How much do houses cost now in Vietnam? (2026)

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

How much do houses cost in Vietnam as of 2026?

What's the median and average house price in Vietnam as of 2026?

As of early 2026, the median house price in Vietnam sits around 4.2 billion VND, which translates to roughly $162,000 or €135,000, though this figure masks huge regional differences between major cities and provincial areas.

In practice, about 80% of house sales in Vietnam fall between 2 billion VND ($77,000 or €64,000) for modest homes in outer districts and 25 billion VND ($960,000 or €800,000) for quality townhouses in Hanoi or Ho Chi Minh City projects.

The gap between median and average prices in Vietnam is significant because a small number of ultra-luxury villas in places like Thao Dien or Ciputra, selling for 50 to 100+ billion VND, pull the average up while most buyers shop in a far lower bracket.

At the Vietnam median price of around 4.2 billion VND, a buyer can typically expect a narrow "tube house" of 40 to 60 square meters of land with 3 to 4 floors in an outer district of Hanoi or Ho Chi Minh City, or a more spacious single-story home in a tier-2 city like Hai Phong or Bien Hoa.

What's the cheapest livable house budget in Vietnam as of 2026?

As of early 2026, the minimum budget for a livable house in Vietnam starts around 1.5 billion VND ($58,000 or €48,000) in smaller cities and peri-urban areas, or roughly 4 billion VND ($154,000 or €129,000) if you want to stay within the Hanoi or Ho Chi Minh City metro orbit.

"Livable" at this entry-level price point in Vietnam typically means an older construction with basic finishes, possibly needing waterproofing or electrical upgrades, a narrow lot width of 3 to 4 meters, and limited parking, but with functioning utilities and legal paperwork in order.

These cheapest livable houses in Vietnam are usually found in outer districts like Soc Son and Me Linh north of Hanoi, Cu Chi and Hoc Mon in greater Ho Chi Minh City, or in provincial cities like Thai Nguyen, Bac Ninh, and Long An where land values remain structurally lower.

Wondering what you can get? We cover all the buying opportunities at different budget levels in Vietnam here.

How much do 2 and 3-bedroom houses cost in Vietnam as of 2026?

As of early 2026, a typical 2-bedroom house in Vietnam costs between 2 billion VND ($77,000 or €64,000) in tier-2 cities and 14 billion VND ($540,000 or €450,000) in Hanoi developer projects, while 3-bedroom houses range from 3.5 billion VND ($135,000 or €113,000) to 20 billion VND ($770,000 or €640,000) in the same locations.

For a 2-bedroom house in Vietnam, you can expect realistic prices of 2 to 5 billion VND ($77,000 to $192,000 or €64,000 to €160,000) in outer districts and provincial cities, climbing to 10 to 16 billion VND ($385,000 to $615,000 or €320,000 to €515,000) in quality Hanoi or Ho Chi Minh City projects.

A 3-bedroom house in Vietnam typically falls in the 3.5 to 8 billion VND ($135,000 to $310,000 or €113,000 to €260,000) range in affordable areas, and 15 to 25 billion VND ($575,000 to $960,000 or €480,000 to €800,000) for new townhouses in major city developments.

Moving from a 2-bedroom to a 3-bedroom house in Vietnam generally adds a 25% to 40% price premium because the extra bedroom usually means either a wider land footprint or an additional floor, both of which significantly increase costs in land-scarce urban areas.

How much do 4-bedroom houses cost in Vietnam as of 2026?

As of early 2026, a typical 4-bedroom house in Vietnam costs around 18 to 35 billion VND ($690,000 to $1.35 million or €580,000 to €1.13 million) in Hanoi and 25 to 45 billion VND ($960,000 to $1.73 million or €800,000 to €1.45 million) in Ho Chi Minh City developer projects.

For a 5-bedroom house in Vietnam, realistic prices range from 30 to 70 billion VND ($1.15 to $2.7 million or €970,000 to €2.25 million) in Hanoi and 40 to 95 billion VND ($1.54 to $3.65 million or €1.3 to €3 million) in Ho Chi Minh City, with tier-2 cities offering options from 8 to 20 billion VND ($310,000 to $770,000 or €260,000 to €645,000).

A 6-bedroom house in Vietnam typically commands 50 to 100+ billion VND ($1.9 to $3.85+ million or €1.6 to €3.2+ million) in Hanoi and HCMC premium areas like Ciputra or Thao Dien, while provincial locations can deliver similar space for 15 to 30 billion VND ($575,000 to $1.15 million or €480,000 to €970,000).

Please note that we give much more detailed data in our pack about the property market in Vietnam.

How much do new-build houses cost in Vietnam as of 2026?

As of early 2026, a typical new-build house in a Vietnam developer project costs around 230 to 260 million VND per square meter of land ($8,850 to $10,000 or €7,400 to €8,400 per sqm) in Hanoi and 320 to 370 million VND per sqm ($12,300 to $14,200 or €10,300 to €11,900) in Ho Chi Minh City, translating to 14 to 33 billion VND ($540,000 to $1.27 million or €450,000 to €1.06 million) for a standard townhouse.

New-build houses in Vietnam typically carry a 10% to 25% price premium over older resale houses because they come with modern construction standards, clean legal documentation, and community amenities, though in ultra-prime locations where land is irreplaceable, secondary homes can actually match or exceed new-build prices.

How much do houses with land cost in Vietnam as of 2026?

As of early 2026, a typical house with land in Vietnam costs 14 to 23 billion VND ($540,000 to $885,000 or €450,000 to €740,000) for a townhouse and 28 to 65 billion VND ($1.08 to $2.5 million or €900,000 to €2.1 million) for a villa in Hanoi, with Ho Chi Minh City running about 30% higher at 19 to 93 billion VND ($730,000 to $3.6 million or €610,000 to €3 million).

A "house with land" in Vietnam typically means 60 to 90 square meters of land for a townhouse format and 120 to 250 square meters for a villa, with foreigners restricted to purchasing these properties only within approved commercial housing projects rather than standalone street-front homes.

Where are houses cheapest and most expensive in Vietnam as of 2026?

Which neighborhoods have the lowest house prices in Vietnam as of 2026?

As of early 2026, the neighborhoods with the lowest house prices in Vietnam include Gia Lam, Dong Anh, Dan Phuong, and Thuong Tin in greater Hanoi, plus Binh Chanh, Hoc Mon, Cu Chi, and Nha Be in greater Ho Chi Minh City.

In these cheapest neighborhoods, house prices in Vietnam typically range from 4 to 12 billion VND ($154,000 to $460,000 or €130,000 to €385,000) for livable townhouses, with some older properties dipping to 2 to 4 billion VND ($77,000 to $154,000 or €65,000 to €130,000).

These Vietnam neighborhoods have the lowest prices because they sit 15 to 30 kilometers from city centers with limited metro access, have historically been agricultural or industrial zones with less developed retail and schooling infrastructure, and are only now seeing integrated township projects that take years to mature.

Which neighborhoods have the highest house prices in Vietnam as of 2026?

As of early 2026, the three neighborhoods with the highest house prices in Vietnam are Tay Ho and Ba Dinh in Hanoi, and Thao Dien (Thu Duc City) in Ho Chi Minh City, followed closely by District 1, District 3, and Phu My Hung in HCMC.

In these most expensive Vietnam neighborhoods, house prices typically range from 30 to 100+ billion VND ($1.15 to $3.85+ million or €970,000 to €3.2+ million), with prime riverfront villas in Thao Dien and lakeside properties in Tay Ho commanding 150 to 300+ billion VND ($5.8 to $11.5+ million or €4.8 to €9.7+ million).

These Vietnam neighborhoods command the highest prices because they combine three rare factors: established expatriate and diplomatic communities creating sustained international demand, proximity to top international schools like UNIS and ISHCMC, and genuine land scarcity with no room for new development in already built-out areas.

Typical buyers in these premium Vietnam neighborhoods are C-suite executives at multinational corporations, successful Vietnamese business owners seeking legacy properties, and high-net-worth foreign investors who prioritize security, community, and international-standard amenities over pure price considerations.

How much do houses cost near the city center in Vietnam as of 2026?

As of early 2026, a house near the city center in Vietnam costs 30 to 80+ billion VND ($1.15 to $3.1+ million or €970,000 to €2.6+ million) in Hanoi's Hoan Kiem and Ba Dinh districts, and 40 to 120+ billion VND ($1.54 to $4.6+ million or €1.3 to €3.9+ million) in Ho Chi Minh City's District 1 and District 3.

Houses near major transit hubs in Vietnam, particularly along the HCMC Metro Line 1 corridor from Ben Thanh to Thu Duc, command a 15% to 25% premium and typically cost 25 to 60 billion VND ($960,000 to $2.3 million or €800,000 to €1.9 million) as buyers pay for commute convenience in a city with notorious traffic.

Houses near top-rated international schools in Vietnam, such as areas around UNIS Hanoi, BIS Hanoi, SSIS in District 7, and ISHCMC in Thu Duc, typically cost 20 to 70 billion VND ($770,000 to $2.7 million or €645,000 to €2.25 million) because foreign families cluster in these zones and are willing to pay for school proximity.

Houses in expat-popular areas of Vietnam like Tay Ho and Ciputra in Hanoi or Thao Dien, An Phu, and Phu My Hung in Ho Chi Minh City typically cost 25 to 90+ billion VND ($960,000 to $3.5+ million or €800,000 to €2.9+ million) depending on whether you choose a townhouse or villa format.

We actually have an updated expat guide for Vietnam here.

How much do houses cost in the suburbs in Vietnam as of 2026?

As of early 2026, a typical house in the suburbs of Vietnam costs 8 to 18 billion VND ($310,000 to $690,000 or €260,000 to €580,000) for townhouses in Hanoi's outer districts and 6 to 15 billion VND ($230,000 to $575,000 or €195,000 to €480,000) in Ho Chi Minh City's suburban areas.

Suburban houses in Vietnam cost roughly 40% to 60% less than city-center equivalents, meaning you can save 15 to 40 billion VND ($575,000 to $1.54 million or €480,000 to €1.3 million) by choosing an outer district over a prime location for similar living space.

The most popular suburbs for house buyers in Vietnam include Vinhomes Ocean Park in Gia Lam, Smart City in Nam Tu Liem, and Ecopark in Hung Yen province around Hanoi, plus Vinhomes Grand Park in District 9, Phu My Hung expansion areas, and emerging Can Gio around Ho Chi Minh City.

What areas in Vietnam are improving and still affordable as of 2026?

As of early 2026, the top areas in Vietnam that are improving and still affordable for house buyers include Dong Anh and Gia Lam in Hanoi, where integrated township projects are transforming former farmland, and the western districts of Ho Chi Minh City like Binh Tan and District 12 that benefit from new ring road connections.

In these improving yet affordable Vietnam areas, current house prices range from 6 to 15 billion VND ($230,000 to $575,000 or €195,000 to €480,000), which represents 50% to 70% savings compared to established expat neighborhoods while offering newer construction and better community amenities.

The main sign of improvement driving buyer interest in these Vietnam areas is the arrival of branded integrated townships from major developers like Vingroup and Gamuda, which bring international schools, modern retail, and professional property management to previously underdeveloped zones.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Vietnam.

What extra costs should I budget for a house in Vietnam right now?

What are typical buyer closing costs for houses in Vietnam right now?

The typical total closing cost for house buyers in Vietnam is 0.7% to 2.5% of the purchase price for secondary transactions, plus an additional 10% VAT if you are buying a new-build property directly from a developer.

The main closing cost categories in Vietnam include the registration fee at 0.5% of the assessed value (around 50 to 150 million VND or $1,900 to $5,750 for a typical house), notary and authentication fees at 0.05% to 0.2% (5 to 30 million VND or $190 to $1,150), and optional legal due diligence at 10 to 30 million VND ($385 to $1,150).

The single largest closing cost for house buyers in Vietnam is typically the registration fee at 0.5%, which is calculated on provincial price frameworks that may be lower than actual transaction value, though for new-builds the 10% VAT dwarfs all other costs combined.

We cover all these costs and what are the strategies to minimize them in our property pack about Vietnam.

How much are property taxes on houses in Vietnam right now?

The typical annual property tax on a house in Vietnam is quite low by international standards, usually ranging from 500,000 to 5 million VND ($19 to $190 or €16 to €160) per year for most owner-occupied homes under the non-agricultural land use tax system.

Property tax in Vietnam is calculated as a land-use tax based on the land area and a provincially-set price per square meter, which is typically far below market value, making the annual burden much lighter than the 1% to 2% of market value common in Western countries.

If you want to go into more details, we also have a page with all the property taxes and fees in Vietnam.

How much is home insurance for a house in Vietnam right now?

The typical annual home insurance cost for a house in Vietnam ranges from 1 to 5 million VND ($40 to $190 or €32 to €160) for basic building coverage, with comprehensive policies including contents and liability running 5 to 15 million VND ($190 to $575 or €160 to €480) depending on the insured value.

The main factors affecting home insurance premiums in Vietnam include the property's location and flood risk, construction materials and age of the building, the total insured value for both structure and contents, and whether you add riders for specific perils like typhoon damage or theft.

What are typical utility costs for a house in Vietnam right now?

The typical total monthly utility cost for a house in Vietnam ranges from 1.5 to 4 million VND ($58 to $154 or €48 to €130) for moderate usage, though heavy air-conditioning can push electricity alone above 3 million VND ($115 or €97).

The main utility categories for houses in Vietnam break down as follows: electricity at 350,000 to 2+ million VND ($13 to $77+ or €11 to €65+) depending on AC usage, water at 150,000 to 500,000 VND ($6 to $19 or €5 to €16), internet at 200,000 to 500,000 VND ($8 to $19 or €6 to €16), and waste collection plus local fees at 50,000 to 150,000 VND ($2 to $6 or €1.6 to €5).

What are common hidden costs when buying a house in Vietnam right now?

The estimated total of common hidden costs that house buyers in Vietnam often overlook ranges from 50 to 200+ million VND ($1,900 to $7,700+ or €1,600 to €6,450+), covering items like legal due diligence, renovation needs, and administrative fees that do not appear in the headline price.

Typical inspection fees in Vietnam range from 3 to 15 million VND ($115 to $575 or €97 to €480) for a structural and systems check, though there is no universal standardized inspection regime, so you should budget toward the higher end for larger villas or older properties.

Other common hidden costs when buying a house in Vietnam include furniture and appliances (many homes are delivered empty), waterproofing and electrical upgrades for older buildings, currency conversion fees if transferring funds from abroad, and ongoing maintenance fund contributions in gated communities.

The hidden cost that tends to surprise first-time house buyers in Vietnam the most is the renovation and finishing budget, because even "completed" new-build homes often require 500 million to 2+ billion VND ($19,000 to $77,000+ or €16,000 to €65,000+) to reach move-in condition with proper fixtures, cabinetry, and air-conditioning.

You will find here the list of classic mistakes people make when buying a property in Vietnam.

What do locals and expats say about the market in Vietnam as of 2026?

Do people think houses are overpriced in Vietnam as of 2026?

As of early 2026, sentiment among locals and expats in Vietnam is mixed: prime-area buyers accept high prices as the cost of scarcity and quality, while those looking in outer districts feel prices have outpaced local incomes and are waiting for better value.

Houses in Vietnam typically stay on the market for 2 to 8 weeks if well-priced and legally clean, but properties with optimistic asking prices, unclear documentation, or difficult alley access can sit for 3 to 6+ months without serious offers.

The main reason locals and expats cite for feeling Vietnam house prices are too high is the disconnect between asking prices and rental yields: in Hanoi and HCMC, gross rental yields on houses have compressed to 3% to 5%, making the math harder for investment-minded buyers who remember 7% to 8% yields a decade ago.

Compared to one or two years ago, sentiment on Vietnam house prices has shifted from cautious pessimism during the 2023-2024 slowdown to cautious optimism in 2026, as legal reforms and infrastructure progress have restored confidence while simultaneously pushing prices higher in desirable areas.

You'll find our latest property market analysis about Vietnam here.

Are prices still rising or cooling in Vietnam as of 2026?

As of early 2026, house prices in Vietnam are rising in Hanoi and stabilizing with upward pressure in Ho Chi Minh City, as the market enters a recovery phase following legal reforms and infrastructure investment while supply remains constrained in prime locations.

The estimated year-over-year house price change in Vietnam is approximately +15% to +20% in Hanoi and +8% to +12% in Ho Chi Minh City, with tier-2 cities and suburban townships showing more modest gains of +5% to +10% as they absorb new supply.

Experts and locals expect Vietnam house prices over the next 6 to 12 months to continue their upward trend, with Hanoi likely to lead due to severe supply shortages, though the pace may moderate from the sharp 2025 gains as buyers digest higher price levels and interest rates stabilize.

Finally, please note that we have covered property price trends and forecasts for Vietnam here.

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.