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Hai Phong's property market is experiencing steady growth in 2025, driven by massive industrial expansion and infrastructure development.
Property prices in Hai Phong are rising steadily with strong growth in both central and suburban areas, fueled by significant FDI inflows, major infrastructure upgrades, and continuous industrial expansion. The market shows healthy fundamentals with robust demand from both local end-users and investors, while new housing supply remains well-balanced to meet growing needs.
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Hai Phong property prices are rising 5-8% annually in 2025, with central apartments averaging VND 45 million/m² and suburban units at VND 12-15 million/m².
The city offers competitive rental yields of 3-5% backed by strong industrial growth, major infrastructure projects, and balanced housing supply meeting robust investor and end-user demand.
| Market Indicator | Current Status | Outlook 2025-2028 |
|---|---|---|
| Price Growth Rate | 5-8% annually | Moderate sustained growth |
| Central Apartment Prices | VND 45 million/m² | Continued appreciation |
| Suburban Apartment Prices | VND 12-15 million/m² | Strong value potential |
| Rental Yields | 3.2-5% residential | Stable to improving |
| New Housing Supply | 33,500 units planned by 2030 | Well-balanced pipeline |
| Industrial Occupancy | ~80% | Sustained high demand |
| FDI Investment | $45 billion accumulated | Continued strong inflows |
How fast are property prices in Hai Phong rising or falling right now?
Property prices in Hai Phong are rising at a moderate pace of 5-8% annually as of September 2025.
The city experienced a brief downturn in 2023 but has shown steady recovery and growth throughout 2024 and 2025. This growth is significantly more stable compared to the volatile periods seen in major Vietnamese cities like Ho Chi Minh City or Hanoi.
Central districts are leading the price appreciation, with premium locations near the port and industrial zones seeing the strongest gains. Suburban areas are also experiencing healthy price growth, though at a slightly more moderate rate than central locations.
The price growth is supported by genuine demand fundamentals rather than speculation, making it more sustainable in the long term. Most local real estate experts expect this moderate growth trajectory to continue through 2028.
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What's the current average price per square meter for apartments, townhouses, and land in central versus suburban Hai Phong?
Central Hai Phong apartment prices average VND 45 million per square meter, while suburban apartments cost significantly less at VND 12-15 million per square meter.
Townhouses and villas in central districts command higher premiums at approximately VND 49 million per square meter. These properties are particularly popular among affluent local families and expatriate managers working in the industrial sector.
| Property Type | Central Hai Phong (VND/m²) | Suburban Areas (VND/m²) |
|---|---|---|
| Apartments | 45 million | 12-15 million |
| Townhouses/Villas | 49 million | 25-35 million |
| New Project Apartments | 30-45 million | 10-18 million |
| Land Plots | 12-40 million | 5-15 million |
| Commercial Properties | 55-70 million | 20-35 million |
| Industrial Land | 8-25 million | 3-12 million |
| Luxury Condos | 60-85 million | Not applicable |
How much rental yield can investors expect in Hai Phong compared with Hanoi or Ho Chi Minh City?
Hai Phong offers competitive rental yields of 3.2-5% for residential properties, with commercial and industrial zones achieving up to 7% returns.
This compares favorably to Hanoi's average yield of 3.7%, though Hanoi commands much higher absolute rental prices due to significantly higher property values. Ho Chi Minh City typically delivers 3-4% yields with higher absolute rental income but also much higher purchase prices.
The advantage of Hai Phong lies in its lower entry costs combined with strong rental demand from the substantial expatriate and skilled worker population employed in the city's numerous industrial parks and factories. Properties near major industrial zones consistently achieve the higher end of the yield range.
Serviced apartments and properties targeting industrial workers often exceed 5% yields, making Hai Phong particularly attractive for investors focused on cash flow rather than pure capital appreciation.
What's the current supply of new housing projects under construction, and how many units are expected to come to market in the next two years?
Hai Phong has an ambitious housing development pipeline with 33,500 social housing units planned for completion by 2030, of which 16,200 units are scheduled to be finished by 2025.
Currently, at least 13 large urban and residential projects are open for bidding for the 2025-2026 period, spanning both Eastern and Western districts of Hai Phong. These projects focus primarily on mid-market housing to serve the growing industrial workforce.
The new supply is strategically planned to meet demand from the expanding industrial sector rather than creating speculative oversupply. Most projects are located near major industrial parks and transportation hubs to serve the practical needs of workers and their families.
The government is maintaining a careful balance between meeting housing needs and avoiding the oversupply issues that have affected some other Vietnamese cities in recent years.
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How is buyer demand trending—are more buyers local end-users, or is it mainly investors and foreign buyers?
Buyer demand in Hai Phong shows a healthy mix of local end-users, domestic investors, and foreign buyers, with local end-users representing the majority of transactions.
The substantial expatriate community, particularly Korean and Japanese professionals working in the industrial sector, creates consistent demand for mid-to-high-end apartments and townhouses. These buyers typically seek properties with modern amenities and proximity to international schools and business districts.
Domestic investors are increasingly active, recognizing Hai Phong's potential as Vietnam's third-largest city with strong industrial fundamentals. Many are purchasing multiple units as rental investments targeting the steady stream of workers migrating to the city for employment opportunities.
Local end-users, including families of industrial workers and growing middle-class professionals, drive the majority of sales in the suburban and mid-market segments. The combination of all three buyer categories creates a stable and diversified demand base.
What's the occupancy rate for commercial and residential properties, and is there a shortage or oversupply in certain segments?
Occupancy rates in Hai Phong are remarkably strong, with prime apartments and serviced apartments frequently exceeding 80-90% occupancy, particularly near industrial and business hubs.
Industrial real estate maintains approximately 80% occupancy rates, reflecting the city's position as a major manufacturing and logistics center. Commercial properties in central business districts also show high occupancy due to the concentration of businesses serving the industrial sector.
There is no major oversupply in core districts, though some peripheral suburban zones face slight softness in demand. The market shows healthy absorption rates that match the pace of new supply coming online.
The rental market benefits from continuous demand from industrial workers, expatriate professionals, and business travelers, creating a stable foundation for property investors. Shortages are most apparent in the premium serviced apartment segment near industrial parks.
What major infrastructure projects are underway—like ports, highways, or industrial zones—that could drive future property values?
Hai Phong is undergoing massive infrastructure transformation that will significantly impact future property values across the city.
- Lach Huyen International Gateway Port expansion: New deep-water berths and container terminals are positioning Hai Phong as Northern Vietnam's premier logistics hub
- Expressway network development: Major expressways and ring roads linking the port to other northern economic corridors, including critical road projects behind the port
- Airport and logistics park expansion: Enhanced facilities aimed at high-tech manufacturing and export industries
- Industrial zone development: Multiple new industrial parks planned to accommodate growing FDI and manufacturing expansion
- Urban infrastructure upgrades: Improved public transportation, utilities, and civic facilities to support the growing population
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How is the industrial growth in Hai Phong (factories, logistics, FDI) influencing residential demand nearby?
Hai Phong's nearly US$45 billion in accumulated FDI and over 1,850 industrial projects create a continuous influx of workers, managers, and logistics professionals, sustaining strong residential demand.
The high industrial zone occupancy rates and frequent new site launches maintain robust absorption of nearby residential properties. Industrial workers and their families require housing within reasonable commuting distance, creating consistent rental and purchase demand.
Foreign direct investment continues to flow into manufacturing, electronics, and logistics sectors, bringing both blue-collar workers and white-collar expatriate managers who need accommodation. This creates demand across all housing segments from basic worker housing to executive apartments.
The industrial expansion also generates secondary economic activity—retail, services, dining, and entertainment—which further supports residential demand throughout the city. Properties located near major industrial parks consistently outperform the broader market in both rental rates and capital appreciation.
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What financing options are available for property buyers, and what are the current mortgage interest rates in Vietnam for this region?
Mortgage rates in Hai Phong typically range from 6-7% per year at major Vietnamese banks for home loans as of mid-2025.
Local Vietnamese buyers have full access to mortgage financing with standard terms including down payments of 15-30% depending on the property type and buyer's creditworthiness. Major banks like Vietcombank, BIDV, and Techcombank offer competitive rates for qualified borrowers.
Foreign buyers face significantly more limited financing options and typically must pay cash or arrange overseas financing through their home country banks. Most international buyers structure their purchases as cash transactions due to the complexity of cross-border mortgage arrangements.
The government has maintained relatively stable lending policies to support genuine homebuyers while preventing speculative bubbles, making financing accessible for legitimate purchasers with proper documentation and income verification.
How do government regulations, taxes, and restrictions on foreign ownership affect the outlook in Hai Phong?
Foreign ownership regulations in Hai Phong follow national Vietnamese law, allowing foreigners to buy apartments and houses but not land, with 50-year renewable leaseholds available.
Foreign ownership is capped at 30% of any condominium project and 10% of houses in a given development area. Recent legal reforms effective from 2025 have clarified documentation requirements and quota calculations, making the process more transparent.
| Tax/Fee Type | Rate | Applied To |
|---|---|---|
| Registration Tax | 0.5% of property value | All property purchases |
| Personal Income Tax | 2% of transfer value | Property sales |
| Value Added Tax | 10% | New properties from developers |
| Property Tax | 0.03-0.15% | Annual property ownership |
| Land Use Rights Fee | 15-20% of land value | Land use right transfers |
| Maintenance Fee | 1-3% annually | Condominiums and developments |
What are the top risks for property investors here—such as oversupply, legal issues, or slowing industrial growth?
The primary risks for Hai Phong property investors include potential oversupply in peripheral areas, complex legal documentation requirements, and external economic shocks affecting industrial growth.
- Legal documentation complexity: Some land titles and property documentation can be complicated, requiring careful due diligence and legal verification
- Oversupply risk in outlying areas: Less central suburban zones may face supply-demand imbalances if development outpaces population growth
- Industrial dependency: The market's reliance on industrial growth makes it vulnerable to global manufacturing slowdowns or shifts in FDI patterns
- Regulatory changes: Potential future changes in foreign ownership rules or property taxation could affect investor returns
- Currency fluctuation: For foreign investors, VND exchange rate movements can impact overall returns when converted to other currencies
However, these risks are mitigated by the city's strong economic fundamentals, diversified industrial base, and government commitment to maintaining Hai Phong's position as a major economic center.
What's the consensus forecast from local experts and real estate agencies for price growth over the next three to five years?
Local real estate experts and agencies forecast continued moderate price growth of 5-8% per annum in central Hai Phong through at least 2028, supported by ongoing infrastructure development and urbanization.
The consensus view among industry professionals is that Hai Phong represents one of Vietnam's strongest secondary city markets, especially as industrial expansion continues and major infrastructure projects come online. This positions the city for sustained long-term growth rather than boom-bust cycles.
Most analysts expect the market to maintain its steady trajectory rather than experiencing dramatic spikes, making it attractive for conservative investors seeking stable returns. The combination of industrial growth, infrastructure investment, and government support provides a solid foundation for continued appreciation.
Expert forecasts suggest that properties near the expanding port facilities and new industrial zones will likely outperform the general market, with potential for above-average returns for well-positioned investments.
It's something we develop in our Vietnam property pack.
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 presents a compelling opportunity for both investors and end-users seeking exposure to Vietnam's industrial growth story.
The combination of moderate price appreciation, competitive rental yields, robust infrastructure development, and strong industrial fundamentals creates an attractive investment environment for those willing to research the market thoroughly.