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 is moving fast in 2026, with prices rising sharply in Hanoi and Ho Chi Minh City while supply struggles to keep up with demand.
This article breaks down the current housing prices in Vietnam, what's driving them, and where experts believe they're headed over the next 5 to 10 years.
We constantly update this blog post with the latest data and forecasts so you always have fresh information.
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
- Vietnam's major-city apartments now average around VND 80 million per square meter, which means a typical family-sized unit in Hanoi or Ho Chi Minh City costs between VND 5 and 7 billion.
- Hanoi's condo market outpaced Ho Chi Minh City in 2025, with apartment prices there rising 7% to 12% year-on-year compared to 4% to 9% in the south.
- The new Land Law 2024 is starting to unlock stalled housing projects, which could ease supply shortages in Vietnam's residential market by 2027 or 2028.
- Long Thanh International Airport's first phase opened in December 2025, and nearby areas in Dong Nai province are already seeing increased buyer interest.
- Vietnam's GDP grew 8% in 2025, creating a strong income and job foundation that supports continued housing demand into 2026.
- Credit expansion remains a double-edged factor in Vietnam: it supports buyer demand now but risks overheating if lending grows too fast.
- Affordability is becoming a real ceiling in Vietnam, with government officials publicly calling for more housing supply to cool price pressure.
- Mid-market apartments in Vietnam are expected to appreciate faster than luxury segments because end-user demand is strongest in that price range.
What are the current property price trends in Vietnam as of 2026?
What is the average house price in Vietnam as of 2026?
As of early 2026, the average price for a typical urban home in Vietnam's two biggest cities (Hanoi and Ho Chi Minh City) falls between VND 5 billion and VND 7 billion, which is roughly USD 195,000 to USD 275,000 or EUR 180,000 to EUR 255,000.
When you look at price per square meter, Vietnam's major-city apartments average around VND 70 million to VND 90 million per square meter, equivalent to approximately USD 2,750 to USD 3,550 or EUR 2,550 to EUR 3,280 per square meter.
If you're shopping for property in Vietnam, the realistic price range that covers about 80% of purchases spans from VND 2 billion to VND 10 billion (USD 78,000 to USD 390,000 or EUR 72,000 to EUR 360,000), depending on whether you're buying in a smaller city or a prime Hanoi or Ho Chi Minh City location.
How much have property prices increased in Vietnam over the past 12 months?
Over the past 12 months (January 2025 to January 2026), residential property prices in Vietnam increased by an estimated 6% to 10% on average across all property types.
That said, the range varies quite a bit: apartments rose faster (around 7% to 12%), especially in Hanoi, while landed homes like townhouses and villas saw more modest gains of 4% to 9% depending on location and legal status.
The single biggest factor behind this price movement in Vietnam has been tight supply in major cities, where project approvals and phased launches have not kept pace with buyer demand.
Which neighborhoods have the fastest rising property prices in Vietnam as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Vietnam are Nam Tu Liem (My Dinh area) in Hanoi, Thu Duc City (especially Thao Dien and Thu Thiem) in Ho Chi Minh City, and Cau Giay district in Hanoi.
These top-performing areas are seeing annual price growth of roughly 10% to 15% for Nam Tu Liem, 8% to 12% for Thu Duc City, and 9% to 13% for Cau Giay, though exact figures vary by project and property type.
The main demand driver in these neighborhoods is a combination of chronic supply tightness, proximity to employment centers, and visible infrastructure improvements like metro lines and ring roads that make daily commuting easier.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Vietnam.
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.
Which property types are increasing faster in value in Vietnam as of 2026?
As of early 2026, the ranking of property types by appreciation rate in Vietnam is: mid-to-high grade apartments in Hanoi (fastest), followed by legally clean townhouses in prime locations, then villas in master-planned townships, with outer-ring speculative landed properties trailing behind.
The top-performing property type, Hanoi condos, appreciated by approximately 10% to 15% over the past year in desirable districts like Nam Tu Liem and Cau Giay.
The main reason apartments are outperforming in Vietnam right now is that new condo supply has been particularly constrained in Hanoi, creating intense competition among buyers for available units.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
What is driving property prices up or down in Vietnam as of 2026?
As of early 2026, the top three factors driving property prices in Vietnam are tight and delayed supply in major cities, returning credit liquidity that supports buyer financing, and major infrastructure projects that are reshaping commuting patterns.
Among these factors, the strongest upward pressure on Vietnam property prices comes from supply constraints, as project approvals and phased launches in Hanoi and Ho Chi Minh City have simply not kept up with the number of buyers looking for homes.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Vietnam here.
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What is the property price forecast for Vietnam in 2026?
How much are property prices expected to increase in Vietnam in 2026?
As of early 2026, property prices in Vietnam are expected to increase by approximately 5% to 9% over the course of the year, with Hanoi likely at the higher end and Ho Chi Minh City somewhat more moderate.
The range of forecasts from different analysts for Vietnam property price growth in 2026 spans from a conservative 4% to an optimistic 12%, depending on assumptions about credit conditions and supply pipeline.
The main assumption underlying most price increase forecasts for Vietnam is that supply will remain tight in desirable urban areas while the overall economy continues to grow at a healthy pace.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Vietnam.
Which neighborhoods will see the highest price growth in Vietnam in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Vietnam this year are Thu Duc City (Thao Dien, An Phu, Thu Thiem) in Ho Chi Minh City, Nam Tu Liem and Dong Anh in Hanoi, and parts of Dong Nai province near Long Thanh airport.
These top neighborhoods are projected to see price growth of 8% to 14% in 2026, outpacing the national average due to specific infrastructure catalysts and strong end-user demand.
The primary catalyst driving expected growth in these Vietnam neighborhoods is major infrastructure completion, including ring roads, bridges, and the new Long Thanh International Airport that began operations in late 2025.
One emerging neighborhood that could surprise with higher-than-expected growth is Gia Lam district in Hanoi, where the Ocean Park development and improving bridge connections are attracting young families priced out of central areas.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Vietnam.
What property types will appreciate the most in Vietnam in 2026?
As of early 2026, the property type expected to appreciate the most in Vietnam is mid-market apartments in supply-constrained urban districts, particularly in Hanoi where new launches have been limited.
This top-performing property type is projected to appreciate by 8% to 12% over the course of 2026, driven by strong end-user demand from young professionals and families.
The main demand trend driving appreciation for apartments in Vietnam is affordability pressure, which pushes more buyers toward condos that are easier to finance compared to landed homes.
On the other hand, speculative outer-ring landed properties with unclear infrastructure timelines are expected to underperform because buyers have become more cautious about projects where delivery dates keep slipping.
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.
How will interest rates affect property prices in Vietnam in 2026?
As of early 2026, the current interest rate environment in Vietnam is supportive for property prices because the State Bank of Vietnam has maintained a growth-friendly stance with relatively accessible mortgage lending.
Vietnam's benchmark refinancing rate sits around 4.5%, and mortgage rates for homebuyers typically range from 7% to 10% annually, with expectations that rates will remain stable or ease slightly through 2026.
In Vietnam's market, a 1% change in mortgage rates typically affects affordability by shifting the price buyers can qualify for by roughly 8% to 10%, which can either accelerate or slow price growth depending on the direction of the rate move.
You can also read our latest update about mortgage and interest rates in Vietnam.
What are the biggest risks for property prices in Vietnam in 2026?
As of early 2026, the top three biggest risks for property prices in Vietnam are affordability shock (where prices outrun household incomes), credit-driven overheating if lending accelerates too quickly, and project legal or timeline delays that freeze supply and erode buyer trust.
Among these risks, affordability shock has the highest probability of materializing in Vietnam because major-city prices have already risen faster than income growth, which could cause demand to pause or shift to cheaper areas.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Vietnam.
Is it a good time to buy a rental property in Vietnam in 2026?
As of early 2026, our overall assessment is that it is a reasonably good time to buy a rental property in Vietnam, but you need to be selective about location and property type to achieve solid returns.
The strongest argument in favor of buying now is that Vietnam's economic growth (8% GDP in 2025) is supporting urban employment and creating a steady pool of renters, especially in districts like Thao Dien, District 7, Tay Ho, and Cau Giay where expat and professional tenant demand is reliable.
The strongest argument for waiting is that prices in some segments have risen faster than rental yields can justify, so if credit conditions tighten or the economy slows, you might find better entry points later.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Vietnam.
You'll also find a dedicated document about this specific question in our pack about real estate in Vietnam.
Buying real estate in Vietnam can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Vietnam?
What is the 5-year property price forecast for Vietnam as of 2026?
As of early 2026, cumulative property price growth in Vietnam over the next 5 years (through 2031) is expected to be around 35% to 60% in our baseline scenario, assuming steady economic growth and continued infrastructure investment.
The range of 5-year forecasts spans from a conservative 15% to 30% (if credit tightens or macro shocks occur) up to an optimistic 60% to 85% (if growth accelerates and legal reforms fully unlock supply).
This translates to a projected average annual appreciation rate of roughly 6% to 10% per year over the next 5 years in Vietnam, which is healthy but not as explosive as some peak years in the past.
The key assumption most forecasters rely on is that Vietnam's GDP will continue growing at 6% to 7% annually and that major infrastructure projects will be delivered on schedule.
Which areas in Vietnam will have the best price growth over the next 5 years?
The top three areas in Vietnam expected to have the best price growth over the next 5 years are connected commuter belts around Hanoi and Ho Chi Minh City, the HCMC-Dong Nai corridor near Long Thanh airport, and selective coastal urban districts in Da Nang with limited prime supply.
These top-performing areas are projected to see 5-year cumulative price growth of 50% to 80%, outpacing the national baseline because infrastructure catalysts are creating new "time-distance" zones that reshape where people want to live.
This 5-year outlook is similar to our shorter-term forecast in terms of which areas lead, but the longer timeframe allows more infrastructure projects to reach completion, which amplifies the growth differential between connected areas and those still waiting for promised upgrades.
One currently undervalued area with strong 5-year potential is Binh Duong province, where industrial growth and improving housing stock are attracting both workers and investors, but prices remain lower than comparable HCMC districts.
What property type will give the best return in Vietnam over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over 5 years in Vietnam is mid-market apartments in liquid rental districts, where both capital appreciation and rental income can compound.
The projected 5-year total return for this top-performing property type is approximately 50% to 75% (combining around 40% to 60% appreciation with cumulative rental income), though this depends heavily on location selection.
The main structural trend favoring mid-market apartments over the next 5 years in Vietnam is that affordability pressure keeps pushing more households toward condos, while policy focus on housing accessibility supports this segment's liquidity.
For investors seeking a balance of return and lower risk, legally clean townhouses in established neighborhoods offer strong scarcity value with less volatility than apartments, though they require higher upfront capital.
How will new infrastructure projects affect property prices in Vietnam over 5 years?
The top three major infrastructure projects expected to impact property prices in Vietnam over the next 5 years are Long Thanh International Airport (which began operations in late 2025), Hanoi's expanding ring roads and bridges connecting Dong Anh and Gia Lam, and Ho Chi Minh City metro line extensions.
Properties located near completed infrastructure projects in Vietnam typically command a price premium of 15% to 30% compared to similar properties without such access, though this premium builds gradually as the infrastructure moves from planned to operational.
The specific neighborhoods that will benefit most from these infrastructure developments are Dong Nai province (especially areas near Long Thanh), Dong Anh and Gia Lam in Hanoi, and Thu Duc City and Binh Chanh in Ho Chi Minh City.
How will population growth and other factors impact property values in Vietnam in 5 years?
Vietnam's urban population is projected to grow at around 2% to 3% annually over the next 5 years, which will support continued housing demand and put upward pressure on property values in major cities.
The demographic shift that will have the strongest influence on Vietnam property demand is the entry of millennials and Gen Z into the homebuying market, as these younger households prioritize affordable apartments and townhouses near employment centers.
Domestic migration from rural areas to Hanoi, Ho Chi Minh City, and industrial hubs like Binh Duong will continue driving demand, while international migration remains modest but supports rental demand in expat-heavy districts.
Property types and areas that will benefit most from these demographic trends are mid-market apartments in commuter-accessible districts and townhouses in satellite townships where younger families can afford to buy.
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 is the 10 year property price outlook in Vietnam?
What is the 10-year property price prediction for Vietnam as of 2026?
As of early 2026, cumulative property price growth in Vietnam over the next 10 years (through 2036) is expected to be around 70% to 120% in our baseline scenario, reflecting the country's strong long-term economic fundamentals.
The range of 10-year forecasts spans from a conservative 35% to 70% (if Vietnam faces significant credit tightening or external shocks) up to an optimistic 120% to 160% (if growth accelerates and infrastructure execution exceeds expectations).
This translates to a projected average annual appreciation rate of roughly 5.5% to 8% per year over the next decade in Vietnam, which is solid for a fast-growing emerging market.
The biggest uncertainty factor in making 10-year property price predictions for Vietnam is how credit cycles and policy responses will evolve, as the country has historically experienced boom-bust swings when lending conditions change rapidly.
What long-term economic factors will shape property prices in Vietnam?
The top three long-term economic factors that will shape property prices in Vietnam over the next decade are sustained GDP growth and productivity gains, credit discipline that avoids boom-bust extremes, and legal clarity from the new Land Law that improves market transparency.
Among these factors, Vietnam's continued GDP growth (forecast at 6% to 7% annually) will have the most positive impact on property values because it supports household income growth, job creation, and overall housing demand.
The greatest structural risk to property values in Vietnam is the possibility of credit-driven overheating followed by a sharp correction, which has happened before in the country's real estate history and remains a concern if lending grows too fast.
You'll also find a much more detailed analysis in our pack about real estate 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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Vietnam Ministry of Construction - Institute of Construction Economics (Q3/2025) | It's a Ministry-linked institute publishing official market monitoring for Vietnam. | We used it as our anchor for how prices moved by city and property type in late 2025. We also referenced its project-level examples to identify fast-rising areas. |
| Vietnam Ministry of Construction - Institute of Construction Economics (H1/2025) | It's a government-sector research body publishing formal market reviews. | We used it to cross-check supply tightness and demand concentration. We also used it to validate our 2026 baseline forecast assumptions. |
| CBRE Vietnam - Market Outlook 2025 | CBRE is a top-tier global real estate advisor with widely cited research. | We used it to quantify Hanoi's exceptional condo price growth and compare North vs South momentum. We treated it as a private-sector reality check. |
| Savills Vietnam - Real Estate Market Brief Q3/2025 | Savills is a long-established global consultancy with consistent reporting. | We used it to frame late-2025 conditions like supply constraints and satellite spillover. We also used it to support our near-term price forecast narrative. |
| Knight Frank Vietnam - Q2/2025 Market Highlights | Knight Frank is a global firm whose research is widely used by investors. | We used it for concrete HCMC apartment price benchmarks and year-on-year changes. We triangulated Vietnam's 2025 price trajectory with this dataset. |
| Knight Frank Vietnam - Q3/2025 Market Report | It's a current, Vietnam-specific release from a major international firm. | We used it to connect price outlook with infrastructure catalysts like ring roads and airports. We validated that late-2025 conditions support continued demand. |
| Reuters - Vietnam PM Housing Statement (Sep 2025) | Reuters is a highly reliable newsroom attributing figures to government data. | We used it as a quotable national headline number for apartment pricing. We anchored affordability discussion in this widely verifiable source. |
| General Statistics Office - Socio-economic Situation 9M/2025 | This is Vietnam's official statistics agency for income and macro data. | We used it to ground household purchasing power and wage growth context. We avoided vibes-based affordability claims by using this source. |
| World Bank - Vietnam Growth Forecast 2025-2026 | The World Bank is internationally trusted for macro forecasts. | We used it to set a conservative macro baseline for 2026 housing demand. We stress-tested our multi-year scenarios against these projections. |
| Library of Congress - Land Law 2024 Summary | It's a reputable legal monitor summarizing enacted law changes with citations. | We used it to explain why legal clarity can unlock stalled supply. We referenced it as a neutral source for policy timing. |
| PwC Vietnam - Land Law 2024 Overview | PwC is a major professional-services firm focused on enacted legal changes. | We used it to translate legal reforms into practical housing market impacts. We triangulated the legal narrative from a non-government perspective. |
| Reuters - Vietnam Credit Expansion (Oct 2025) | Reuters reliably reports direct central bank messaging on credit conditions. | We used it to connect mortgage availability with buyer demand and price pressure. We also flagged it as a risk signal for potential overheating. |
| Vietnam Government Portal - Long Thanh Airport Update | It's an official government portal reporting on major infrastructure. | We used it to identify a specific catalyst affecting HCMC-Dong Nai residential demand. We incorporated it in our 5-year growth concentration section. |
| FiinGroup - Vietnam Residential Market 2025 | FiinGroup is a well-known Vietnam market intelligence provider. | We used it to cross-check supply and demand scale including transaction volumes. We treated it as a bridge between government data and market behavior. |
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If you want to go deeper, you can read the following: