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Hai Phong's property market in 2025 shows significant growth potential with diverse options across apartments, villas, and land plots. Property prices range from VND 12-15 million per square meter in suburban areas to VND 45-49 million per square meter in central districts, making it an attractive investment destination compared to other major Vietnamese cities.
Central districts like Ngo Quyen and Le Chan command premium prices, while emerging areas such as Thuy Nguyen offer strong growth prospects due to upcoming infrastructure developments and industrial expansion.
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As of September 2025, Hai Phong property prices range from VND 12 million/m² in suburban areas to VND 49 million/m² in prime central locations. The city offers strong rental yields of 3-5.5% and steady price appreciation of 5-8% annually in central districts.
Foreign buyers can access mortgage financing up to 60% LTV at 9.5-11.5% interest rates, while locals enjoy better terms with up to 80% LTV and rates starting from 8.5%.
| District | Apartment Price (VND/m²) | Villa/Townhouse Price (VND/m²) | Rental Yield |
|---|---|---|---|
| Central (Ngo Quyen, Le Chan) | 45,000,000 | 49,000,000 | 3-4% |
| Thuy Nguyen | 25-35,000,000 | 35-45,000,000 | 4-5% |
| An Duong | 12-40,000,000 | 20-33,000,000 | 4.5-5.5% |
| Du Hang Kenh | 38-45,000,000 | 40,000,000 | 4-5% |
| Kien An | 12-15,000,000 | 18-25,000,000 | 4-4.5% |
What are today's typical purchase prices in Hai Phong by property type and new vs. resale status?
Central apartments in Hai Phong cost VND 45 million per square meter for new developments, while resale properties trade at 10-15% discounts.
Villas and townhouses in prime central districts reach VND 49 million per square meter for new constructions. Resale villas typically sell for about 10% less than new properties, especially if they're older or lack modern amenities.
Suburban apartments are significantly more affordable at VND 12-15 million per square meter, mostly available as resale units or through "affordable new" development projects. Land plots vary dramatically based on location, ranging from VND 12-40 million per square meter in suburban districts like An Duong and Thuy Nguyen, up to VND 40-100 million per square meter for prime central parcels.
New properties command premium prices due to modern amenities, better financing options, and developer warranties, while resale properties offer immediate availability and negotiation opportunities.
Which neighborhoods are expensive, up-and-coming, and budget-friendly right now?
Central districts including Ngo Quyen, Le Chan, and Hong Bang represent Hai Phong's most expensive areas due to prime location and scarcity of available land.
Thuy Nguyen stands out as the most promising up-and-coming area, benefiting from imminent city status upgrade, new bridge connections, and expanding industrial parks. An Duong also shows strong growth potential thanks to infrastructure improvements and strategic location. Du Hang Kenh attracts investors with new affordable projects and substantial housing supply.
Budget-friendly options include Kien An, which offers excellent connectivity as a commuter district, and areas around industrial zones where worker housing maintains stable but lower prices. Du Hang Kenh also provides affordable entry points despite its growth potential.
These price differences stem from foreign direct investment flows, infrastructure development timing, land availability, tourism expansion, and urbanization patterns across different districts.
What's the average price per square meter and typical size ranges in each area?
| District | Apartments (VND/m²) | Villas/Townhouses (VND/m²) | Land (VND/m²) | Typical Sizes (m²) |
|---|---|---|---|---|
| Central (Ngo Quyen) | 45,000,000 | 49,000,000 | 40-100,000,000 | Apartments: 30-90, Villas: 100-300, Land: 50-300 |
| Thuy Nguyen | 25-35,000,000 | 35-45,000,000 | 25-40,000,000 | Apartments: 45-100, Villas: 120-250, Land: 80-350 |
| An Duong | 12-40,000,000 | 20-33,000,000 | 12-35,000,000 | Apartments: 35-75, Villas: 90-200, Land: 60-250 |
| Du Hang Kenh | 38-45,000,000 | 40,000,000 | 25-40,000,000 | Apartments: 28-80, Townhouses: 80-130 |
| Kien An | 12-15,000,000 | 18-25,000,000 | 15-25,000,000 | Apartments: 40-85, Villas: 100-180, Land: 70-200 |
What would be the total all-in cost for a representative property purchase?
A typical VND 4.5 billion central apartment (100 square meters at VND 45 million per square meter) requires several additional costs beyond the list price.
The breakdown includes the base list price of VND 4.5 billion, plus VAT at 10% (VND 450 million), title deed fees at 0.5% (VND 22.5 million), notary fees ranging VND 5-10 million, and agency fees typically 1-2% or VND 45-90 million depending on negotiations.
New properties require maintenance fund contributions of approximately 2% (VND 90 million), while other closing taxes are usually incorporated into the fees mentioned above. The total all-in cost reaches VND 5.1-5.2 billion for this example property.
It's something we develop in our Vietnam property pack.
What financing options are available for locals versus foreigners?
Local Vietnamese buyers enjoy favorable mortgage terms with loan-to-value ratios up to 70-80% over 15-20 year terms at interest rates between 8.5-10%.
Foreign buyers face more restrictive conditions with maximum 50-60% LTV ratios and higher interest rates of 9.5-11.5%. Banks require proof of income and legal residency status for foreign applicants. Most major Vietnamese banks offer foreign buyer programs, though terms vary significantly between institutions.
For the VND 4.5 billion apartment example with 70% LTV financing over 15 years at 9% interest, monthly payments would approximate VND 37-39 million. Foreign buyers should expect higher monthly payments due to increased interest rates and lower LTV ratios.
Down payment requirements, processing times, and documentation standards differ substantially between local and foreign applicants, making early consultation with multiple lenders essential for foreign investors.
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What are the smartest residential choices for value, commute, and future potential?
Thuy Nguyen offers the best value proposition for future growth, combining reasonable current prices with strong infrastructure development catalysts.
For commuting convenience, central districts provide optimal access to business centers, while Kien An and Thuy Nguyen offer excellent connectivity with lower property costs. The expanding ring road system and improved public transportation make suburban areas increasingly viable for daily commuters.
International schools and premium amenities concentrate in central districts and select suburban developments, making these areas attractive for families. Thuy Nguyen and An Duong show the strongest resale potential due to ongoing development projects and industrial expansion.
Smart buyers should prioritize locations near confirmed infrastructure projects, established transport links, and areas with diverse economic drivers beyond just residential demand.
What short-term rental returns can I expect by area and property type?
Central district properties achieve 70-80% occupancy rates with nightly rates between VND 800,000-2,000,000, generating net yields of 4-5% after expenses.
Waterfront and tourist-focused properties command higher rates up to VND 2.5 million per night but experience seasonal occupancy fluctuations. These properties typically deliver net yields of 4.5-5.5% when managed professionally.
Operating costs consume approximately 20-25% of gross rental income, covering property management, utilities, maintenance, and marketing expenses. Suburban properties generally achieve lower occupancy rates but also have reduced operating costs.
Success in short-term rentals requires professional management, strategic pricing, and properties located near business districts, tourist attractions, or transportation hubs.
It's something we develop in our Vietnam property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Vietnam versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What long-term rental yields should I expect?
Central apartments generate monthly rents of VND 15-25 million with net yields of 3-4% after accounting for vacancy periods and maintenance costs.
Villas and townhouses command VND 30-40 million monthly in central locations, dropping to VND 18-25 million in suburban areas. These properties typically deliver slightly higher yields due to longer tenant retention and lower turnover costs.
Vacancy rates average 5-8% in central districts but can reach 12% in suburban areas depending on location and property quality. Professional property management becomes essential for maintaining competitive occupancy rates and rental income.
Long-term rental success depends on property condition, location accessibility, and competitive pricing within each micro-market.
Where are the strongest catalysts for buy-to-resell strategies?
Thuy Nguyen presents the strongest resale catalysts with upcoming city status designation, new bridge construction, and VSIP industrial park expansion driving demand.
Central district scarcity combined with waterfront development projects and tourism growth creates additional appreciation potential. The Cat Bi Airport expansion and new ring road construction benefit multiple districts simultaneously.
Investors should model 12-36 month holding periods with expected appreciation of 8-15% annually in central areas and 5-8% in suburban locations. Selling costs include 1-2% agency fees, 2% capital gains tax on profits, notary fees of VND 5-10 million, and potential VAT for developer sales.
Successful resale strategies require careful timing around infrastructure completion and market cycle positioning.
Can you show recent transaction examples at different price points?
Recent market transactions demonstrate the price range diversity across Hai Phong's property segments.
A 40 square meter resale apartment in An Duong sold for VND 530 million in June 2025, reflecting VND 13.25 million per square meter pricing for budget properties. An 80 square meter new apartment in Du Hang Kenh traded for VND 3.6 billion in July 2025, representing VND 45 million per square meter for quality new developments.
At the premium end, a 210 square meter central villa sold for VND 10.3 billion in May 2025, achieving VND 49 million per square meter in the prime market segment.
These transactions illustrate the significant price spread between budget suburban properties and premium central locations, with new developments commanding consistent premiums over resale properties.
How have prices and rents changed over recent years?
Hai Phong property prices increased 5% in central districts during 2024, while suburban areas remained relatively stable.
The overall market experienced a 20-25% rebound from 2023 lows, driven by renewed investor confidence and improved economic conditions. Five-year trends show apartments appreciating approximately 40%, villas gaining 45%, and rental rates climbing 25-30% in prime districts.
This growth trajectory reflects Hai Phong's expanding industrial base, infrastructure improvements, and increasing recognition as a major economic center in northern Vietnam.
Market volatility during 2022-2023 created buying opportunities that are now generating solid returns for early investors.
It's something we develop in our Vietnam property pack.
What's the outlook for Hai Phong versus other Vietnamese cities?
Hai Phong property prices are expected to grow 5-8% annually in central districts and 3-5% in suburban areas over the next decade, driven by continued FDI and infrastructure development.
Compared to Da Nang, Nha Trang, and Ha Long, Hai Phong offers 15-20% lower purchase prices while delivering 0.5-1% higher rental yields on average. The city's industrial and port-driven economy provides more stable demand fundamentals than tourism-dependent markets.
Hai Phong's appreciation rates currently outpace other secondary cities due to ongoing industrial expansion and strategic infrastructure investments. The city's proximity to Hanoi and role as a major port create sustainable long-term growth drivers.
Investors seeking balanced risk-return profiles should consider Hai Phong's combination of reasonable entry prices, solid yields, and strong growth catalysts compared to more expensive coastal alternatives.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Hai Phong's property market in 2025 offers compelling opportunities across multiple price segments and investment strategies.
Whether seeking rental income, capital appreciation, or residential value, the city's diverse neighborhoods and property types provide options for various budgets and objectives.