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
Vietnam's property market in 2026 is at a crossroads, with stretched affordability in major cities but strong credit momentum and real infrastructure improvements supporting prices.
We constantly update this blog post to bring you the latest on current housing prices in Vietnam and whether now is a smart time to buy.
Whether you're eyeing an apartment in Ho Chi Minh City or a landed house in Hanoi, this guide will help you make sense of the signals.
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 Vietnam.
So, is now a good time?
As of early 2026, it's a "rather yes" for buying property in Vietnam, but only if you choose the right submarket and plan to hold for at least 7 years.
The strongest signal is that credit growth remained robust through late 2025 (around 16%), which typically supports asset prices and makes a sudden crash unlikely.
Another strong signal is that HCMC Metro Line 1 is now operating, creating real accessibility improvements that historically lift property values along transit corridors.
Other key signals include major legal reforms (Land Law 2024 and Real Estate Business Law 2023) that are clearing supply bottlenecks, plus government commitment to social housing that could ease price pressure over time.
The best strategy is to target mid-sized apartments in liquid neighborhoods like Thu Duc (Thao Dien), Binh Thanh, or Phu My Hung in HCMC, or Tay Ho and Cau Giay in Hanoi, with a plan to rent out for steady yields of 4% to 6% while holding long-term.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase decision.
Is it smart to buy now in Vietnam, or should I wait as of 2026?
Do real estate prices look too high in Vietnam as of 2026?
As of early 2026, property prices in Vietnam's major cities look stretched relative to local incomes, with government-cited figures showing big-city apartment prices around 80 million VND per square meter while average salaries sit near 98 million VND per year.
One clear signal that prices look high is that developers have been offering discounts and extended payment plans to stimulate demand, which typically happens when buyers are struggling to absorb asking prices.
Another indicator is that a typical 70 square meter apartment in Hanoi or Ho Chi Minh City now costs roughly 57 times the average worker's annual salary, a ratio that is high even by emerging market standards and suggests affordability is genuinely strained.
You can also read our latest update regarding the housing prices in Vietnam.
Does a property price drop look likely in Vietnam as of 2026?
As of early 2026, the likelihood of a meaningful nationwide property price drop in Vietnam over the next 12 months is low, though pockets of softness in overpriced luxury segments are plausible.
The plausible range for Vietnam property prices over the next year is roughly flat to up 5% for most segments, with a 30% to 40% chance of 5% to 10% dips in the most aggressively priced new launches and luxury corridors.
The single most important factor that could trigger a price drop in Vietnam would be a sudden tightening of credit conditions, since buyer demand is heavily dependent on accessible financing.
However, this seems unlikely given that the State Bank of Vietnam signaled continued credit expansion into 2026 and the government is actively encouraging lending to support growth targets.
Finally, please note that we cover the price trends for next year in our pack about the property market in Vietnam.
Could property prices jump again in Vietnam as of 2026?
As of early 2026, the likelihood of a renewed property price surge in Vietnam over the next 12 months is medium, particularly in submarkets where supply is tight and infrastructure has improved accessibility.
The plausible upside range for Vietnam property prices is 5% to 12% in the best-positioned corridors, especially areas benefiting from the HCMC Metro Line 1 and neighborhoods in Hanoi connected to ring road improvements.
The single biggest demand-side trigger that could drive prices to jump would be a loosening of credit growth caps from 2026, which the Prime Minister has already signaled and which would make mortgages more accessible to Vietnamese buyers.
Please also note that we regularly publish and update real estate price forecasts for Vietnam here.
Are we in a buyer or a seller market in Vietnam as of 2026?
As of early 2026, Vietnam's property market is split: new launches lean seller-priced but come with buyer-friendly incentives, while the secondary resale market offers more negotiating power for buyers.
Vietnam does not publish a standardized months-of-inventory figure, but major brokerages report that new supply has been constrained in desirable segments, which typically means buyers have less choice and less leverage on popular products.
At the same time, developers offering discounts and payment plans suggest that roughly 20% to 30% of higher-end listings are seeing price flexibility, indicating that sellers in the luxury segment have weaker leverage than headline prices suggest.
We have made this infographic to give you a quick and clear snapshot of the property market in Vietnam. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Vietnam as of 2026?
Are homes overpriced versus rents or versus incomes in Vietnam as of 2026?
As of early 2026, homes in Vietnam's major cities look overpriced versus incomes but more reasonably priced versus rents, especially in expatriate-heavy and central business district neighborhoods.
The estimated price-to-rent ratio in Vietnam's best rental zones (like District 1 in HCMC or Tay Ho in Hanoi) works out to gross yields of roughly 4% to 6.5% for apartments, which is reasonable compared to many Asian markets where yields are often below 3%.
However, the price-to-income multiple in Vietnam is severely stretched, with a typical big-city apartment costing around 50 to 60 times the average annual salary, far above the 5 to 10 times ratio considered affordable in most global benchmarks.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Vietnam.
Are home prices above the long-term average in Vietnam as of 2026?
As of early 2026, property prices in Vietnam's major cities are estimated to be 15% to 25% above their pre-2023 trend levels, driven by constrained supply and strong credit expansion.
The recent 12-month price change in Vietnam's apartment segment has been roughly 8% to 15% in key cities like Hanoi and HCMC, which is faster than the long-run average pace of around 5% to 8% per year.
In inflation-adjusted terms, Vietnam property prices are likely near or slightly above their prior cycle peak from 2022, though the lack of a single official national house price index makes precise comparisons difficult.
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What local changes could move prices in Vietnam as of 2026?
Are big infrastructure projects coming to Vietnam as of 2026?
As of early 2026, the HCMC Metro Line 1 is already operational and is estimated to lift property values by 10% to 20% over time along the Ben Thanh to Thu Duc corridor, based on typical transit premium patterns in Asian cities.
The timeline for other major projects is promising: Long Thanh International Airport is targeting completion around late 2026, Hanoi's Ring Road 4 is progressing through bottleneck resolution, and a new rail link to China broke ground in late 2025.
For the latest updates on the local projects, you can read our property market analysis about Vietnam here.
Are zoning or building rules changing in Vietnam as of 2026?
The most important rule change in Vietnam is the combined effect of the Land Law 2024 and Law on Real Estate Business 2023, which took effect in January 2025 and aim to clarify land pricing, developer requirements, and transaction rules.
As of early 2026, the estimated net effect of these rule changes on Vietnam property prices is likely neutral to mildly positive, because clearer rules can unlock stalled supply (downward pressure) while also increasing buyer confidence (upward pressure).
The areas most affected by these changes in Vietnam are urban zones where projects had been delayed due to legal ambiguity, particularly in HCMC's eastern expansion areas like Thu Duc City and Hanoi's western growth corridors like Nam Tu Liem.
Are foreign-buyer or mortgage rules changing in Vietnam as of 2026?
As of early 2026, both foreign-buyer and mortgage rules in Vietnam are moving in a modestly buyer-friendly direction, which could support prices by expanding the pool of qualified purchasers.
The most likely foreign-buyer rule change is expanded clarity for overseas Vietnamese under the Land Law 2024, which provides clearer pathways for this group to own property, though non-Vietnamese foreigners still face restrictions on land and must buy through condominium or leasehold structures.
The most likely mortgage rule change is the potential removal of credit growth caps from 2026, which the Prime Minister has signaled and which would allow banks to lend more freely to property buyers without hitting annual ceilings.
You can also read our latest update about mortgage and interest rates in Vietnam.
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.
Will it be easy to find tenants in Vietnam as of 2026?
Is the renter pool growing faster than new supply in Vietnam as of 2026?
As of early 2026, renter demand in Vietnam's major cities is growing steadily due to continued urban migration and stretched purchase affordability, while new rental supply has been constrained by developer focus on higher-end for-sale products.
The best signal for renter demand in Vietnam is ongoing urban job concentration in Hanoi and HCMC, where the National Statistics Office data shows continued population growth and household formation in these economic centers.
On the supply side, new completions in Vietnam have skewed toward expensive segments, and while the government's social housing program delivered over 100,000 units by late 2025, this represents only a fraction of the estimated need.
Are days-on-market for rentals falling in Vietnam as of 2026?
As of early 2026, days-on-market for rentals in Vietnam's prime neighborhoods is estimated at 2 to 6 weeks for well-priced apartments, though there is no single official public tracking series for rental leasing speed nationwide.
The difference in leasing time between best areas and weaker areas in Vietnam is significant: units in expat-heavy zones like Thao Dien (HCMC) or Tay Ho (Hanoi) typically rent within weeks, while properties in fringe locations can sit for 2 to 3 months.
The main reason days-on-market falls in Vietnam's top rental zones is constrained supply of quality mid-priced stock, combined with a growing pool of renters who cannot afford to buy and are willing to pay for well-located, well-maintained units.
Are vacancies dropping in the best areas of Vietnam as of 2026?
As of early 2026, vacancy rates in Vietnam's best rental areas like District 1, Binh Thanh, Thu Duc (Thao Dien and An Phu), and District 7 (Phu My Hung) in HCMC, and Tay Ho, Ba Dinh, and Cau Giay in Hanoi, are estimated to be stable to slightly tightening.
These prime areas typically maintain vacancy rates of 3% to 8%, which is lower than fringe zones where vacancy can reach 10% to 15% due to weaker tenant demand and oversupply of similar units.
One practical sign that the best areas in Vietnam are tightening first is that landlords in these zones are seeing multiple inquiries within days of listing, while also being able to hold firm on rental rates rather than negotiating downward.
By the way, we've written a blog article detailing what are the current rent levels in Vietnam.
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Am I buying into a tightening market in Vietnam as of 2026?
Is for-sale inventory shrinking in Vietnam as of 2026?
As of early 2026, for-sale inventory in Vietnam's most desirable urban markets has felt tight to buyers because new supply has skewed toward higher-end products, though a large national pipeline of licensed and under-construction units exists.
Vietnam does not publish a standardized months-of-supply figure, but major brokerages describe supply in desirable segments as constrained, which typically implies months-of-supply below 6 and gives sellers more pricing power on quality listings.
The single most likely reason inventory feels tight in Vietnam is that legal and procedural delays held back many projects, though the 2025 legal reforms are designed to unblock this supply over the coming years.
Are homes selling faster in Vietnam as of 2026?
As of early 2026, the selling speed for homes in Vietnam is mixed: well-located, fairly priced apartments in Hanoi and HCMC can sell within 1 to 3 months, while overpriced or poorly located units can sit for 6 months or longer.
The year-over-year change in selling time for Vietnam property appears stable to slightly slower in the luxury segment, where price jumps in 2025 led to absorption slowdowns and increased reliance on developer incentives to close sales.
Are new listings slowing down in Vietnam as of 2026?
As of early 2026, new for-sale listings in Vietnam's apartment market appear to have been constrained during 2024 and 2025, though we expect the 2025 legal reforms to gradually normalize launch activity over the next 12 to 24 months.
Vietnam's new listing pattern tends to cluster around developer launch cycles rather than individual seller activity, with Q1 and Q4 typically seeing more launches, and the current level feels lower than the pre-2022 pace in several submarkets.
The most plausible reason new listings have been slow in Vietnam is that legal and administrative bottlenecks delayed project approvals, which is exactly what the Land Law 2024 and Real Estate Business Law 2023 are designed to address.
Is new construction failing to keep up in Vietnam as of 2026?
As of early 2026, new housing construction in Vietnam has not kept pace with demand in the affordable and mid-market segments, though a large pipeline exists and social housing targets are being actively pursued.
The recent trend in Vietnam shows that new completions have skewed toward higher-end products, while the government's social housing program has delivered over 100,000 units but aims for nearly 1 million by 2030, indicating a significant gap to close.
The biggest bottleneck limiting new construction in Vietnam has been legal and administrative delays in project approvals, though land availability and developer financing also play roles in certain submarkets.
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.
Will it be easy to sell later in Vietnam as of 2026?
Is resale liquidity strong enough in Vietnam as of 2026?
As of early 2026, resale liquidity in Vietnam is reasonably strong in the largest cities (Hanoi and HCMC) for properties with clean legal status and good locations, but can be weak for units in fringe areas or projects with unclear documentation.
The estimated median days-on-market for resale homes in Vietnam's prime neighborhoods is roughly 30 to 90 days for fairly priced apartments, which is acceptable liquidity compared to many emerging markets where 6 months or more is common.
The property characteristic that most improves resale liquidity in Vietnam is legal clarity combined with location near employment centers or transit, since buyers are very cautious about documentation issues and strongly prefer well-connected neighborhoods.
Is selling time getting longer in Vietnam as of 2026?
As of early 2026, selling time in Vietnam appears stable for well-priced properties in good locations, but has lengthened for overpriced luxury units where 2025 price jumps outpaced buyer willingness to pay.
The current median days-on-market in Vietnam for a typical resale ranges from about 30 days (for very desirable, correctly priced units in prime areas) to 180 days or more (for overpriced or poorly located properties).
One clear reason selling time can lengthen in Vietnam is affordability pressure: when prices rise faster than incomes, the pool of qualified buyers shrinks, and sellers who refuse to negotiate face longer waits.
Is it realistic to exit with profit in Vietnam as of 2026?
As of early 2026, the likelihood of exiting with a profit on a Vietnam property purchase is medium to high if you hold for at least 5 to 7 years and buy wisely, but lower for short holding periods due to transaction costs and market volatility.
The estimated minimum holding period in Vietnam that most often makes exiting with profit realistic is 5 to 7 years, which allows enough time for price appreciation to offset transaction costs and absorb any short-term market dips.
The estimated total round-trip cost drag in Vietnam (buying plus selling costs) is roughly 8% to 12% of the property value, or about 400 to 700 million VND on a 5.5 billion VND apartment (roughly $16,000 to $28,000 USD or 15,000 to 26,000 EUR).
The factor that most increases profit odds in Vietnam is buying in a liquid, well-located submarket (like Thu Duc, Binh Thanh, Tay Ho, or Cau Giay) at or below fair market value, rather than chasing headline-priced luxury launches with uncertain resale demand.
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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 Vietnam, 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 |
|---|---|---|
| Vietnam National Statistics Office | It's Vietnam's official government statistics agency for population and economic data. | We used it to ground the macro backdrop (population, urbanization, economy) that drives housing demand. We cross-checked private reports against official aggregates. |
| Savills Vietnam Q1 2025 | Savills is a major global real estate consultancy with consistent quarterly research. | We used it to anchor recent transactional signals including sales volumes and price direction in Hanoi and HCMC. We treated Savills as a market thermometer and triangulated with other firms. |
| Cushman & Wakefield MarketBeat | Cushman is a global firm with standardized, regularly updated market series. | We used it for hard numbers on HCMC new supply, absorption, and pricing patterns. We also used its forward supply projections for price softening scenarios. |
| Knight Frank Vietnam Q3 2025 | Knight Frank is a long-established global research provider with quarterly tracking. | We used it to benchmark HCMC primary asking prices and supply direction into late 2025. We triangulated it with Savills and Cushman to avoid over-weighting any single dataset. |
| CBRE Vietnam Market Outlook 2025 | CBRE is one of the biggest real estate research firms in Vietnam's major cities. | We used it to frame the cycle narrative and sanity-check supply and absorption patterns. We treated it as corroboration rather than the only truth. |
| Reuters (housing prices, Sep 2025) | Reuters is a top-tier wire service that directly cites government and NSO figures. | We used it for government-reported price per sqm and wage benchmarks. We used it as a bridge to interpret affordability in plain language. |
| Reuters (credit policy, Aug 2025) | It's a reliable source for policy moves that can quickly change mortgage conditions. | We used it to assess whether financing conditions could loosen in 2026. We paired it with SBV-related publications and other Reuters coverage. |
| Reuters (credit growth, Dec 2025) | It's a very recent data point right before January 2026 with specific numbers. | We used it as the closest "as of now" indicator for credit momentum into 2026. We translated that into what it means for housing demand and price resilience. |
| PwC Vietnam Law Brief | PwC is a major professional services firm with carefully vetted legal updates. | We used it to summarize what changed in transaction rules and developer requirements. We connected rule changes to likely impacts on supply and buyer protection. |
| Allen & Gledhill Law Brief | It's a reputable international law firm with Vietnam coverage and clear citations. | We used it to double-check the timeline and practical implications of new rules. We used it to keep the article precise about what changed as of 2026. |
| VnEconomy (Metro Line 1) | It's a mainstream business outlet with concrete operational details and route info. | We used it to confirm the operational reality of HCMC Metro Line 1. We mapped likely demand pressure onto nearby residential submarkets. |
| Vietnam News (social housing) | It's a major national paper attributing figures to a Prime Minister decision. | We used it to estimate how much affordable supply could arrive and when. We used it to temper "supply shortage forever" narratives with an official plan. |
| VTV English (housing completions) | It cites the Ministry of Construction with near real-time progress numbers. | We used it to check whether the social housing plan is actually being delivered. We calibrated how quickly extra supply might arrive in 2026 to 2028. |
| FiinGroup Market Brief 2025 | FiinGroup is a well-known Vietnam analytics provider compiling official and market data. | We used it to quantify transaction volumes and the licensed/under-construction pipeline nationally. We cross-referenced its legal summary points against law firm briefs. |
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.