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What can your budget buy in Ho-chi Minh City?

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SUMMARY

Your budget can still buy a real apartment in Ho Chi Minh City at almost every serious price point, but what you get now depends far more on location and project than on the citywide average.

The expanded city makes headline prices unusually deceptive. An average that includes former Bình Dương and Bà Rịa–Vũng Tàu can look much cheaper than the market a buyer actually encounters in the old urban core.

VND3 billion is still a genuine apartment budget. It can reach a one- or two-bedroom home in projects such as Vinhomes Grand Park, Mizuki Park and other outer or southern developments, even though it barely enters many premium projects.

VND5 billion is where the resale market becomes noticeably more comfortable. In parts of South Saigon, that can still mean roughly 70 m² and two bedrooms, while a newer development may offer only about 50 m² for similar money.

Around VND7 billion is one of the more interesting dividing lines. The same budget can buy more than 100 m² and three bedrooms in the south or disappear into a one-bedroom apartment in a better-located premium project.

VND10 billion changes the search again. Good two-bedroom apartments become realistic in established higher-end developments, while buyers willing to move farther out can start comparing condos with actual houses and townhouses.

Centrality remains brutally expensive. VND15 billion can get a buyer into District 1 and prime-adjacent projects, but the floor area can still look modest compared with what half that budget buys farther south.

Eastern HCMC no longer works as a useful synonym for cheap housing. Vinhomes Grand Park remains relatively accessible, while The Global City, Eaton Park and prime Thủ Thiêm sit in completely different price brackets only farther along the same broad side of the city.

South Saigon is still one of the clearest places where mid-range buyers can trade location for space. Between roughly VND4 billion and VND8 billion, the choice expands from entry apartments to proper two- and three-bedroom family homes without immediately forcing the buyer above VND10 billion.

Foreign buyers face an extra constraint that a budget table cannot show. Even when the money is sufficient, project eligibility, the foreign ownership quota and the legal status of the specific unit can remove properties from the available pool.

The practical lesson is simple: in Ho Chi Minh City today, price per square metre is only the beginning. At the same budget, a buyer may be choosing between twice the floor area, an extra two bedrooms, a much stronger address or even a completely different property type.

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Why is one Ho Chi Minh City apartment price misleading now?

A single Ho Chi Minh City apartment average is currently too crude to tell us what a buyer can actually afford.

The city itself has changed. After the administrative merger with Bình Dương and Bà Rịa–Vũng Tàu, official Ho Chi Minh City covers 6,772.59 km² and has just over 14 million residents. That means a statistic labelled “Ho Chi Minh City” can now include apartments in the old urban core, former Bình Dương and former Bà Rịa–Vũng Tàu.

The price gap created by that geography is large enough to distort the answer. CBRE’s latest post-merger analysis put the expanded city’s average primary apartment price around VND76 million/m². The Ministry of Construction, using a different market scope, reported an HCMC apartment level around VND108 million/m². Meanwhile, current asking prices inside individual projects stretch much further in both directions.

We therefore use citywide research to understand the market, then current project inventory to answer the practical question: what can someone actually buy? Asking prices are useful here because they show the homes a buyer can shop for today, although they should not be confused with completed transaction prices.

Market Current price context What it means for a buyer Main trade-off
Expanded HCMC average Around VND76m/m² in CBRE primary-market data Citywide figures look much more affordable Includes much cheaper peripheral markets
Legacy HCMC Much of new supply sits well above the expanded-city average VND5bn buys less than the citywide number suggests Better access to the established city
Prime east / inner city Often above VND120m/m² in current projects VND7–10bn can still mean a fairly small apartment Location and project quality
Outer east / south Many options remain below prime-market pricing VND3–7bn can still buy useful space Longer journey to central HCMC

Are Ho Chi Minh City apartment prices actually falling now?

No. Ho Chi Minh City apartment prices are cooling in some parts of the market, but there is no broad price reset today.

The latest data shows slower momentum rather than cheap housing suddenly returning. CBRE put secondary apartment prices at roughly VND62 million/m² in Q2 2026. They were still about 26% higher than a year earlier, but only 2% higher than the previous quarter. CBRE noted that quarterly increases had previously been above 10%, so the pace has clearly weakened.

The Ministry of Construction has also reported softer secondary pricing and weaker liquidity. Nationwide property transactions fell sharply from the previous quarter, while high prices continued to leave a large gap between what sellers wanted and what buyers could comfortably finance.

Current project data makes the split even clearer. Batdongsan.com.vn shows Vinhomes Grand Park apartment asking prices down about 1.4% over one year, while Vinhomes Central Park is up about 20.3%. Celesta Rise is up around 3.4%, while The Grand Manhattan is up almost 20%.

Those projects are moving in completely different directions at the same time. So a claim that “HCMC prices are falling” is almost useless without the next question: which HCMC, which project and which type of property?

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How much does a normal new apartment in Ho Chi Minh City cost today?

For a new apartment in established Ho Chi Minh City today, VND6–10 billion is a more realistic working budget than VND3–5 billion.

JLL’s latest residential research shows why. High-end apartment prices rose another 2.6% quarter on quarter, while more than 1,100 high-end units entered the market in a single quarter, concentrated mainly in eastern and southern projects. Developers have become more careful with prices as borrowing costs bite, but new supply is still heavily tilted toward expensive projects.

Current inventory gives the numbers a more practical meaning. The Global City is around VND112–143.5 million/m². The Grand Manhattan in District 1 is around VND179–251 million/m². At VND112 million/m², 60 m² already costs about VND6.7 billion. At VND179 million/m², the same 60 m² reaches roughly VND10.7 billion.

Buyers also need some room above the advertised purchase price. Under the Housing Law, buyers of new apartments in multi-owner condominium buildings contribute a maintenance fund equal to 2% of the apartment value. A VND8 billion unit therefore creates another VND160 million obligation before furnishing, financing and other transaction expenses.

Example Current asking level 60 m² at that rate What the price tells us
Expanded-HCMC primary average Around VND76m/m² VND4.56bn Pulled down by the city’s much larger geography
The Global City VND112–143.5m/m² VND6.72–8.61bn Premium east is already well above the city average
Eaton Park VND126.9–188.6m/m² VND7.61–11.32bn New east-side projects can reach central-city budgets
The Grand Manhattan VND178.7–250.6m/m² VND10.72–15.04bn District 1 new-build pricing sits in another bracket

Can VND3 billion still buy a real apartment in Ho Chi Minh City?

Yes. VND3 billion can still buy a genuine one- or two-bedroom apartment in Ho Chi Minh City today, provided the buyer moves away from prime inner-city projects.

Vinhomes Grand Park gives us the clearest example. Current inventory includes a roughly 60 m² two-bedroom at around VND3 billion. Batdongsan.com.vn currently places the wider project around VND43.3–80.9 million/m², so there is still a large pool of stock below the prices we see closer to central HCMC.

Mizuki Park and the neighbouring EHomeS stock go lower. Recent listings include roughly 50 m² apartments around VND2.5–2.6 billion and a 60 m² two-bedroom around VND2.4 billion. Smaller 40 m² units have appeared around VND1.4 billion.

So VND3 billion is a genuine housing budget, not a theoretical entry price. The compromise is geography, project type and sometimes building specification. You can still get bedrooms and usable space; access to District 1, Thủ Thiêm or the newer premium developments is where the budget runs out.

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What does VND5 billion buy in Ho Chi Minh City today?

VND5 billion currently buys a comfortable resale two-bedroom in parts of South Saigon, while newer premium projects can reduce the same budget to a one-bedroom.

Sunrise Riverside is a good benchmark. Current listings include 70–71 m² two-bedroom apartments around VND4.95–5 billion. A buyer around that level gets a proper living room, two bedrooms and roughly 70 m² rather than squeezing into an entry unit.

Celesta Rise shows what happens when the project is newer and positioned higher. Current one-bedroom units around 49 m² are asking roughly VND4.2–4.3 billion. Two-bedroom units move above VND5 billion, with several current examples around VND5.5–6.5 billion depending on size and finish.

The difference between those two projects is more useful than a citywide average. At roughly the same VND5 billion budget, one buyer can choose about 70 m² and two bedrooms at Sunrise Riverside, while another accepts around 49 m² for a newer Celesta Rise apartment.

Current example Asking price Approx. size What VND5bn gets
Sunrise Riverside VND4.95–5.0bn 70–71 m² 2 bedrooms
Celesta Rise Around VND4.2–4.3bn 49 m² 1 bedroom
Mizuki Park larger resale Around VND4.45bn About 72 m² More space farther south
Prime new eastern projects Often above VND6bn entry level Usually smaller entry units VND5bn often falls short

Is VND7 billion enough for a proper family apartment in Ho Chi Minh City?

Yes. VND7 billion is currently enough for a proper family apartment in Ho Chi Minh City, as long as centrality is negotiable.

Celesta Rise makes the case quite strongly. Current verified listings show 106 m² three-bedroom apartments around VND6.6–6.85 billion. Garden-level versions are closer to VND7.2–7.4 billion. A family with roughly VND7 billion can therefore reach three bedrooms and more than 100 m² in a relatively modern southern project.

The same money behaves very differently in Bình Thạnh. Vinhomes Central Park currently has one-bedroom inventory around VND6–7.5 billion. Two-bedroom apartments generally start around VND8 billion and climb from there.

VND7 billion is a slightly strange sweet spot in this market: already enough for serious family space in one part of the city, yet almost entirely consumed by a one-bedroom in another.

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What changes when your Ho Chi Minh City budget reaches VND10 billion?

At VND10 billion, Ho Chi Minh City starts giving buyers real choice between a good location, a newer project and a genuinely comfortable amount of space.

Vinhomes Central Park currently has two-bedroom units around VND8.5–10 billion at the lower end of its live inventory, with many larger or better-positioned units above that. A VND10 billion buyer can therefore reach a well-established, highly amenitized project beside the central city without dropping to one bedroom.

The Global City currently puts two-bedroom apartments around VND8.1–10.06 billion. The project already carries a substantial premium over mass-market eastern HCMC, but VND10 billion is enough to enter its two-bedroom market rather than merely its smallest units.

The River Thủ Thiêm is where VND10 billion finally hits a wall. Current one-bedroom resale stock of roughly 64 m² starts around VND11 billion and can reach VND13 billion. So VND10 billion gets close to prime Thủ Thiêm, but it does not yet buy a normal apartment there.

Project Current budget level Approx. product VND10bn verdict
Vinhomes Central Park Around VND8.5–10bn at lower 2BR range 2 bedrooms Realistic
The Global City VND8.1–10.06bn 2 bedrooms Realistic
Eaton Park Around VND9.7–10.8bn for current 2BR examples Roughly 72–75 m² Possible around the threshold
The River Thủ Thiêm Around VND11–13bn 64 m² 1BR Still short

What does VND15 billion buy close to central Ho Chi Minh City?

VND15 billion now gets a buyer into District 1 and prime-adjacent HCMC projects, although central locations still consume an extraordinary amount of the budget for relatively little floor area.

The Grand Manhattan currently has several 68–71 m² two-bedroom apartments around VND13.5–14.6 billion. That works out to roughly VND190–215 million/m² for many of the live listings.

The Marq produces a similar result. A current 74 m² two-bedroom has been marketed around VND14 billion, while a 51 m² one-bedroom is around VND11 billion. These are good examples of what a central address costs these days: VND15 billion gets you through the door, but it does not automatically buy a large home.

Moving slightly away from District 1 stretches the money much further. Vinhomes Central Park has three-bedroom inventory beginning around VND12.5–13 billion and moving toward VND16 billion depending on size, tower and view.

Thủ Thiêm sits somewhere between those choices. The River’s 64 m² one-bedroom units are around VND11–13 billion, while two-bedroom stock starts around VND16.7 billion. A VND15 billion buyer is comfortably inside the District 1 condo market but still just below the usual two-bedroom threshold at one of Thủ Thiêm’s best-known projects.

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What does VND25–30 billion buy in luxury Ho Chi Minh City?

VND25–30 billion buys real luxury in Ho Chi Minh City today, although the city’s branded-residence market can still make that budget look surprisingly ordinary.

The Marq currently has a 110 m² three-bedroom asking around VND26.5 billion. That puts VND25–30 billion firmly into large, prime District 1 apartment territory.

The River Thủ Thiêm is even more expensive per usable bedroom. Current three-bedroom stock around 140 m² begins close to VND28 billion and moves into the low VND30 billions. At this level, the buyer is paying heavily for riverfront positioning and the scarcity of finished prime Thủ Thiêm stock.

Then there is another step up. A current Grand Marina Saigon listing asks VND54.6 billion for a 145 m² three-bedroom, around VND377 million/m². Much larger Grand Marina residences go far beyond that.

So VND30 billion clearly qualifies as luxury money in HCMC. It buys a large prime apartment in several of the city’s best-known developments, while branded residences and exceptional riverfront units have created another tier above it.

Is eastern Ho Chi Minh City still the cheap place to buy?

No. Eastern Ho Chi Minh City currently contains both affordable mass-market apartments and some of the city’s most expensive new housing.

At the accessible end, Vinhomes Grand Park is still around VND43.3–80.9 million/m² on Batdongsan.com.vn, and real two-bedroom units can sit around VND3 billion.

Move toward An Phú and Bình Trưng and the numbers jump quickly. The Global City is currently around VND112–143.5 million/m². Eaton Park is roughly VND126.9–188.6 million/m², with one-bedroom apartments around VND6.4–7.1 billion and many two-bedroom units around VND10 billion.

The difference within eastern HCMC can therefore exceed three times on a square-metre basis before we even reach the most expensive Thủ Thiêm developments. “Buy east because it is cheaper” is poor advice now unless someone specifies exactly how far east and which project they mean.

Eastern HCMC example Current asking level Approx. entry product Market position
Vinhomes Grand Park VND43.3–80.9m/m² 2BR around VND3bn possible Large township / accessible
The Global City VND112–143.5m/m² 1BR around VND6.2–6.9bn Premium
Eaton Park VND126.9–188.6m/m² 1BR around VND6.4–7.1bn Premium new-build
Prime Thủ Thiêm Frequently above these levels Often VND11bn+ even for 1BR Luxury

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Does South Saigon give you more space for VND4–8 billion?

Yes. South Saigon currently gives mid-range buyers some of the strongest space-per-dong choices in the established HCMC apartment market.

Mizuki Park keeps the lower end alive. Current smaller units can still be found around VND2.5–2.6 billion, while larger stock remains well below many premium eastern projects.

Sunrise Riverside then fills much of the VND5 billion range. Around VND4.95–5 billion currently gets roughly 70–71 m² and two bedrooms.

Celesta Rise moves further up the quality and price ladder. A buyer can spend around VND4.2 billion on 49 m², roughly VND5.5–6.5 billion on a two-bedroom, or approximately VND6.6–7.4 billion on a 106 m² three-bedroom.

For budget planning, that progression is unusually useful. Someone shopping between VND4 billion and VND8 billion can move up through different sizes and project standards without immediately being pushed into VND10 billion territory.

South HCMC example Current asking example Approx. size What the buyer gets
Mizuki / EHomeS VND2.5–2.6bn Around 50 m² Entry 1–2BR stock
Sunrise Riverside VND4.95–5.0bn 70–71 m² 2BR
Celesta Rise Around VND5.5–6.5bn 80–90 m² 2BR
Celesta Rise Around VND6.6–7.4bn 106 m² 3BR

Can VND10 billion buy a house instead of a condo in Ho Chi Minh City?

Yes. Around VND8–10 billion can still buy an actual house in outer Ho Chi Minh City today, while branded township houses usually need a noticeably larger budget.

Current Nhà Bè listings show the difference clearly. Around Đào Tông Nguyên, an 80 m² four-storey house has recently been marketed around VND8.5 billion. Phước Kiển listings include roughly 100 m² homes around VND7.2 billion and larger or more finished houses closer to VND9–10 billion.

The east also has low-rise options around this budget. Melosa Garden currently shows 100 m² townhouses around VND9 billion, with some smaller units below that. Centana has had 100 m² completed houses around VND8.2–9 billion.

A branded township can demand much more for similar land dimensions. On the apartment side, Vinhomes Grand Park can accommodate a VND3 billion buyer. Current townhouse inventory, however, starts around VND13–13.5 billion for some 84 m² units and climbs quickly with plot size.

And, yes, the gap can be that wide. Land, private frontage and low-rise scarcity can add VND10 billion or more to the price of living inside the same broader township.

Current house example Asking level Land size What VND10bn buys
Nhà Bè, Đào Tông Nguyên Around VND8.5bn 80 m² Multi-storey private house
Phước Kiển Around VND7.2–10bn Roughly 80–100 m² Private urban house
Melosa Garden Around VND9bn 100 m² Compound townhouse
Centana Around VND8.2–9bn 100 m² Completed townhouse
Vinhomes Grand Park Around VND13–13.5bn entry examples 84 m² VND10bn usually falls short

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Do foreign buyers get the same Ho Chi Minh City property for the same budget?

No. Foreign buyers can spend the same VND5 billion or VND15 billion in Ho Chi Minh City, but they cannot shop from exactly the same pool of homes as Vietnamese buyers.

Vietnam’s current Housing Law allows eligible foreign individuals who are permitted to enter Vietnam to own qualifying commercial housing, including condominium apartments and certain independent houses in housing projects, subject to the legal restrictions.

The best-known limit is the foreign ownership quota. Foreign organizations and individuals may collectively own no more than 30% of the residential apartments in a condominium building or qualifying block. Independent housing is also capped, generally at no more than 250 houses within an area equivalent to a ward under the statutory framework.

Foreign individuals normally receive ownership for up to 50 years from the certificate date, with the law allowing one extension of up to another 50 years. Restrictions also apply to projects in areas where foreign ownership is excluded for national defence or security reasons.

That changes the budget question in a very practical way. A VND7 billion Vietnamese buyer might compare every suitable resale apartment in a neighbourhood. A foreign buyer also has to check whether the project is eligible, whether foreign quota remains available and whether the specific transfer can legally be made to them.

A foreigner can therefore have enough money for a property and still be unable to buy that exact unit. For international buyers, legal eligibility belongs in the budget search from day one, not at the end of the transaction.

So what can your budget really buy in Ho Chi Minh City today?

Ho Chi Minh City still offers meaningful property at almost every serious budget, but the useful budget bands have moved outward and upward.

Around VND3 billion, buyers can still get a genuine apartment with one or two bedrooms, mainly in large outer developments and more affordable southern projects. That is considerably better than the impression created by District 1 or Thủ Thiêm prices.

VND5 billion is where the resale market becomes much more comfortable. Roughly 70 m² and two bedrooms remain realistic in parts of South Saigon, while newer projects can reduce the same budget to around 50 m².

VND7 billion is currently the most interesting family-apartment threshold we found. It can buy more than 100 m² and three bedrooms in the south, yet only a one-bedroom in some better-located premium projects.

At VND10 billion, the buyer starts choosing rather than merely compromising. Good two-bedroom apartments become available in projects such as Vinhomes Central Park and The Global City, and landed houses become possible in outer areas.

VND15 billion opens central HCMC properly. District 1 two-bedroom apartments, larger Bình Thạnh units and entry-level prime Thủ Thiêm stock all come into play, although the amount of space still changes dramatically within only a few kilometres.

VND25–30 billion buys genuine luxury. Large three-bedroom apartments in prime developments become realistic, while the most exclusive branded residences continue into VND50 billion, VND100 billion and even higher territory.

The clearest conclusion is that budget alone tells only half the story in Ho Chi Minh City today. At VND7 billion, for example, we can find a 106 m² three-bedroom in the south or spend almost the same amount on a roughly 50 m² one-bedroom closer to the premium core. At VND10 billion, we can choose a modern two-bedroom apartment or an actual 100 m² townhouse farther out.

The city is expensive where many outsiders still expect it to be cheap, and surprisingly affordable in places they often overlook. Once those markets are separated properly, the budget question gets much easier.

Budget What it can realistically buy today Areas where it works best Main limitation
VND2–3bn 1BR or selected 2BR apartment Grand Park, Mizuki, outer markets Prime central projects largely out of reach
VND4–5bn Comfortable resale 2BR or newer 1BR South HCMC, selected outer east New premium projects remain difficult
VND6–8bn 2–3BR family apartment or premium 1BR South HCMC, selected eastern projects Prime Thủ Thiêm still expensive
VND9–10bn Strong 2BR, larger suburban apartment or outer house Bình Thạnh, east, Nhà Bè, Long Trường Central luxury still limited
VND13–15bn District 1 2BR, larger inner-city apartment, better townhouse District 1, Bình Thạnh, eastern HCMC Prime space remains expensive
VND25–30bn Large luxury 3BR and selected premium low-rise property District 1, Thủ Thiêm, prime east Branded-residence ceiling sits much higher
VND50bn+ Top-end branded residences, large prime apartments and villas Central riverfront and ultra-prime projects Very few affordability constraints

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OUR METHODOLOGY

This analysis tests what different budgets can actually buy in Ho Chi Minh City today. We broke the market down by geography, primary versus resale stock, apartment size and bedroom count, project positioning, condominium versus landed housing, and buyer eligibility rather than relying on one citywide price.

Institutional market research was used to establish the broader pricing direction, supply picture and market momentum. Current project-level inventory was then used to test what those figures mean in practice at specific budgets, because an average price per square metre does not tell a buyer whether VND5 billion gets one bedroom, two bedrooms or nothing suitable at all.

We did not combine market-wide estimates into a single artificial average when they covered different geographies or segments. This is especially important after the administrative merger expanded Ho Chi Minh City to include former Bình Dương and Bà Rịa–Vũng Tàu, which makes post-merger citywide figures materially different from prices in the old urban core.

Individual listings are treated as current asking-price evidence rather than completed transaction prices. We used them to understand what buyers can actually shop for now and compared multiple developments and submarkets so that one unusually cheap or expensive listing did not determine a budget range.

The budget bands were built from points where extra spending materially changes the product available: an additional bedroom, substantially more floor area, a stronger location, a newer or more premium development, access to landed housing, or entry into the luxury market.

Foreign-buyer constraints were assessed separately because affordability does not automatically equal legal availability. The analysis uses Vietnam’s current Housing Law and its implementing framework for the foreign ownership quota, ownership duration and restrictions on qualifying housing.

Key market sources include CBRE Vietnam’s Q2 2026 Ho Chi Minh City figures, JLL’s Ho Chi Minh City residential research, and the Ministry of Construction’s latest market review. The new geographic definition of the city was checked against the Government of Vietnam’s administrative reorganisation material.

For legal rules, we used Vietnam’s Housing Law and Decree 95/2024/NĐ-CP. For current purchasing examples, we cross-checked live inventory on Batdongsan.com.vn with project information from developers including Vinhomes Grand Park, Vinhomes Central Park, The Global City, Mizuki Park, The Grand Manhattan, The Marq, The River Thủ Thiêm, and Grand Marina, Saigon.

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