chi Minh City townhouses cost ten times as much?
Two similar-sized Ho Chi Minh City townhouses can easily be separated by tens of billions of đồng because buyers are paying primarily for the land, location and access rather than the number of bedrooms.
A narrow house inside a motorbike alley may sit only a few hundred metres from a house facing a busy commercial street, yet the second property can be worth several times as much. The road creates visibility, car access, retail potential and redevelopment options. Those advantages get capitalized directly into the land price.
The same problem appears when listings use floor area. A four-storey house sitting on 60 m² of land might contain 220 m² of usable floor space, while a two-storey property nearby might contain only 120 m². Comparing them using total floor area makes the first house look much cheaper per square metre even though both occupy similarly valuable plots.
CBRE therefore reports its townhouse and villa prices per square metre of land. We should do the same when comparing Ho Chi Minh City properties.
Recent listings show how large the location effect can become. Batdongsan.com.vn currently shows street-front houses in parts of old Thủ Đức from roughly VND 41 million per m² at the bottom of a very wide range. Former District 2 frontage starts far higher, around VND 89 million per m², and premium listings climb several hundred million đồng per m². District 1 frontage reaches another level again.
The building matters, but the plot usually explains the big number.
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Does “Ho Chi Minh City” still mean the same property market?
The phrase “Ho Chi Minh City property” has become much less precise because the enlarged municipality now includes the former Bình Dương and Bà Rịa–Vũng Tàu provinces.
The expanded Ho Chi Minh City covers about 6,773 km² and has roughly 13.6 million residents according to the government's administrative reorganization figures. That creates an enormous property territory stretching from the old central districts through Bình Dương's industrial cities to coastal Vũng Tàu.
Current housing statistics have not fully standardized around that new geography. CBRE explicitly keeps its recent Ho Chi Minh City residential series within the pre-merger boundaries. Other market reports have begun discussing the expanded municipality and separating the former regions into submarkets.
That distinction can move an average dramatically. A townhouse in former Bình Dương may now technically be located in Ho Chi Minh City while having little in common with a townhouse in District 1, District 7 or Thảo Điền.
For this analysis, we use the old Ho Chi Minh City boundaries when comparing established district prices unless we explicitly say otherwise. That gives buyers a much cleaner picture of the market people traditionally mean when searching for a townhouse in HCMC.
What can VND 5 billion, VND 10 billion or VND 20 billion buy in Ho Chi Minh City?
VND 5 billion still buys a landed home in Ho Chi Minh City, VND 10 billion opens up a much wider market, and around VND 20 billion the buyer finally gets meaningful choice in several desirable inner and middle-ring areas.
At VND 5 billion, the search is heavily tilted toward Hóc Môn, District 12, Bình Tân, Nhà Bè and small properties elsewhere. Nhà Tốt currently shows a 50 m² Vinhomes Saigon Park townhouse in Hóc Môn around VND 4 billion and a 52 m² District 12 townhouse around VND 5.35 billion. Those are useful real-world markers for what the lower end looks like these days.
Around VND 10 billion, buyers can start trading distance for quality. Gò Vấp, Bình Tân, District 12 and parts of Thủ Đức offer much more choice, while smaller car-accessible houses become possible closer to the centre.
VND 20 billion changes the search again. A recent 95 m² street-front house in Phú Mỹ, District 7 was advertised around VND 16.8 billion. Former District 2, Bình Thạnh, Tân Bình and Phú Nhuận also become realistic, although the best roads and neighbourhoods can quickly consume the entire budget.
Once the budget reaches VND 40–50 billion, buyers can seriously consider prime District 1 or District 3 properties, larger homes in Thảo Điền and expensive Phú Mỹ Hưng townhouses.
| Budget | Typical plot/property | Main compromise |
|---|---|---|
| VND 5bn | 40–80 m² outer-area house | Distance, alley access or project location |
| VND 10bn | Better outer townhouse or small inner-city house | Usually size or frontage |
| VND 20bn | Good middle-ring townhouse or selected premium-area property | Prime roads remain expensive |
| VND 30bn | Larger plot, better frontage or strong premium district | Central trophy locations still above budget |
| VND 50bn | Serious central or luxury-landed budget | Property selection becomes very location-specific |
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How expensive is a townhouse in central Ho Chi Minh City?
A proper townhouse in central Ho Chi Minh City now commonly costs VND 30–100 billion or more, with District 1 sitting at the top of the market.
The crucial word here is “proper.” Current District 1 property searches contain small alley houses around VND 5–10 billion, which can make the area look much cheaper than it really is. Nhà Tốt, for example, currently shows the overall District 1 house market averaging only around VND 7 billion because that dataset contains many tiny plots and alley properties.
Its townhouse-specific guidance tells a completely different story. For homes of roughly 60–120 m², District 1 currently sits around VND 35–100 billion or more. Alley houses of roughly 30–70 m² are closer to VND 8–25 billion.
Batdongsan.com.vn's current street-front data reinforces the gap. District 1 frontage is quoted from roughly VND 324 million per m² at the low end and can exceed VND 1 billion per m² in exceptional locations. District 3 also reaches several hundred million đồng per square metre.
So yes, VND 10 billion can technically buy a house in central Ho Chi Minh City. But buyers imagining a conventional 70–100 m² street-facing townhouse should be thinking in multiples of that amount.
How much does a townhouse cost in District 7 now?
A conventional District 7 townhouse currently requires roughly VND 15–30 billion in many good locations, while premium Phú Mỹ Hưng properties can climb far above that range.
District 7 contains several markets inside one district. Nhà Tốt's broader house inventory currently ranges from about VND 4.4 billion to VND 23 billion across the bulk of listings, but its guidance for 70–150 m² townhouses is much higher at approximately VND 20–70 billion or more.
Current listings fill in the gap between those two figures. A 95 m² street-front house on Phạm Hữu Lầu has recently been advertised at VND 16.8 billion, around VND 177 million per m² of land. Smaller or less prestigious houses can still come in below that level.
Phú Mỹ Hưng sits at the expensive end. Established townhouse compounds such as Hưng Gia command several hundred million đồng per square metre in current asking prices, making VND 20 billion a relatively modest budget there.
So when someone says a District 7 townhouse costs VND 6 billion, the immediate question is what kind of house and where. That price can exist, but it describes a very different product from the townhouse most buyers picture in Phú Mỹ Hưng.
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Are Bình Thạnh, Phú Nhuận and Tân Bình still cheaper than the centre?
Bình Thạnh, Phú Nhuận and Tân Bình still give buyers better value than District 1, although a good townhouse in any of the three can now cost VND 20–40 billion without being unusual.
These districts sit close enough to the centre that scarce land already carries a substantial premium. The cheapest listings usually come from small plots or alley houses, while proper street-facing properties move into a different price bracket.
Bình Thạnh illustrates the difference well. Small alley properties currently sit roughly around VND 7–25 billion in Nhà Tốt's guidance, while conventional townhouses are quoted around VND 25–90 billion or more.
Phú Nhuận shows a similar pattern, with smaller alley houses around VND 6–20 billion and conventional townhouses around VND 20–70 billion or more. Tân Bình runs roughly from VND 6–20 billion for alley stock to VND 18–65 billion or more for townhouses.
We would therefore treat VND 15–20 billion as an entry budget rather than a generous one when searching for a good landed home in these close-in districts.
| Area | Smaller/alley property | Conventional townhouse | What pushes prices higher |
|---|---|---|---|
| Bình Thạnh | ~VND 7–25bn | ~VND 25–90bn+ | Proximity to District 1, main roads |
| Phú Nhuận | ~VND 6–20bn | ~VND 20–70bn+ | Central location, scarce plots |
| Tân Bình | ~VND 6–20bn | ~VND 18–65bn+ | Airport proximity, commercial roads |
| District 7 | ~VND 6–18bn | ~VND 20–70bn+ | Planned districts, Phú Mỹ Hưng premium |
How much does a townhouse cost in Thủ Đức now?
Thủ Đức currently spans everything from roughly VND 5–10 billion outer-area houses to townhouses worth VND 30–50 billion or more around Thảo Điền and An Phú.
This is one place where a citywide average becomes particularly unhelpful. Former District 9, old Thủ Đức and former District 2 were already very different property markets before they were combined administratively.
Batdongsan.com.vn currently shows more than 500 street-front listings across the old Thủ Đức City geography, with an exceptionally broad asking range of roughly VND 41–752 million per m². Even after removing extreme listings, the spread remains huge.
A recent 110 m² property around the D2/Man Thiện area was advertised at VND 11.5 billion, approximately VND 105 million per m². Another nearby 110 m² property was around VND 15 billion.
Move toward former District 2 and the entry point rises sharply. Batdongsan.com.vn currently gives roughly VND 89–654 million per m² for street-facing houses there, with Thảo Điền, An Phú, An Khánh and Thạnh Mỹ Lợi among the main submarkets.
An 80 m² plot at VND 100 million per m² costs VND 8 billion. The same plot at VND 300 million costs VND 24 billion. At VND 500 million, it reaches VND 40 billion. All three levels can currently be found within the broader Thủ Đức market.
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Where can we still find a Ho Chi Minh City townhouse below VND 8 billion?
Hóc Môn, Nhà Bè, District 12 and Bình Tân currently give buyers the best chance of finding a genuine Ho Chi Minh City townhouse below VND 8 billion.
Nhà Tốt's current townhouse inventory supports that pretty clearly. Among its cheapest average townhouse markets, Nhà Bè sits at roughly VND 4 billion. Hóc Môn has ordinary house listings averaging around VND 4.6 billion, with townhouse guidance beginning near VND 4 billion and alley houses from about VND 2 billion.
Hóc Môn is particularly interesting right now because supply has changed. The latest phase of the Vinhomes Saigon Park mega-project brought a huge batch of new landed homes into the northern outskirts. Both CBRE and Cushman & Wakefield identify that project as the main reason new HCMC townhouse supply jumped so sharply in Q2.
District 12 is another practical market. Current Nhà Tốt listings include adjoining houses around VND 5.35 billion for roughly 52 m², while larger properties can move well above VND 10 billion.
Bình Tân gives buyers a similar trade-off: much easier entry prices than the inner districts, but a western location and longer journey to the traditional centre.
| Area | Rough entry point | VND 5–8bn budget | Main trade-off |
|---|---|---|---|
| Hóc Môn | ~VND 4bn | Good choice | Farther northwest |
| Nhà Bè | ~VND 4bn | Good choice | Southern commute |
| District 12 | ~VND 5bn | Good choice | Northern location |
| Bình Tân | ~VND 5–6bn | Reasonable choice | Western location |
| Outer Thủ Đức | ~VND 5–8bn | Selective choice | Huge variation by neighbourhood |
How much more do you pay for street frontage in Ho Chi Minh City?
Street frontage can add several billion đồng to a Ho Chi Minh City townhouse and, in the best commercial locations, can multiply the value of the property.
The gap shows up consistently across inner districts. In Phú Nhuận, Nhà Tốt currently puts smaller alley houses around VND 6–20 billion and conventional townhouses around VND 20–70 billion or more. Tân Bình shows roughly VND 6–20 billion versus VND 18–65 billion or more. Bình Thạnh shows roughly VND 7–25 billion versus VND 25–90 billion or more.
The premium becomes easier to understand when we look at how the property can be used. A house on a useful road can operate as a shop, restaurant, office, clinic, rental building or mixed home-and-business property. Cars can reach it directly, signage is visible and redevelopment becomes more commercially attractive.
A difference of only a few metres in alley width can also have a surprisingly large effect. A motorbike-only alley, a car-accessible alley and a genuine street frontage are three different pricing categories in practice.
An “80 m² townhouse” still tells us very little about value. In Ho Chi Minh City, the next question should almost always be: what road is it on, and can a car reach the front door?
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Are new Ho Chi Minh City townhouse prices actually falling right now?
New-build Ho Chi Minh City landed-property prices have fallen sharply on paper, but the latest drop mostly reflects thousands of cheaper suburban homes entering the calculation.
CBRE's latest quarterly figures make the distortion unusually clear. The old-city landed market received 1,934 new units during Q2, roughly 22 times the previous quarter's volume. Almost all of that jump came from one major township in suburban Hóc Môn.
With so much cheaper peripheral stock entering at once, CBRE's average primary landed price fell to about VND 216 million per m² of land, down 3% quarter-on-quarter and 29% year-on-year.
Cushman & Wakefield found the same underlying pattern using a different dataset. It counted roughly 1,700 new landed units in Q2, with around 70% of new supply concentrated in the northern part of the old city. Its average primary price also dropped sharply as suburban inventory replaced the tiny volume of premium projects that had dominated earlier periods.
The composition of supply explains much of the headline decline. A year dominated by expensive central projects will naturally produce a much higher average than a quarter dominated by thousands of Hóc Môn homes.
| Latest landed-market measure | Result | What we take from it |
|---|---|---|
| CBRE new supply | 1,934 units | Supply jumped dramatically |
| CBRE primary price | ~VND 216m/m² land | Down 29% YoY |
| CBRE secondary price | ~VND 170m/m² land | Up 5% YoY |
| Cushman new supply | ~1,700 units | Same suburban-supply pattern |
| Cushman northern share of launches | ~70% | New stock has moved outward |
| Cushman quarterly sales | ~870 units | Buyers are active but selective |
Are resale Ho Chi Minh City townhouses getting cheaper too?
Resale Ho Chi Minh City townhouses currently look much steadier than new-build averages, so we are seeing a change in market mix rather than a citywide collapse in landed values.
CBRE's secondary landed benchmark reached about VND 170 million per m² in Q2, up roughly 1% from the previous quarter and 5% from a year earlier. That sits in stark contrast with the 29% annual decline in CBRE's primary average.
This is one of the more useful findings in the current data. Thousands of suburban launches dragged the developer average down, while existing landed homes broadly held their value.
Demand is softer than it would be in a cheap-credit market. Cushman & Wakefield recorded roughly 870 primary landed sales during Q2 and puts current mortgage rates around 10–14%. At those borrowing costs, financing a VND 15–20 billion townhouse becomes expensive very quickly.
Buyers therefore have more reason to negotiate, especially on properties with weak access, awkward legal documentation or ambitious asking prices. Yet we do not see evidence of a broad fire sale across established HCMC townhouse neighbourhoods.
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Should we trust the asking price on a Ho Chi Minh City townhouse listing?
Ho Chi Minh City townhouse asking prices are useful for comparing neighbourhoods, but we would never treat an advertised price as proof of current market value.
Property portals measure what owners and agents want, while CBRE and Cushman & Wakefield track developer markets using different methodologies. Neither dataset perfectly tells us what an individual resale house will close for.
The recent numbers themselves show why caution is necessary. Nhà Tốt currently reports its broad HCMC adjoining-townhouse range around VND 5.1–21 billion, yet District 1 townhouse guidance starts around VND 35 billion. Batdongsan.com.vn can show a street-front price range of hundreds of millions of đồng per square metre inside the same administrative district.
Outliers also distort portal statistics. One unusual mansion, redevelopment plot or ultra-prime frontage listing can pull the upper end far away from the price of a normal family townhouse.
We therefore use listings to establish the local price band, then compare similar plots by land area, street access and exact location. Three genuinely comparable nearby properties tell us far more than a citywide average.
How much should we budget for an 80 m² townhouse in Ho Chi Minh City?
For an ordinary 80 m² Ho Chi Minh City townhouse, we would currently start with a budget around VND 12–18 billion and adjust sharply depending on the neighbourhood and road access.
The arithmetic behind that range is straightforward. CBRE's current secondary benchmark of roughly VND 170 million per m² puts an 80 m² landed property around VND 13.6 billion. Its primary benchmark of VND 216 million implies roughly VND 17.3 billion.
Those figures land very close to the price range we see when we combine current portal inventory across the middle of the city. They also explain why VND 10–20 billion is the most useful starting bracket for someone who has not yet chosen a district.
At the cheaper end, an 80 m² plot valued at VND 70 million per m² comes to VND 5.6 billion. At VND 120 million, it reaches VND 9.6 billion. A stronger inner location at VND 250 million costs VND 20 billion before we even reach prime central land.
District 1, Thảo Điền, Phú Mỹ Hưng and strong commercial roads can push the same 80 m² plot into VND 30–50 billion territory surprisingly quickly.
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So how much does a townhouse in Ho Chi Minh City really cost now?
A normal Ho Chi Minh City townhouse today is best thought of as a VND 10–20 billion purchase, with roughly VND 8–20 billion covering much of the usable middle market.
That is the clearest answer we can give without knowing the exact neighbourhood. Current townhouse listings cluster broadly around VND 5.1–21 billion, while the latest professional landed-property benchmarks put an 80 m² plot around VND 13.6 billion on the secondary market and VND 17.3 billion for new stock.
VND 5 billion still works in Hóc Môn, Nhà Bè, District 12 and some other outer areas. VND 10 billion gives buyers a much wider selection of real landed homes. Around VND 15–20 billion, the search starts reaching good properties in District 7, Bình Thạnh, Tân Bình, Phú Nhuận and parts of Thủ Đức.
Central Ho Chi Minh City lives on a different scale. A conventional District 1 townhouse currently starts around VND 35 billion in market guidance and can move above VND 100 billion. Premium Thảo Điền and Phú Mỹ Hưng properties can also climb far beyond the citywide middle.
So if someone asks us, with no other information, “How much money do I need for a townhouse in Ho Chi Minh City?”, we would tell them to start around VND 15 billion. A budget below VND 10 billion pushes the search outward or toward smaller and less accessible houses. Around VND 20 billion, the choice improves dramatically. Prime central frontage requires a completely different budget.
OUR METHODOLOGY
This analysis estimates how much a townhouse costs in Ho Chi Minh City by combining professional landed-property benchmarks with current district-level housing inventory. We do not rely on one citywide average because townhouse prices vary too much by land area, frontage, road access and exact location for a single number to be very useful.
CBRE Vietnam's Ho Chi Minh City Figures Q2 2026 provides the main institutional benchmark for the established market. We use its primary and secondary landed-property prices per square metre of land, as well as its new-supply figures, while keeping in mind that CBRE's recent residential series refers to the pre-merger Ho Chi Minh City boundaries.
Cushman & Wakefield's Ho Chi Minh City Residential MarketBeat is used as an independent check on the Q2 landed-market shift. Its supply, sales and geographic breakdown helps test whether the fall in average new-build prices reflects weaker underlying property values or simply a larger share of cheaper suburban launches.
For the city's geography, we use the Government of Vietnam's administrative reorganization material. This is important because the expanded Ho Chi Minh City now includes the former Bình Dương and Bà Rịa–Vũng Tàu territories, while several property datasets still measure the older city boundaries.
Current inventory from Nhà Tốt's Ho Chi Minh City townhouse listings and its district housing pages is used to test what the institutional benchmarks look like in actual asking prices. We use these listings for market ranges and examples rather than treating an advertised price as a completed transaction.
Batdongsan.com.vn's street-front housing inventory, including its former District 2 and Thủ Đức datasets, adds another view of land-price dispersion and frontage premiums. It is especially useful in areas where one administrative district contains several very different property markets.
The main sources used for this analysis are CBRE Vietnam's Ho Chi Minh City Figures Q2 2026, Cushman & Wakefield's Ho Chi Minh City Residential MarketBeat, the Government of Vietnam's administrative reorganization material, Nhà Tốt's Ho Chi Minh City and district-level housing inventory, and Batdongsan.com.vn's Ho Chi Minh City, former District 2 and Thủ Đức street-front-house listings.
The final ranges are therefore a synthesis. Institutional data establishes the broader landed-property market, official material fixes the geographic definition, and live inventory shows how dramatically the answer changes once plot size, frontage and district are taken into account.
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