Authored by the expert who managed and guided the team behind the Vietnam Property Pack
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This article explains the current housing prices in Vietnam in 2026, with a focus on residential property only.
We constantly update this blog post so buyers can follow the Vietnam real estate market with fresh and practical numbers.
You will find average prices, price per square meter, neighborhood ranges, extra buying costs, and examples by budget.
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.
Insights
- The average housing price in Vietnam in 2026 is about VND5.8 billion, but the median price is lower at about VND4.2 billion.
- Vietnam does not have one clean national home price index, so the best estimate must combine official data, agency reports, and market adjustments.
- Hanoi new apartment prices reached about VND128 million per sqm in Q1 2026, which is higher than Ho Chi Minh City’s official new apartment figure.
- In Vietnam in 2026, final sale prices are often about 7% below listing prices, but the discount can be larger for overpriced villas and weak-liquidity houses.
- The national average price per square meter in Vietnam in 2026 is around VND75 million, or about $2,850 per sqm.
- Entry-level homes still exist in Vietnam, but buyers usually need to look at older apartments, commuter areas, or secondary cities.
- New-build apartments in Vietnam often cost 20% to 35% more than comparable older resale apartments in the same area.
- Luxury homes in Thu Thiem, District 1, Tay Ho, and central Hanoi can easily go above VND20 billion in 2026.
- Buying costs in Vietnam are not only about the property price, because renovation, furnishing, fees, and maintenance funds can add 8% to 12% for a normal apartment.
What is the average housing price in Vietnam in 2026?
The median housing price in Vietnam is more useful than the average because one expensive villa or luxury condo can pull the average up, while the median shows what a normal buyer is more likely to face.
We are writing this as of 2026, using the latest data we collected from authoritative sources and manually double checked.
In 2026, the median housing price in Vietnam is about VND4.2 billion, which is around $160,000 or €137,000, while the average housing price in Vietnam is about VND5.8 billion, which is around $221,000 or €189,000.
For 80% of the Vietnam residential property market in 2026, a realistic price range is about VND1.5 billion to VND18 billion, which is about $57,000 to $685,000 or €49,000 to €586,000.
A realistic entry range in Vietnam in 2026 is about VND1.2 billion to VND2.5 billion, or about $46,000 to $95,000 and €39,000 to €81,000, which can buy an existing 45 to 55 sqm apartment in Binh Duong, outer Hanoi, outer Ho Chi Minh City, Da Nang, or a secondary city.
A realistic luxury property range in Vietnam in 2026 is about VND20 billion to VND50 billion or more, or about $760,000 to $1.9 million or more and €651,000 to €1.63 million or more, which can buy a 120 to 200 sqm luxury condo in Thu Thiem, District 1, Thao Dien, Tay Ho, or a villa in a branded township.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Vietnam.
Are Vietnam property listing prices close to the actual sale price in 2026?
In Vietnam in 2026, final sale prices are usually about 7% below listing prices on a national blended basis.
New-build apartments often have a smaller gap, around 3% to 8%, because developers prefer to keep headline prices high and offer discounts through payment plans, furniture packages, or bank support. The largest gaps, often 10% to 18%, usually appear on overpriced villas, landed houses, and listings where the seller is testing the market.
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What is the price per sq m or per sq ft for properties in Vietnam in 2026?
As of 2026, the median housing price in Vietnam is about VND62 million per sqm, or about $2,360 per sqm and €2,020 per sqm, which equals about VND5.76 million per sqft, $219 per sqft, and €188 per sqft. The average housing price in Vietnam is about VND75 million per sqm, or about $2,850 per sqm and €2,440 per sqm, which equals about VND6.97 million per sqft, $265 per sqft, and €227 per sqft.
The highest price per sqm in Vietnam in 2026 is usually found in scarce central luxury apartments and branded projects, while the lowest price per sqm is usually found in older housing, peripheral apartments, smaller cities, and properties with weaker liquidity.
The highest prices per sqm in Vietnam in 2026 are usually in Thu Thiem, District 1, Thao Dien, Hoan Kiem, Ba Dinh, Tay Ho, and prime beachfront areas, with typical top-end ranges of about VND140 million to VND350 million per sqm. The lowest ranges are usually in the Binh Duong commuter belt, outer Hanoi, outer Thu Duc, Long An commuter areas, Gia Lam, and older Da Nang suburbs, with typical ranges of about VND25 million to VND55 million per sqm.
How have property prices evolved in Vietnam?
Compared with one year ago, residential property prices in Vietnam in 2026 are estimated to be about 12% higher in nominal terms. The main reasons are tight affordable supply, strong urban demand, and new launches that are often priced above older stock.
Compared with two years ago, Vietnam housing prices in 2026 are estimated to be roughly 25% to 35% higher in nominal terms, depending on the city and property type. Hanoi apartments rose especially fast because buyers competed for limited new supply and well-located resale units.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Vietnam.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Vietnam.
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How do prices vary by housing type in Vietnam in 2026?
In Vietnam in 2026, the visible residential market is roughly 45% apartments and condos, 25% individual townhouses or row houses, 8% villas or larger landed homes, 12% low-rise houses in smaller cities, 5% coastal or resort-style units, and 5% other residential formats, because apartments dominate new urban supply while landed homes remain important outside large towers.
Existing apartments in Vietnam in 2026 average about VND4.2 billion, or $160,000 and €137,000, while new-build apartments average about VND6.8 billion, or $259,000 and €221,000. Older individual houses and townhouses average around VND6.5 billion, or $247,000 and €212,000, modern townhouses in urban projects average around VND14 billion, or $532,000 and €456,000, villas average around VND28 billion, or $1.06 million and €912,000, and coastal condos average around VND5.5 billion, or $209,000 and €179,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Vietnam in 2026?
In Vietnam in 2026, new-build apartments are usually about 20% to 35% more expensive than comparable older resale apartments, while branded or luxury new projects can cost 35% to 70% more than older nearby homes.
This premium exists because new residential projects in Vietnam are often built with stronger amenities, newer legal documents, better building standards, easier financing, and a more premium buyer target.
Get to know the market before buying a property in Vietnam
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How do property prices vary by neighborhood in Vietnam in 2026?
Thao Dien in Ho Chi Minh City is mostly known for high-end apartments, serviced condos, and villas, with typical prices around VND10 billion to VND18 billion, or $380,000 to $685,000 and €326,000 to €586,000. Prices are high because Thao Dien has international schools, restaurants, English-speaking services, and a strong expat community.
Tay Ho in Hanoi has lake-view apartments, villas, and serviced apartments, with typical prices around VND9 billion to VND22 billion, or $342,000 to $837,000 and €293,000 to €717,000. Tay Ho is expensive because many foreign residents want space, lake access, embassies, schools, and a calmer lifestyle.
Phu My Hung and District 7 in Ho Chi Minh City have condos, townhouses, and villas, with typical prices around VND7 billion to VND16 billion, or $266,000 to $608,000 and €228,000 to €521,000. Prices stay strong because the area is planned, family-friendly, and close to schools, hospitals, malls, and daily services.
You will find a much more detailed analysis by areas in our property pack about Vietnam. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Vietnam | Market label | Typical home price | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Thu Thiem, HCMC | Luxury and new CBD | VND18bn to VND50bn $685k to $1.90m |
VND180m to VND350m $6,840 to $13,310 |
VND16.7m to VND32.5m $636 to $1,237 |
| District 1, HCMC | Prime central | VND15bn to VND45bn $570k to $1.71m |
VND170m to VND330m $6,460 to $12,550 |
VND15.8m to VND30.7m $600 to $1,166 |
| Thao Dien, HCMC | Expat popular | VND8bn to VND22bn $304k to $837k |
VND95m to VND180m $3,610 to $6,840 |
VND8.8m to VND16.7m $335 to $636 |
| Phu My Hung, HCMC | Family and planned | VND6bn to VND18bn $228k to $685k |
VND75m to VND140m $2,850 to $5,320 |
VND7.0m to VND13.0m $265 to $494 |
| Binh Thanh, HCMC | Central fringe | VND4.5bn to VND12bn $171k to $456k |
VND70m to VND130m $2,660 to $4,940 |
VND6.5m to VND12.1m $247 to $459 |
| Thu Duc, HCMC | Growth and infrastructure | VND3.5bn to VND12bn $133k to $456k |
VND55m to VND120m $2,090 to $4,560 |
VND5.1m to VND11.1m $194 to $423 |
| Hoan Kiem and Ba Dinh, Hanoi | Historic prime | VND12bn to VND45bn $456k to $1.71m |
VND150m to VND320m $5,700 to $12,170 |
VND13.9m to VND29.7m $529 to $1,131 |
| Tay Ho, Hanoi | Expat and lakeside | VND8bn to VND28bn $304k to $1.06m |
VND100m to VND220m $3,800 to $8,370 |
VND9.3m to VND20.4m $353 to $778 |
| Cau Giay and Nam Tu Liem, Hanoi | Family and office commute | VND5bn to VND16bn $190k to $608k |
VND80m to VND160m $3,040 to $6,080 |
VND7.4m to VND14.9m $282 to $565 |
| Gia Lam and Ocean Park, Hanoi | Township and value | VND3bn to VND9bn $114k to $342k |
VND50m to VND100m $1,900 to $3,800 |
VND4.6m to VND9.3m $177 to $353 |
| My An and An Thuong, Da Nang | Beach and expat | VND3.5bn to VND12bn $133k to $456k |
VND55m to VND120m $2,090 to $4,560 |
VND5.1m to VND11.1m $194 to $423 |
| Binh Duong commuter belt | Entry and industrial growth | VND1.5bn to VND5bn $57k to $190k |
VND25m to VND60m $950 to $2,280 |
VND2.3m to VND5.6m $88 to $212 |
How much more do you pay for properties in Vietnam when you include renovation work, taxes, and fees?
In Vietnam in 2026, a normal apartment buyer should usually budget about 8% to 12% above the purchase price, while an older house or villa needing renovation can add about 15% to 30%.
If you buy a property in Vietnam for about $200,000, which is around VND5.26 billion, the extra cost for fees, light furnishing, and setup can be around VND420 million to VND630 million, or about $16,000 to $24,000. The total budget can therefore reach about VND5.68 billion to VND5.89 billion, or about $216,000 to $224,000.
If you buy a property in Vietnam for about $500,000, which is around VND13.15 billion, the extra cost can be around VND1.05 billion to VND1.58 billion, or about $40,000 to $60,000. The total budget can therefore reach about VND14.20 billion to VND14.73 billion, or about $540,000 to $560,000.
If you buy a property in Vietnam for about $1,000,000, which is around VND26.3 billion, the extra cost can be around VND2.1 billion to VND3.2 billion, or about $80,000 to $120,000. The total budget can therefore reach about VND28.4 billion to VND29.5 billion, or about $1.08 million to $1.12 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Vietnam.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Vietnam
| Extra cost | Type | Estimated cost range in Vietnam |
|---|---|---|
| Registration fee | Tax | Usually about 0.5% of the property value. On a VND5 billion home, this is about VND25 million, or about $950. The exact base can depend on the official value used for registration. |
| Notary and admin fees | Legal and transaction | Often around VND2 million to VND20 million, or about $75 to $760. Small resale apartments are usually near the lower end. More complex transactions can cost more. |
| Legal review and due diligence | Legal | Often around 0.2% to 1.0% of the purchase price, or a fixed fee agreed with a lawyer. This can be worth paying because legal status is very important in Vietnam. Foreign buyers should be especially careful with ownership quota and project eligibility. |
| Agent fee | Brokerage | Often paid by the seller, but buyers should still budget 0% to 2% depending on the deal. On a VND5 billion purchase, 2% would be VND100 million, or about $3,800. Always confirm who pays before signing. |
| Developer maintenance fund | Building reserve | For new apartments, the maintenance fund is usually around 2%. On a VND7 billion apartment, this is about VND140 million, or about $5,300. This cost may be charged separately from the headline price. |
| VAT on new developer sales | Tax | VAT can be up to 10% on new developer sales, but it is often already included in the quoted price. Buyers should check whether the displayed price is tax-inclusive. This matters when comparing new and resale homes. |
| Light furnishing | Furniture and setup | For a normal apartment, light furnishing can cost about VND100 million to VND500 million, or about $3,800 to $19,000. A basic setup can be much cheaper than a full expat-style furnished home. Appliances can quickly raise the budget. |
| Normal apartment renovation | Renovation | A normal apartment renovation can cost about VND4 million to VND10 million per sqm, or about $150 to $380 per sqm. A 70 sqm apartment can therefore need roughly VND280 million to VND700 million. The final amount depends on finishes and building rules. |
| Full house renovation | Renovation | A full house renovation can cost about VND8 million to VND20 million per sqm, or about $300 to $760 per sqm. Older townhouses can need structure, plumbing, electrical work, and facade improvements. This is why old houses can look cheap at first but become expensive after works. |
| Moving, appliances, and setup | Practical cost | Buyers should budget about VND50 million to VND300 million, or about $1,900 to $11,400. This includes moving, basic appliances, small repairs, curtains, air conditioners, and household setup. Bigger apartments and villas can cost more. |
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.
What properties can you buy in Vietnam in 2026 with different budgets?
With $100,000, or about VND2.63 billion, there is still a Vietnam property market, but not in prime central Hanoi or Ho Chi Minh City: you could buy an existing 50 to 60 sqm apartment in the Binh Duong commuter belt, an older 45 to 55 sqm apartment in an outer Hanoi or HCMC district, or a small 60 to 80 sqm low-rise house in a secondary city.
With $200,000, or about VND5.26 billion, you could buy an existing 65 to 75 sqm apartment in Gia Lam or Ocean Park in Hanoi, an existing 60 to 70 sqm apartment in Thu Duc or eastern Ho Chi Minh City, or a newer 70 to 85 sqm apartment in Da Nang outside the absolute beachfront core.
With $300,000, or about VND7.89 billion, you could buy an existing 75 to 90 sqm apartment in Binh Thanh in Ho Chi Minh City, a family-sized 80 to 95 sqm apartment in Cau Giay or Nam Tu Liem in Hanoi, or a good 80 to 100 sqm beach-area condo in Da Nang or Nha Trang depending on the building and view.
With $500,000, or about VND13.15 billion, you could buy an existing 90 to 110 sqm apartment in Thao Dien in Ho Chi Minh City, a good 90 to 120 sqm apartment in Tay Ho in Hanoi, or a small modern townhouse in a planned area of Hanoi or the Ho Chi Minh City metropolitan fringe.
With $1,000,000, or about VND26.3 billion, you could buy a large 120 to 160 sqm luxury apartment in Thu Thiem or District 1 in Ho Chi Minh City, a large lake-area apartment or smaller villa in Tay Ho in Hanoi, or a high-end townhouse or villa in a branded township around Hanoi or Ho Chi Minh City.
With $2,000,000, or about VND52.6 billion, there is a real market in Vietnam, but it is a narrow luxury market: you could buy a prime 150 to 220 sqm luxury apartment in Thu Thiem, District 1, or Thao Dien, a large villa in Tay Ho in Hanoi, or a high-end coastal villa or branded residence in Da Nang, Nha Trang, or a major resort market.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Vietnam.
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 used | Why this source matters | How we used the source |
|---|---|---|
| Vietnam Ministry of Construction, reported by Tuoi Tre News | This is useful because the article reports official Q1 2026 housing data from the Ministry of Construction. | We used it as the main official anchor for new commercial apartment prices in Hanoi and Ho Chi Minh City. We also used it to understand why prices stayed high even while transactions fell. |
| CBRE Vietnam, Hanoi Figures Q1 2026 | CBRE is a major global real estate consultancy with regular Vietnam market research. | We used CBRE to cross-check Hanoi apartment price levels. We treated CBRE’s broader apartment figure as helpful for the national estimate because it is less luxury-only than some other datasets. |
| JLL, Hanoi Residential Market Dynamics Q1 2026 | JLL is a major international real estate firm with a consistent residential market series. | We used JLL to benchmark high-end apartment prices in Hanoi. We did not use it alone for the national average because JLL’s dataset is more focused on higher-end stock. |
| JLL, Ho Chi Minh City Residential Market Dynamics Q1 2026 | JLL’s HCMC data helps separate high-end supply, transactions, and price movement. | We used it to cross-check HCMC high-end apartment prices. We also used it to understand the strength of secondary market price growth. |
| Cushman & Wakefield Vietnam, HCMC MarketBeat Q1 2026 | Cushman & Wakefield is a recognized global property brokerage and research firm. | We used it to understand new-launch pricing in Ho Chi Minh City. We also used it to adjust for incentives, discounts, and payment-plan effects. |
| National Statistics Office of Vietnam, Q1 2026 socio-economic report | This is Vietnam’s official statistics agency, so it is the strongest source for macro data. | We used it for the economic backdrop. We used GDP growth to explain why urban housing demand remained resilient despite affordability pressure. |
| National Statistics Office of Vietnam, May 2026 CPI | This is the official inflation source for Vietnam. | We used it to compare nominal housing price growth with inflation. We also used it to explain pressure from housing costs and construction-related prices. |
| Vietcombank exchange rates, 10 June 2026 | Vietcombank is a major Vietnamese commercial bank and publishes daily exchange rates. | We used it to sanity-check USD and EUR conversions. We rounded exchange rates to keep the article easier to read. |
| Exchange-rates.org USD/VND 2026 history | This source gives a transparent view of USD/VND exchange-rate history during 2026. | We used it to avoid relying on one single daily exchange-rate point. We used rounded 2026 working rates for simple buyer-friendly conversions. |
| Exchange-rates.org EUR/VND 2026 history | This source gives a transparent view of EUR/VND exchange-rate history during 2026. | We used it to convert Vietnam property prices into euros. We rounded euro values because exact daily FX rates can create false precision. |
| Global Property Guide, Vietnam Residential Property Market Analysis 2026 | Global Property Guide aggregates property data and gives useful historical context. | We used it as a secondary cross-check for price history. We did not use it as the only source because it is an aggregator. |
| Savills Vietnam research | Savills is a major real estate advisory firm with regular Vietnam market commentary. | We used Savills-style research as a background check on market structure and residential segmentation. We used it cautiously and did not let it override direct Q1 2026 price anchors. |
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