What properties can you buy in Vietnamwith $100k, $300k, $500k and more? (January 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

What can I realistically buy with $100k in Vietnam right now?

Are there any decent properties for $100k in Vietnam, or is it all scams?

With $100,000 (roughly VND 2.6 billion at early 2026 exchange rates), you can realistically purchase an older or smaller secondary market apartment in the outer districts of Ho Chi Minh City or Hanoi, or a more comfortable unit in a more affordable city like Da Nang.

The neighborhoods offering the best value for a $100k budget in Vietnam include Binh Tan, Tan Phu, District 12, and Go Vap in HCMC, while Hanoi buyers should look at Ha Dong, Hoang Mai, Long Bien, or Gia Lam, and Da Nang options exist in Lien Chieu, Cam Le, or non-beachfront parts of Thanh Khe.

Buying in popular or upscale areas of Vietnam like District 1, Thao Dien, or Thu Thiem in HCMC, or Tay Ho and Ba Dinh in Hanoi, is typically not possible for $100k because prime locations now commonly exceed VND 90-150 million per square meter ($3,500-6,000/sqm), which would only get you around 20-30 sqm, far below a livable apartment size.

Scam risk in Vietnam is real when properties are not in eligible projects for foreign ownership or when sellers cannot prove a clean Pink Book title, so always verify legal status before any transaction.

What property types can I afford for $100k in Vietnam (studio, land, old house)?

For $100,000 (VND 2.6 billion) in Vietnam in 2026, you can realistically afford a studio or small one-bedroom apartment on the secondary market in outer districts of Ho Chi Minh City or Hanoi, or a slightly larger one-bedroom in more affordable cities like Da Nang or Hai Phong.

At this price level in Vietnam, buyers should expect older buildings from 2010-2018, units needing cosmetic updates like fresh paint and AC servicing, and possibly some basic system repairs for very cheap units, so budgeting an additional $5,000-15,000 for renovation is wise.

The property type offering the best long-term value at $100k in Vietnam tends to be a well-located secondary market apartment in an emerging district with good transport links, because these areas typically see steady appreciation as infrastructure improves while still being accessible to local buyer demand for resale.

Land and standalone houses are generally not realistic options for foreign buyers in Vietnam at any budget because foreigners cannot directly own land and are restricted to apartments or houses within approved commercial housing projects.

What's a realistic budget to get a comfortable property in Vietnam as of 2026?

As of early 2026, the realistic minimum budget to get a comfortable property in Vietnam starts around VND 5-6 billion ($200,000-230,000 or €180,000-210,000) in Ho Chi Minh City or Hanoi, while Da Nang offers comfort starting closer to VND 4-5 billion ($150,000-200,000 or €140,000-180,000).

Most buyers looking for a comfortable standard in Vietnam typically need VND 5-8 billion ($200,000-300,000 or €180,000-275,000) because this range opens up one to two-bedroom apartments in decent districts with modern amenities, good building management, and reasonable commute times.

"Comfortable" in Vietnam specifically means an apartment of 50-80 square meters with modern finishes, reliable elevator service, building security, and access to amenities like a gym or pool, located in a district with established infrastructure rather than a construction zone.

The required budget varies dramatically depending on the neighborhood in Vietnam, as prime areas like District 1 or Tay Ho can cost 3-4 times more per square meter than outer districts like Binh Tan or Ha Dong, meaning comfort in a central location requires $400,000+ while outer districts achieve similar space for half that price.

What can I get with a $200k budget in Vietnam as of 2026?

What "normal" homes become available at $200k in Vietnam as of 2026?

As of early 2026, $200,000 (approximately VND 5.3 billion) in Vietnam opens up access to what most people would consider a "normal" home: a decent one-bedroom apartment in strong-demand corridors of Ho Chi Minh City like District 7 or parts of Thu Duc City, or a comfortable one to two-bedroom in Hanoi districts like Cau Giay, Nam Tu Liem, or Thanh Xuan.

At the $200k price point in Vietnam, you can typically expect 45-75 square meters (480-800 square feet) of living space depending on the exact district and building age, with newer buildings offering slightly less space and older buildings offering more for the same money.

By the way, we have much more granular data about housing prices in our property pack about Vietnam.

What places are the smartest $200k buys in Vietnam as of 2026?

As of early 2026, the smartest $200k neighborhoods in Vietnam include District 7 (Phu My Hung area) and parts of Thu Duc City in HCMC, Cau Giay and Nam Tu Liem (My Dinh) in Hanoi, and Hai Chau or Son Tra in Da Nang, because these areas combine livability with strong end-user demand.

These areas are smarter buys than other $200k options in Vietnam because they have established infrastructure, diverse tenant pools for rental income, proximity to major employment centers, and historically stable liquidity when it comes time to resell, unlike newer developments in unproven locations.

The main growth factor driving value in these smart-buy areas of Vietnam is infrastructure development, particularly new metro lines in HCMC and Hanoi, highway expansions like Ring Road 3, and proximity to commercial hubs that attract both local professionals and expatriates seeking convenient housing.

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

What can I buy with $300k in Vietnam in 2026?

What quality upgrade do I get at $300k in Vietnam in 2026?

As of early 2026, moving from $200k to $300k (approximately VND 7.9 billion) in Vietnam typically upgrades you from "adequate" to "genuinely comfortable," meaning newer buildings with better elevators, fire safety systems, and professional management, or a better location closer to city centers.

Yes, $300k can absolutely buy a property in a newer building in Vietnam right now, especially in HCMC districts like Thu Duc City or District 7, and in Hanoi areas like Nam Tu Liem or the edges of Cau Giay, where projects completed after 2020 become accessible at this budget.

Specific features that typically become available at the $300k budget in Vietnam include branded developer projects from names like Vinhomes or CapitaLand, buildings with proper gyms and swimming pools, units with higher ceiling heights and better natural light, and often two bedrooms instead of one.

Can $300k buy a 2-bedroom in Vietnam in 2026 in good areas?

As of early 2026, yes, $300k (VND 7.9 billion) can often buy a two-bedroom apartment in good areas of Vietnam, with strong availability in districts like District 7, Binh Thanh, and non-prime Thu Duc in HCMC, and in Cau Giay, Nam Tu Liem, and Thanh Xuan in Hanoi.

Good areas in Vietnam offering two-bedroom options at $300k include Phu My Hung in District 7 and the established parts of Thu Duc City away from ultra-luxury Thao Dien in HCMC, while Hanoi buyers can access My Dinh, parts of Cau Giay near universities, and the more developed sections of Long Bien.

A $300k two-bedroom apartment in Vietnam typically offers 60-90 square meters (650-970 square feet) of living space, which is comfortable for a couple or small family, though the exact size depends heavily on whether you prioritize location or space.

Which places become "accessible" at $300k in Vietnam as of 2026?

At the $300k price point in Vietnam, neighborhoods that become newly accessible include better parts of Binh Thanh and more of District 7 in HCMC, stronger options in Cau Giay and closer-in Thanh Xuan in Hanoi, and Son Tra near the beach in Da Nang.

These newly accessible areas in Vietnam are more desirable than lower-budget options because they offer shorter commutes to business districts, better international schools nearby, more established retail and dining options, and generally higher quality building stock with better long-term maintenance.

In these newly accessible areas for $300k in Vietnam, buyers can typically expect a modern two-bedroom apartment of 65-85 square meters in a building completed within the last five to seven years, with amenities like a pool, gym, and 24-hour security as standard features.

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

What does a $500k budget unlock in Vietnam in 2026?

What's the typical size and location for $500k in Vietnam in 2026?

As of early 2026, $500,000 (approximately VND 13.2 billion) in Vietnam typically buys 90-150 square meters (970-1,600 square feet) depending on location, with central addresses delivering smaller units and outer premium districts offering larger spaces with this budget.

A $500k budget can buy a family home with outdoor space in Vietnam, but for foreign buyers this typically means a condo with a large balcony or terrace rather than a house with a garden, because true landed properties are very limited for foreigners under current ownership rules.

At $500k in Vietnam, the typical unit offers two to three bedrooms and two bathrooms, with premium addresses providing two larger bedrooms while outer premium areas can stretch to three bedrooms, making this budget suitable for families or those wanting dedicated home office space.

Finally, please note that we cover all the housing price data in Vietnam here.

Which "premium" neighborhoods open up at $500k in Vietnam in 2026?

At $500k in Vietnam, premium neighborhoods that become accessible include Thao Dien in Thu Duc City, parts of Binh Thanh near the core, and District 1 fringe areas in HCMC, while Hanoi opens up Tay Ho (Quang An area), Ba Dinh, and higher-end Cau Giay, and Da Nang offers Son Tra and Ngu Hanh Son near the beach.

These neighborhoods are considered premium in Vietnam because they feature established expatriate communities, international schools within short distances, riverside or lake views, proximity to diplomatic quarters and major corporate headquarters, and consistently strong rental demand from professional tenants.

For $500k in these premium Vietnamese neighborhoods, buyers can realistically expect a well-finished two-bedroom apartment of 85-120 square meters in a high-quality development with branded amenities, professional concierge services, and often views of the river, lake, or city skyline.

What counts as "luxury" in Vietnam in 2026?

At what amount does "luxury" start in Vietnam right now?

Luxury real estate in Vietnam typically starts around VND 13-15 billion ($500,000-600,000 or €460,000-550,000) and becomes unmistakably luxury at VND 20-40 billion ($800,000-1.5 million or €730,000-1.4 million) where you get prime addresses, branded developers, and high-grade amenities.

The entry point to luxury real estate in Vietnam is specifically defined by features like branded residences from international developers (Masterise Homes, CapitaLand), buildings with hotel-style services, private elevators or limited units per floor, premium fixtures from European brands, and addresses in District 1, Thao Dien, Thu Thiem, Tay Ho, or Ba Dinh.

Compared to other Southeast Asian markets, Vietnam's luxury threshold is lower than Singapore or Bangkok's absolute top tier but higher than most other regional capitals, positioning Vietnam as an emerging luxury market that attracts regional wealth looking for value alongside growth potential.

Mid-tier luxury in Vietnam typically ranges from VND 20-40 billion ($800,000-1.5 million or €730,000-1.4 million), while top-tier luxury exceeds VND 50 billion ($2 million or €1.8 million) and can reach VND 80+ billion ($3+ million or €2.7+ million) for penthouse units in prime locations like Thu Thiem or West Lake.

Which areas are truly high-end in Vietnam right now?

The truly high-end areas in Vietnam right now are District 1, core District 3, Thu Thiem, and Thao Dien in Ho Chi Minh City, plus Tay Ho (especially the Quang An peninsula), Ba Dinh, and Hoan Kiem fringe in Hanoi, with beach and river premium pockets of Son Tra and Ngu Hanh Son in Da Nang.

These areas are considered truly high-end in Vietnam because they combine historical prestige, diplomatic presence, international school proximity, riverside or lakefront positions, limited land for new development creating scarcity, and consistently attract the highest transaction prices per square meter in the country.

The typical buyer profile for these high-end areas in Vietnam includes successful Vietnamese business owners, C-suite expatriate executives on company packages, overseas Vietnamese (Viet Kieu) returning with foreign-earned wealth, and increasingly regional investors from South Korea, Singapore, and Taiwan seeking both lifestyle and capital appreciation.

How much does it really cost to buy, beyond the price, in Vietnam in 2026?

What are the total closing costs in Vietnam in 2026 as a percentage?

As of early 2026, total closing costs for buying property in Vietnam typically range from 1.5% to 3.5% of the purchase price for secondary market transactions, while primary purchases from developers can be significantly higher when VAT (typically 10%) and the 2% maintenance fund are added on top of quoted prices.

The realistic low-to-high percentage range covering most standard Vietnam property transactions is 2% to 4% for secondary purchases and 12% to 15% for primary purchases when all mandatory payments (including VAT and maintenance fund) are factored in, though many developers quote prices that already include these costs.

The specific fee categories making up this total percentage in Vietnam include registration tax (0.5%), notarization fees (regulated by government circular), legal and due diligence fees (0.5-1% or flat fee), and for primary purchases the additional VAT (10% of construction value) and building maintenance fund (2% of property value).

To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Vietnam.

How much are notary, registration, and legal fees in Vietnam in 2026?

As of early 2026, notary, registration, and legal fees in Vietnam combined typically cost around VND 30-80 million ($1,200-3,000 or €1,100-2,750) for a standard apartment purchase, varying based on property value and complexity of the transaction.

These fees represent roughly 1% to 2% of the property price in Vietnam for most transactions, with the registration fee alone fixed at 0.5% of the property value, notarization fees regulated by government schedule, and legal fees negotiated separately with your chosen law firm.

Among these three fee types in Vietnam, legal and due diligence fees are usually the most expensive component if you hire a reputable international or bilingual law firm for comprehensive title verification, while the registration fee is the most predictable at exactly 0.5% and notary fees are typically the smallest line item.

What annual property taxes should I expect in Vietnam in 2026?

As of early 2026, annual property tax in Vietnam is typically very low compared to Western countries, often amounting to just VND 500,000-2,000,000 ($20-80 or €18-73) per year for a standard apartment, because Vietnam uses a non-agricultural land use tax system with low regulated rates.

Annual property taxes in Vietnam typically represent less than 0.03% to 0.1% of property value, which is dramatically lower than the 1-2% common in many Western countries, making Vietnam attractive for property investors concerned about ongoing holding costs.

Property taxes in Vietnam can vary slightly based on location and whether the property is used for residential versus commercial purposes, but the differences are minimal for residential owners, with the much more significant recurring costs being building management fees and the one-time 2% maintenance fund contribution for condos.

There are limited exemptions in Vietnam's property tax system, but the rates are already so low that most foreign buyers focus more on management fees (typically VND 15,000-50,000 per square meter per month) as the meaningful recurring cost rather than the minimal land use tax.

You can find the list of all property taxes, costs and fees when buying in Vietnam here.

Is mortgage a viable option for foreigners in Vietnam right now?

Obtaining a mortgage as a foreigner in Vietnam is possible but challenging, with banks like HSBC Vietnam and Vietcombank actively marketing home loans to international buyers, though approval rates are significantly lower than for Vietnamese nationals and depend heavily on your local income and residency status.

Typical loan-to-value ratios for foreign buyers in Vietnam rarely exceed 50% of the appraised property value, with interest rates currently around 5.5-8% for the initial fixed period at major banks, rising to floating rates of 9-12% after the promotional period ends.

Foreign buyers in Vietnam typically need to provide proof of legal entry (visa or residence permit), documented income ideally from Vietnam-based employment, bank statements showing repayment capacity, the property's legal documentation including Pink Book verification, and often a Vietnamese guarantor or additional collateral.

For most foreign buyers without stable Vietnam-based income, the practical advice is to plan as if financing will not be available and treat any mortgage approval as a bonus rather than the foundation of your purchasing strategy.

What should I predict for resale and growth in Vietnam in 2026?

What property types resell fastest in Vietnam in 2026?

As of early 2026, mass-market one and two-bedroom condos in liquid districts with strong building management and clear legal title resell fastest in Vietnam, because they attract the deepest pool of both end-user and investor buyers who can actually complete transactions.

The typical time to sell a property in Vietnam ranges from 1-3 months for well-priced condos in high-demand areas, 3-6 months for luxury units or less popular locations, and 6-12+ months for landed properties due to their smaller buyer pool and more complex legal verification requirements.

In Vietnam specifically, properties near major job centers and new metro lines sell faster than equivalent units in areas dependent on future development promises, while units in buildings with established management track records outperform newer projects where buyers face uncertainty about long-term maintenance quality.

The slowest reselling property types in Vietnam are luxury condos priced above $1 million where the foreign ownership quota creates buyer limitations, landed villas where foreign ownership is heavily restricted, and units in buildings that have already reached their 30% foreign ownership cap, requiring sales only to Vietnamese buyers.

If you're interested, we cover all the best exit strategies in our real estate pack about 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.