Ho Chi Minh City real estate shifts toward satellite cities

The real estate market in Ho Chi Minh City is undergoing a structural shift as demand and supply move away from the urban core toward satellite cities. According to CBRE Vietnam, primary apartment prices in Ho Chi Minh City grew by an average of 14% annually between 2021 and 2026, while secondary market prices rose by approximately 12%.

Data from Batdongsan.com.vn indicates that 69% of surveyed consumers in Ho Chi Minh City are willing to relocate to suburban areas or new urban zones to secure larger living spaces and more reasonable prices. This trend is supported by improved regional infrastructure, including Ring Road 3, Ring Road 4, and various expressways, which enhance connectivity with neighboring provinces like Binh Duong, Dong Nai, and Long An.

As a result, the share of new apartment supply located within the Ho Chi Minh City core has declined from 60-85% prior to 2024 to between 20-50% recently. The market is transitioning from a focus on short-term price appreciation to long-term usability and sustainable value. This shift is accompanied by changing consumer behaviors, with many young buyers opting for longer mortgage terms or moving further from city centers to manage financial pressures and seek better living environments.