Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Everything you need to know before buying real estate is included in our Vietnam Property Pack
Before we talk numbers, here is a critical point that every foreign buyer must understand: in Vietnam, nobody actually "owns" land, because all land belongs to the people and is managed by the state.
This means that as a foreigner in Quang Ninh in 2026, you cannot directly purchase land the way Vietnamese citizens can, though you can access property through leasehold structures, eligible housing projects, or through a Vietnamese spouse or company setup.
Even so, understanding land prices in Quang Ninh matters because the land component drives the total price of houses and villas you might consider buying.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Quang Ninh.
We constantly update this blog post to reflect the latest data and regulations.
How much does residential land usually cost in Quang Ninh?
What is the average residential land price per sqm in Quang Ninh in 2026?
As of early 2026, the estimated average residential land price in Quang Ninh is around 27 million VND per square meter, which translates to roughly 1,040 USD or 950 EUR per square meter.
However, the realistic price range in Quang Ninh is quite wide, spanning from about 1 million VND (40 USD / 35 EUR) per square meter in rural areas to 279 million VND (10,700 USD / 9,800 EUR) per square meter in prime Ha Long locations.
The single factor that most significantly causes residential land prices to vary in Quang Ninh is proximity to the Ha Long Bay tourism core and expressway connectivity, because plots near tourist attractions and transport infrastructure command dramatically higher prices than inland or island locations.
Compared to neighboring Hai Phong, where peak urban land prices exceed 200 million VND per square meter, Quang Ninh's top prices are slightly lower, but the province's average remains higher than many northern provinces due to its strong tourism economy and infrastructure development.
By the way, we have much more granular data about property prices in our property pack about Quang Ninh.
What is the cheapest price range for residential land in Quang Ninh in 2026?
As of early 2026, the cheapest residential land in Quang Ninh starts at around 1 to 5 million VND per square meter, which equals approximately 40 to 190 USD or 35 to 175 EUR per square meter.
At the opposite end, premium residential land in Quang Ninh can reach 279 million VND per square meter (about 10,700 USD or 9,800 EUR), with some exceptional listings touching 411 million VND per square meter in the most sought-after tourism zones.
The main trade-off when buying at the cheapest price range in Quang Ninh is that these plots typically lack basic infrastructure like paved road access, water and electricity connections, and clear legal documentation, which means you will face significant extra costs and delays before you can build.
The cheapest residential land options in Quang Ninh are most commonly found in rural districts such as Co To island, Dong Trieu, Tien Yen, Ba Che, and Binh Lieu, which are farther from Ha Long City and have limited tourism or commercial activity.
How much budget do I need to buy a buildable plot in Quang Ninh in 2026?
As of early 2026, the minimum budget to purchase a standard buildable plot in Quang Ninh is around 1.2 to 2 billion VND, which equals approximately 46,000 to 77,000 USD or 42,000 to 70,000 EUR.
This minimum budget would typically cover a starter plot of about 80 square meters in a non-prime urban area or a smaller town zone outside Ha Long City.
For a well-located buildable plot in a decent city ward with proper infrastructure, a realistic mid-range budget in Quang Ninh in 2026 is around 3 to 5 billion VND, which translates to roughly 115,000 to 190,000 USD or 105,000 to 175,000 EUR for a 120 square meter plot.
You can also check here what kind of properties you could get with similar budgets in Quang Ninh.
Are residential land prices rising or falling in Quang Ninh in 2026?
As of early 2026, residential land prices in Quang Ninh are estimated to be stabilizing with a mild upward trend, with official land price tables increasing by an average of 1.5 to 2 times compared to previous levels, and some areas seeing increases of up to 5 times.
Over the past five years, residential land prices in Quang Ninh have generally trended upward, driven by massive infrastructure investments, tourism growth, and the province's consistently strong economic performance, which has made it one of the top-performing provinces in Vietnam.
The single most responsible factor for the current price trend in Quang Ninh is the combination of expressway connectivity (including the Ha Long - Van Don - Mong Cai highway) and mega-tourism projects like the 2 billion USD Sun Group complex in Van Don, which are drawing investment and pushing land values higher in connected areas.
Want to know more? You'll find our latest property market analysis about Quang Ninh here.
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How are residential land prices measured and compared in Quang Ninh?
Are residential lands priced per sqm, acre, or hectare in Quang Ninh?
In Quang Ninh, residential land is almost always priced per square meter (m²), which is the standard unit used in everyday buying and selling across Vietnam.
For foreign buyers who are more familiar with other units, the key conversion to remember is that 1 acre equals approximately 4,047 square meters and 1 hectare equals 10,000 square meters, so a plot priced at 27 million VND per square meter would cost about 109 billion VND per hectare.
This local measurement standard differs from what American buyers might expect (acres) or what some European buyers use (hectares), but square meters are universal in Vietnamese real estate listings and official documents, making comparisons straightforward once you adjust your thinking.
What land size is considered normal for a house in Quang Ninh?
A typical plot size for a standard single-family home in Quang Ninh is between 80 and 120 square meters in urban areas like Ha Long City, with narrower frontage townhouse-style lots being the most common.
The realistic range of plot sizes in Quang Ninh covers most residential properties between 60 square meters (small urban plots) and 300 square meters (suburban or rural garden houses), with the majority falling in the 80 to 150 square meter range.
Minimum plot sizes required by local building regulations in Quang Ninh typically start around 36 to 50 square meters for urban residential land, though this varies by district and specific zoning rules, and many new developments parcel land into standardized lots of 60 to 100 square meters.
How do urban and rural residential land prices differ in Quang Ninh in 2026?
As of early 2026, the price difference between urban and rural residential land in Quang Ninh can be dramatic, with prime Ha Long City plots reaching 60 to 279 million VND per square meter (2,300 to 10,700 USD / 2,100 to 9,800 EUR), while rural district plots can be as low as 1 to 5 million VND per square meter (40 to 190 USD / 35 to 175 EUR).
Serviced land in Quang Ninh, meaning plots with road access, drainage, power, and water connections, typically commands a premium of 20% to 80% compared to unserviced plots in similar locations, because infrastructure readiness saves buyers time, money, and uncertainty.
The single infrastructure factor that most drives the price gap between urban and rural land in Quang Ninh is expressway access, particularly the Ha Long - Van Don - Mong Cai corridor, because proximity to these highways directly affects travel times to Ha Long Bay, the border, and Hanoi, making connected areas far more valuable.
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 location factors affect residential land prices in Quang Ninh?
Which areas have the most expensive residential land in Quang Ninh in 2026?
As of early 2026, the most expensive residential land in Quang Ninh is concentrated in Ha Long City, particularly in Bai Chay (tourism core near the beach, up to 279 million VND or 10,700 USD / 9,800 EUR per square meter), Hon Gai (administrative and urban center), and Tuan Chau (resort island with premium pockets).
These expensive areas share a common characteristic that justifies their premium: direct access to Ha Long Bay tourism infrastructure and proximity to high-end resorts, entertainment complexes, and international-standard amenities that attract both tourists and wealthy domestic buyers.
The typical buyer for premium residential land in Ha Long's top areas is either a Vietnamese investor building rental villas or guesthouses for tourists, a resort developer creating hospitality projects, or a wealthy domestic family seeking a second home near the World Heritage Site.
Prices in these top Ha Long areas are currently stabilizing after strong growth in previous years, with the new 2026 land price framework bringing official values closer to market rates and reducing speculative gaps.
Which areas offer the cheapest residential land in Quang Ninh in 2026?
As of early 2026, the cheapest residential land in Quang Ninh is found in Co To (an island district with low-end prices starting around 1 to 3 million VND or 40 to 115 USD / 35 to 105 EUR per square meter), Dong Trieu (an inland district), and remote communes in Tien Yen, Ba Che, and Binh Lieu.
The common drawback these affordable areas share is limited connectivity and infrastructure, meaning longer travel times to Ha Long City, fewer job opportunities, less developed utilities, and thinner markets that make it harder to resell quickly.
Among these cheaper areas, Van Don (despite also having expensive pockets) and some parts of Quang Yen are showing signs of future price appreciation because of ongoing mega-project developments, new expressway links, and the government's push to develop Van Don as a special economic zone.
Are future infrastructure projects affecting land prices in Quang Ninh in 2026?
As of early 2026, announced infrastructure projects are having a significant impact on residential land prices in affected areas of Quang Ninh, with some locations near major developments seeing asking prices rise 20% to 50% ahead of project completion.
The top infrastructure projects currently influencing land prices in Quang Ninh include the 2 billion USD Sun Group integrated tourism complex in Van Don, the ongoing Ha Long - Van Don - Mong Cai expressway completion, the Ao Tien International Port expansion, and the Northern Van Don Airport Industrial Park development.
Buyers in areas near these newly announced infrastructure projects in Quang Ninh have typically observed price increases of 15% to 30% within months of official groundbreaking announcements, though actual gains vary based on project credibility and timeline certainty.
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How do people actually negotiate and judge prices in Quang Ninh?
Do buyers usually negotiate residential land prices in Quang Ninh?
In Quang Ninh, buyers can realistically negotiate a discount of around 3% to 10% off the asking price for residential land, with larger discounts possible when the seller needs quick liquidity or the plot has legal or technical uncertainties.
Sellers in Quang Ninh are most willing to negotiate on price when they face urgent financial needs, when the land has been listed for several months without offers, or when due diligence reveals issues with boundaries, access rights, or documentation that reduce the pool of interested buyers.
To better negotiate, you need to understand how things are being done in this place. That's why we have built our our pack covering the property buying process in Quang Ninh.
Do foreigners usually pay higher land prices in Quang Ninh?
Foreigners in Quang Ninh often end up paying an indirect premium of around 5% to 15% compared to local buyers, though this is not an official markup but rather the result of information gaps and reliance on intermediaries.
The main reason foreigners pay more in Quang Ninh is that they typically lack access to comparable transaction data, cannot easily verify fair market prices in Vietnamese, and must work through lawyers, translators, or local partners who add fees and may not negotiate as aggressively.
Using a trustworthy local representative in Quang Ninh can help foreigners get fairer prices, but only if that person has genuine market knowledge and aligned incentives, because some intermediaries may prioritize their own commissions over securing the best deal for the buyer.
Now, you might want to read our updated list of common traps foreigners fall into when purchasing real estate in Quang Ninh.
Are private sellers cheaper than developers in Quang Ninh?
In Quang Ninh, buying residential land from private sellers is typically 10% to 25% cheaper per square meter compared to purchasing from developers, though this varies depending on the specific project and location.
Developers in Quang Ninh justify their higher prices by offering completed infrastructure (roads, drainage, utilities), clearer legal documentation, staged payment options, and sometimes master-planned community amenities that reduce buyer risk and hassle.
The main risk when purchasing from private sellers in Quang Ninh is encountering unclear land-use-right documentation, disputed boundaries, or plots that are technically agricultural land being sold as residential, which can lead to expensive legal problems and inability to build.
How transparent are residential land transactions in Quang Ninh?
Residential land transactions in Quang Ninh have moderate transparency on paper, because Vietnam requires notarized contracts and formal registration, but in practice, accessing true comparable transaction prices is difficult for outsiders.
Official land registries in Quang Ninh are managed by government offices and are not fully accessible online to the public, though the registration process itself creates a documented record that can be verified during due diligence with proper assistance.
The most common transparency issue in Quang Ninh is the gap between declared contract values (often understated to reduce taxes) and actual prices paid, which makes it hard for buyers to know what similar plots have really sold for.
The most essential due diligence step for verifying accurate pricing and ownership in Quang Ninh is obtaining a certified copy of the land-use-right certificate (so do or "Red Book") and having a qualified notary or lawyer verify its authenticity, boundaries, and any encumbrances before signing any agreement.
We cover everything there is to know about the land buying process in Quang Ninh here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Vietnam. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What extra costs should I budget beyond land price in Quang Ninh?
What taxes apply when buying residential land in Quang Ninh in 2026?
As of early 2026, buyers in Quang Ninh should expect to pay a total tax and fee burden of approximately 0.5% to 2.5% of the transaction value when purchasing residential land, depending on how costs are allocated between buyer and seller.
The specific taxes that make up this total include the registration fee (typically 0.5% of the assessed value), plus any personal income tax on the transfer (2% of the transfer price, which is technically the seller's obligation but often negotiated into the deal economics).
Vietnam does not have a heavy annual property tax like many Western countries, so recurring costs after purchase in Quang Ninh are minimal, limited to small land-use levies that rarely exceed a few hundred thousand VND per year for most residential plots.
There are limited tax exemptions in Vietnam for first-time buyers or specific categories, though some relief may apply for agricultural-to-residential land conversions under certain conditions as outlined in the 2024 Land Law implementation.
Our our pack about real estate in Quang Ninh will surely help you minimize these costs.
What are typical notary or legal fees for land purchases in Quang Ninh?
Typical notary and legal fees for a standard residential land purchase in Quang Ninh range from about 5 to 30 million VND (roughly 190 to 1,150 USD or 175 to 1,050 EUR), depending on the transaction value and complexity.
Land registration costs in Quang Ninh, which cover the official recording of the new ownership, typically add another 0.5% of the assessed value (the registration fee), plus minor administrative charges that usually total under 2 million VND (about 75 USD or 70 EUR).
Notary fees in Vietnam are calculated using a tiered percentage system based on contract value rather than a flat rate, with lower percentages applying to higher-value transactions, as outlined in Circular 257/2016/TT-BTC.
How much does land maintenance cost before construction in Quang Ninh?
Typical annual maintenance costs for an undeveloped residential plot in Quang Ninh range from about 10 to 50 million VND (roughly 380 to 1,900 USD or 350 to 1,750 EUR), depending on plot size, location, and terrain conditions.
Specific maintenance tasks usually required before construction in Quang Ninh include clearing vegetation, installing basic fencing to prevent encroachment, maintaining boundary markers, and in coastal or low-lying areas, managing drainage to prevent erosion during the rainy season.
While Vietnam does not have strict "use it or lose it" penalties for undeveloped residential land, owners in Quang Ninh may face informal pressure from local authorities if land becomes severely neglected, overgrown, or creates problems for neighbors, though formal fines are rare for private residential plots.
Do permits and studies significantly increase total land cost in Quang Ninh?
Total permit and study costs for a standard residential plot in Quang Ninh typically range from 20 to 100 million VND (about 770 to 3,850 USD or 700 to 3,500 EUR), depending on plot complexity and location within development zones.
These permit and study costs usually represent about 1% to 5% of the land purchase price in Quang Ninh, with simpler plots in established areas requiring less documentation and plots in tourism-sensitive or newly developed zones requiring more.
Mandatory permits and studies before construction in Quang Ninh include verification of residential zoning status, a boundary survey, building permit application, and in some cases environmental or planning compliance checks for plots near protected areas like Ha Long Bay.
The permit and study process in Quang Ninh typically takes 2 to 6 months for straightforward cases, but can extend to 12 months or longer if the plot has zoning ambiguities, requires land-use-purpose conversion, or is located in fast-changing development corridors.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Quang Ninh, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
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 |
|---|---|---|
| Quang Ninh Provincial People's Council Resolution 100/2025 | It's the province's official legal act setting the land-price table used for taxes and fees from 2026. | We used it to anchor "official" residential land values that government offices reference in early 2026. We then compared it with market asking prices to estimate what buyers actually pay. |
| Batdongsan.com.vn | It's Vietnam's largest property marketplace with transparent listing-based price ranges. | We used it to estimate real-world asking prices per square meter and the high/low ranges across Quang Ninh. We used the district ranges to identify specific expensive versus cheaper areas. |
| Vietnam Government Portal - Quang Ninh Master Plan | It's an official government channel summarizing the approved provincial master plan. | We used it to explain why some corridors command higher land prices. We used it as the infrastructure and planning backbone for location factors. |
| Quang Ninh Provincial Government Statistics Briefing | It's the province's official site relaying the local statistics office briefing on GRDP. | We used it to ground the local economy strength context that supports land demand. We used it to avoid vague claims about economic growth. |
| Decree 10/2022 on Registration Fee (LuatVietnam) | It's a direct PDF of the government decree used nationwide for registration fees. | We used it to explain the standard registration fee when registering land rights. We used it to build the extra costs beyond land price checklist. |
| Circular 257/2016/TT-BTC on Notary Fees (LuatVietnam) | It's a well-known legal publisher providing structured access to official fee rules. | We used it to describe how notary fees are calculated as tiered percentages of contract value. We used it to estimate realistic closing-cost ranges for buyers. |
| VietnamPlus - Quang Ninh FDI Attraction 2026 | It's Vietnam's official news agency reporting on provincial investment targets. | We used it to explain the 2026 investment climate driving land demand in Quang Ninh. We used it to contextualize the province's strong economic momentum. |
| VOV World - Van Don Projects | It's a state-run outlet reporting officially announced public works and groundbreakings. | We used it to explain why Van Don is sensitive to infrastructure changes. We used it to flag price pressure zones near major worksites. |
| Vietnam Briefing - Vietnam Wages 2025 | It's a respected business publication providing detailed wage and economic analysis. | We used it for income context when discussing affordability. We used it to help readers understand the price-to-income relationship in the region. |
| Vietcombank Exchange Rate Board | It's a top-tier state-influenced commercial bank with a public, timestamped FX board. | We used it to convert VND per square meter into rough USD and EUR equivalents for foreign readers. We used it only for readability since prices are negotiated in VND. |
We made this infographic to show you how property prices in Vietnam compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
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