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 real estate market in 2026 is entering a new phase of stability after several years of turbulence, and this guide will give you a clear picture of current housing prices, market conditions, and what to expect as a foreign buyer.
We constantly update this blog post with the latest data from government sources, international agencies, and leading property consultancies to make sure you always have accurate 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.
How's the real estate market going in Vietnam in 2026?
What's the average days-on-market in Vietnam in 2026?
As of early 2026, well-priced residential properties in Vietnam's major cities typically sell within 60 to 90 days, though prime apartments in Ho Chi Minh City and Hanoi can move faster at around 35 to 60 days.
The realistic range for most typical listings in Vietnam spans from about 35 days for desirable apartments in high-demand districts like Thu Duc City or Tay Ho, up to 180 days for landed properties with complex paperwork or weaker locations.
Compared to the 2022 to 2024 period when Vietnam's property market went through a major correction and many listings sat unsold for six months or more, today's days-on-market in Vietnam has shortened noticeably as buyer confidence has returned and supply constraints in prime segments have tightened.
Are properties selling above or below asking in Vietnam in 2026?
As of early 2026, most residential properties in Vietnam sell at around 3% to 7% below the initial asking price, since list prices typically include some negotiation room built in by sellers.
Roughly 70% to 80% of transactions in Vietnam close at or below asking, while bidding wars remain rare and mostly limited to scarce new launches in prime locations where foreign ownership quotas are filling up fast. We are fairly confident in these figures based on consistent broker reporting, though exact numbers vary by district and property type.
The property types and neighborhoods in Vietnam most likely to see above-asking sales in 2026 include new-launch apartments in Thu Thiem (Ho Chi Minh City) and Tay Ho (Hanoi), where tight supply and strong buyer interest from both locals and foreigners create competition for limited stock.
By the way, you will find much more detailed data in our property pack covering the real estate market in Vietnam.
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 kinds of residential properties can I realistically buy in Vietnam?
What property types dominate in Vietnam right now?
The estimated breakdown of residential property types available for foreign buyers in Vietnam is roughly 75% condominium apartments, 15% serviced apartments and branded residences, and about 10% villas and townhouses within approved commercial projects.
Condominium apartments represent the largest share of Vietnam's residential market, accounting for about three-quarters of all transactions in 2024 and early 2025 according to the Vietnam Association of Realtors (VARS).
Apartments became dominant in Vietnam because they are the most accessible product for both local and foreign buyers, they offer clear legal frameworks under the Housing Law, and they fit the urbanization trend where most people moving to Ho Chi Minh City and Hanoi need affordable vertical housing in high-density areas.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Vietnam right now?
New-build properties currently represent about 40% to 50% of all residential listings in Vietnam's major cities, though this supply is heavily skewed toward mid-range and high-end price points with very limited affordable options below 50 million VND per square meter.
As of early 2026, the neighborhoods in Vietnam with the highest concentration of new-build developments include Thu Duc City (especially Thu Thiem and District 9) and Binh Tan in Ho Chi Minh City, while Hanoi sees most new supply in Hoai Duc, Dong Anh, and Nam Tu Liem districts.
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Which neighborhoods are improving fastest in Vietnam in 2026?
Which areas in Vietnam are gentrifying in 2026?
As of early 2026, the top neighborhoods in Vietnam showing the clearest signs of gentrification include Thu Thiem and Thao Dien in Ho Chi Minh City's Thu Duc City district, Tay Ho (West Lake) and Cau Giay in Hanoi, and Son Tra in Da Nang.
Visible changes indicating gentrification in these areas include the arrival of international-standard cafes, co-working spaces, and boutique fitness studios in Thu Thiem, the conversion of old villas into design hotels in Thao Dien, and the rapid expansion of high-end serviced apartments around Hanoi's West Lake waterfront.
Price appreciation in these gentrifying neighborhoods has been substantial, with Hanoi apartment prices in areas like Tay Ho rising by roughly 25% to 30% over the past two to three years, while Thu Thiem in Ho Chi Minh City has seen primary prices climb to around 3,500 to 5,000 USD per square meter for new projects.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Vietnam.
Where are infrastructure projects boosting demand in Vietnam in 2026?
As of early 2026, the top areas in Vietnam where major infrastructure projects are boosting housing demand include eastern Ho Chi Minh City (Thu Duc City along Metro Line 1), the Hanoi satellite corridors around Dong Anh and Hoai Duc connected by Ring Road 4, and the Long Thanh area in Dong Nai province near the new international airport.
The specific projects driving demand include Ho Chi Minh City's Metro Line 1 (Ben Thanh to Suoi Tien) which opened in December 2024, Metro Line 2 (Ben Thanh to Tham Luong) which breaks ground in January 2026, Hanoi's expanding metro network with Line 3 nearing completion, and the Long Thanh International Airport expected to handle its first flights by 2026.
Most of these major infrastructure projects in Vietnam are expected to reach completion between 2026 and 2030, with Metro Line 2 in Ho Chi Minh City projected to open around 2030 and Hanoi aiming to have nearly 100 kilometers of metro operational by that same year.
The typical price impact on nearby properties in Vietnam is around 10% to 20% appreciation once a major project is announced, followed by another 15% to 25% jump when the infrastructure actually becomes operational, based on observed patterns around Metro Line 1 stations.
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.
What do locals and insiders say the market feels like in Vietnam?
Do people think homes are overpriced in Vietnam in 2026?
As of early 2026, the general sentiment among locals and market insiders is that homes in Vietnam's major cities are overpriced relative to average incomes, particularly new-launch apartments where prices have continued rising even as affordability has worsened.
When arguing that homes are overpriced in Vietnam, locals typically point to the fact that entry-level apartments in Ho Chi Minh City now start at around 50 to 80 million VND per square meter (roughly 2,000 to 3,200 USD), while average monthly salaries in the city remain around 15 to 20 million VND (600 to 800 USD), making a basic 50-square-meter apartment cost 15 to 20 years of gross income.
Those who believe prices are fair in Vietnam often counter that supply constraints from slow project approvals, rising construction costs, and increasing land prices mean developers cannot easily lower prices, plus demand from Vietnam's growing middle class and returning overseas Vietnamese keeps absorption rates high.
The price-to-income ratio in Ho Chi Minh City and Hanoi now stands at roughly 25 to 30, which is significantly higher than the regional average of around 15 for Southeast Asian capitals and comparable to expensive markets like Hong Kong or Singapore.
What are common buyer mistakes people regret in Vietnam right now?
The most frequently cited buyer mistake in Vietnam is purchasing a property without thoroughly verifying the paperwork, especially the "Pink Book" (certificate of land use rights and house ownership), which can lead to years of delays or even loss of the property if the developer failed to complete legal requirements.
The second most common mistake is assuming that short-term rental income will be easy to generate, only to discover that specific buildings or districts in Vietnam have restrictions on Airbnb-style rentals, particularly in Ho Chi Minh City where local regulations now require building management approval for tourist accommodation.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Vietnam.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Vietnam.
Get the full checklist for your due diligence in Vietnam
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How easy is it for foreigners to buy in Vietnam in 2026?
Do foreigners face extra challenges in Vietnam right now?
The overall difficulty level for foreigners buying property in Vietnam compared to local buyers is moderately high, mainly because foreigners are limited to apartments and houses within approved commercial projects and must verify that foreign ownership quotas (30% per building) have not been reached before committing.
Specific legal restrictions for foreign buyers in Vietnam include the 50-year leasehold limit (renewable once for another 50 years), the inability to own land directly, exclusion from properties in national defense areas, and the requirement that all purchases be made through bank transfers with proper documentation of fund sources.
Practical challenges that foreigners commonly encounter in Vietnam include the fact that most contracts and official documents are in Vietnamese only, many developers and agents lack experience with foreign transactions, and the process of obtaining the Pink Book can take 12 to 24 months even after full payment is made.
We will tell you more in our blog article about foreigner property ownership in Vietnam.
Do banks lend to foreigners in Vietnam in 2026?
As of early 2026, mortgage financing for foreign buyers in Vietnam exists but is limited, with only a handful of banks like HSBC Vietnam, Standard Chartered Vietnam, and some local banks willing to lend to foreigners who have resident status and local income documentation.
Foreign buyers in Vietnam can typically expect loan-to-value ratios of around 50% to 70% (compared to up to 80% for Vietnamese citizens), with interest rates ranging from 7% to 12% per year depending on the bank, and preferential fixed rates usually lasting only the first two to three years before floating rates apply.
Banks in Vietnam typically require foreign mortgage applicants to provide a valid work permit or business visa, proof of income in Vietnam for at least 12 months, employment verification from a local employer, and documentation showing the property is in an approved project with available foreign ownership quota.
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.
How risky is buying in Vietnam compared to other nearby markets?
Is Vietnam more volatile than nearby places in 2026?
As of early 2026, Vietnam's residential property market shows moderate volatility compared to nearby markets, with price swings somewhat sharper than Singapore or Malaysia but less extreme than Cambodia or emerging resort markets in the region.
Over the past decade, Vietnam has experienced more dramatic price cycles than stable markets like Singapore, including a major correction from 2011 to 2013 when prices dropped 20% to 30% in some segments, followed by a strong recovery from 2017 to 2019 with gains of 50% or more in Ho Chi Minh City, and then another correction phase from 2022 to 2024 before the current stabilization.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Vietnam.
Is Vietnam resilient during downturns historically?
Vietnam's property values have shown mixed resilience during past economic downturns, with prime-city apartments in Ho Chi Minh City and Hanoi holding up relatively well while speculative land, resort properties, and fringe developments experienced sharper declines.
During the most recent major downturn from 2022 to 2024, secondary market apartment prices in Ho Chi Minh City dropped around 5% to 15% depending on the segment, while some developers offered discounts of up to 20% on slow-moving inventory, and recovery took approximately two to three years to begin showing clear momentum.
The property types and neighborhoods in Vietnam that have historically held value best during downturns include Grade A apartments in central Ho Chi Minh City districts like District 1 and District 3, established expat areas like Thao Dien and Phu My Hung, and Hanoi's Tay Ho and Ba Dinh districts where strong rental demand from diplomats and executives provides a floor.
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How strong is rental demand behind the scenes in Vietnam in 2026?
Is long-term rental demand growing in Vietnam in 2026?
As of early 2026, long-term rental demand in Vietnam is growing steadily in major cities, driven by continued urbanization, rising employment in manufacturing and technology sectors, and a significant population of young professionals who cannot yet afford to buy.
The tenant demographics driving long-term rental demand in Vietnam include young Vietnamese professionals aged 25 to 35 working in foreign-invested companies, expatriates and their families on corporate assignments, Korean and Japanese employees at manufacturing facilities, and digital nomads attracted by Vietnam's low cost of living and improving infrastructure.
The neighborhoods in Vietnam with the strongest long-term rental demand right now are Thao Dien and An Phu in Thu Duc City, Phu My Hung in District 7, and Binh Thanh around Landmark 81 in Ho Chi Minh City, while Hanoi sees concentrated demand in Tay Ho, Ba Dinh, Cau Giay, and Nam Tu Liem near major office hubs.
You might want to check our latest analysis about rental yields in Vietnam.
Is short-term rental demand growing in Vietnam in 2026?
Regulatory changes affecting short-term rentals in Vietnam include Ho Chi Minh City's local regulations requiring building management approval for tourist accommodation in apartment buildings, increased scrutiny of unlicensed operators, and a general push to formalize the sector with proper tax registration and guest reporting.
As of early 2026, short-term rental demand in Vietnam is growing strongly thanks to record-breaking international tourism arrivals, with Vietnam welcoming over 17 million foreign visitors in 2024 and expecting continued growth in 2025 and 2026.
Current estimated average occupancy rates for short-term rentals in Vietnam vary by city, with Ho Chi Minh City averaging around 45%, Hanoi around 33%, and Da Nang performing highest at approximately 52% according to AirDNA data.
The guest demographics driving short-term rental demand in Vietnam include leisure tourists from South Korea, China, Japan, and Western countries, business travelers attending manufacturing facility visits, and a growing segment of digital nomads staying for one to three months at a time.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Vietnam.
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 are the realistic short-term and long-term projections for Vietnam in 2026?
What's the 12-month outlook for demand in Vietnam in 2026?
As of early 2026, the 12-month demand outlook for residential property in Vietnam is steady to positive in major cities, with analysts expecting continued absorption of new supply, especially in the mid-range apartment segment where real end-user demand is strongest.
The key factors most likely to influence demand in Vietnam over the next 12 months include the pace of interest rate movements by the State Bank of Vietnam, the speed at which stalled projects receive legal clearance to resume sales, and Vietnam's overall export performance given its heavy reliance on manufacturing for global markets.
Forecasted price movement for Vietnam over the next 12 months is moderate growth of around 5% to 10% in Hanoi and 3% to 7% in Ho Chi Minh City for well-located apartments, with analysts like Avison Young Vietnam predicting price increases of 20% to 25% for new project launches in prime areas but more modest gains in the secondary market.
By the way, we also have an update regarding price forecasts in Vietnam.
What's the 3-5 year outlook for housing in Vietnam in 2026?
As of early 2026, the 3-5 year outlook for housing prices and demand in Vietnam is constructive, with most analysts expecting continued growth supported by urbanization, infrastructure expansion, and Vietnam's position as a manufacturing hub attracting sustained foreign investment.
Major development projects expected to shape Vietnam over the next 3-5 years include the completion of Ho Chi Minh City's metro network with three lines operational by 2030, the opening of Long Thanh International Airport, Hanoi's expansion of its metro to nearly 100 kilometers, and large-scale urban development in satellite cities around both major metros.
The single biggest uncertainty that could alter the 3-5 year outlook for Vietnam is the country's heavy dependence on export manufacturing, meaning any significant disruption from global trade tensions, supply chain shifts, or a major slowdown in key markets like the United States or China could rapidly affect employment and housing demand.
Are demographics or other trends pushing prices up in Vietnam in 2026?
As of early 2026, demographic trends are having a significant upward impact on housing prices in Vietnam, particularly in Ho Chi Minh City and Hanoi where urbanization continues to concentrate population and economic activity.
The specific demographic shifts most affecting prices in Vietnam include the ongoing migration of young workers from rural provinces to major cities, the return of overseas Vietnamese (Viet Kieu) who now have expanded property rights under the 2024 Land Law, and the formation of new households as Vietnam's large millennial generation reaches home-buying age.
Non-demographic trends also pushing prices in Vietnam include the surge in foreign direct investment creating high-paying jobs, the growth of Vietnam's technology and startup ecosystem attracting skilled workers, and the country's emergence as a popular destination for digital nomads and remote workers seeking affordable living with good infrastructure.
These demographic and trend-driven price pressures are expected to continue in Vietnam for at least the next 5 to 10 years, as urbanization rates remain below regional peers and the government's infrastructure investments keep making major cities more attractive places to live and work.
What scenario would cause a downturn in Vietnam in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Vietnam would be a combination of external trade shocks reducing export orders, leading to factory slowdowns and job losses, combined with credit tightening that makes mortgages harder to obtain.
Early warning signs that such a downturn is beginning in Vietnam would include rising vacancy rates in industrial parks, increasing days-on-market for apartments, developers offering deeper discounts and more aggressive payment schemes, and a noticeable slowdown in foreign direct investment announcements.
Based on historical patterns, a potential downturn in Vietnam could realistically see prices decline by 10% to 20% in vulnerable segments like speculative land and oversupplied suburban developments, while prime-city apartments would likely experience smaller corrections of 5% to 10% before stabilizing, similar to the 2022-2024 pattern.
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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 |
|---|---|---|
| Ministry of Construction (MoC) | It's the Vietnamese government ministry that officially publishes housing and real estate market updates. | We used it to anchor the official view of supply, transactions, and policy direction. We cross-checked private reports against it to avoid relying on marketing narratives. |
| World Bank Vietnam | The World Bank is a top-tier macro source that clearly states forecasts and assumptions. | We used it to frame 2026 demand tailwinds and risks including growth, trade sensitivity, and policy. We used it to keep projections grounded in macro reality, not just property-sector sentiment. |
| IMF Vietnam Consultations | The IMF is a primary source for macro risk including credit cycles, external shocks, and policy trade-offs. | We used it to assess volatility risk from export exposure and policy tightening. We used it to build realistic downturn scenarios. |
| Savills Vietnam | Savills is a global real estate advisor that publishes market briefs with clear metrics and commentary. | We used it to translate late-2025 conditions into early-2026 expectations for supply tightness and price growth. We used it as a cross-check against other brokers. |
| CBRE Vietnam | CBRE is a major global brokerage with consistent quarterly methodology and real transaction exposure. | We used it to interpret supply, absorption, and pricing dynamics in Hanoi versus Ho Chi Minh City. We used it to triangulate momentum where official microdata is limited. |
| Knight Frank Vietnam | Knight Frank is a global real estate consultancy with standardized reporting and macro tie-ins. | We used it to triangulate macro and property signals on prices and demand. We used it especially for resilience versus volatility comparisons. |
| Batdongsan.com.vn Research | It's Vietnam's largest property portal, so its listing data is a strong market pulse indicator. | We used it to compensate for Vietnam's limited public MLS-style microdata. We used it for directionality on speed and interest shifts. |
| Housing Law 2023 (LuatVietnam) | It's a structured English presentation of the law that's easy to navigate for non-lawyers. | We used it to explain foreign ownership and housing transaction rules in plain language. We cross-checked key points with multiple legal summaries. |
| AirDNA | AirDNA is a widely used short-term rental analytics provider with transparent performance metrics. | We used it to estimate STR occupancy, ADR, and revenue for 2026 planning. We cross-checked it against tourism arrivals to ensure the story fits macro demand. |
| Vietnam National Authority of Tourism | It's the official tourism authority, and its arrivals data is the cleanest proxy for tourism-driven rental demand. | We used it to size short-term rental demand drivers going into 2026. We cross-referenced it with STR performance data to sanity-check occupancy claims. |