# Ho Chi Minh City real estate market trends > Live situation record from CLSTR: https://clstr.news/situations/ho-chi-minh-city-real-estate-market-trends > Updated: 2026-09-10T02:38:24.000Z. Sources: 11. Developments: 4. The real estate market in Ho Chi Minh City is characterized by high-value land auctions and a divergence between rising supply and liquidity challenges. The Ho Chi Minh City People's Committee has approved a land use rights auction for a 6,446-square-meter mixed-use plot (lot 1.K3.4.HH) in the Thu Thiem New Urban Area. Expected in September 2026, the starting price is estimated at over 1,900 trillion VND, a massive increase from the 2021 starting price of approximately 578 billion VND. In the apartment sector, high prices and borrowing costs are impacting buyer sentiment. In the second quarter of 2026, 80% of new offerings were priced above 120 million VND per square meter, primarily in high-end segments. Despite new supply reaching 3,700 units in the first half of the year, the absorption rate fell to 32% as mortgage interest rates reached roughly 13%. By the first eight months of 2026, apartments accounted for approximately 70% of total real estate supply, though average prices reached roughly 108 million VND per square meter, exceeding many residents' affordability. However, urban expansion is lowering average primary prices in peripheral areas. CBRE Vietnam CEO Duong Thuy Dung noted that average primary prices in the expanded market dropped to 76 million VND/m2, compared to 92 million VND/m2 in the original city area. This is driven by supply from surrounding regions, with 80% of new supply in the first half of 2026 originating from Binh Duong. Economist Tran Dinh Thien emphasized that transitioning to a super-metropolis requires adjusted urban planning and the Special Urban Law to support this new scale. ## Claims - Apartments accounted for approximately 70% of the total real estate supply from recent projects during the first eight months of 2026. (single source) - The average apartment price in Ho Chi Minh City has reached approximately 108 million VND per square meter. (single source) - Real estate supply in Ho Chi Minh City is improving due to the resolution of legal and institutional obstacles and the promotion of social housing. (single source) - Increased real estate supply has not been met with a corresponding increase in liquidity due to high prices and interest rates. (single source) - SJC gold bar prices decreased by approximately 1.6 million VND per tael between September 5 and September 7, 2026. (single source) - The VN-Index has surpassed 1,800 points. (single source) ## Timeline ### 2026-09-10: Ho Chi Minh City real estate supply rises amid liquidity challenges Ho Chi Minh City's real estate supply is rising, but liquidity remains low as apartment prices hit 108 million VND/m². Investors are shifting toward balanced portfolios amid gold and stock market fluctuations. 6 sources. https://clstr.news/cluster/ho-chi-minh-city-real-estate-supply-rises-amid-liquidity-challenges ### 2026-08-25: Ho Chi Minh City apartment prices drop following market expansion Ho Chi Minh City's expanded development area has reduced average primary apartment prices from 92 million VND/m2 to 76 million VND/m2 due to increased supply from regions like Binh Duong. 3 sources. https://clstr.news/cluster/ho-chi-minh-city-apartment-prices-drop-following-market-expansion ### 2026-08-18: Ho Chi Minh City apartment prices exceed 120 million VND/m2 High prices and rising mortgage rates are slowing Ho Chi Minh City's apartment market, with 80% of new units priced above 120 million VND/m2. 5 sources. https://clstr.news/cluster/ho-chi-minh-city-apartment-prices-exceed-120-million-vndm2 ### 2026-08-17: Thu Thiem land auction approved with 1,900 trillion VND starting price Ho Chi Minh City has approved the auction of a 6,446m2 mixed-use plot in Thu Thiem, with a starting price expected to exceed 1,900 trillion VND in September 2026. 3 sources. https://clstr.news/cluster/thu-thiem-land-auction-approved-with-1900-trillion-vnd-starting-price --- Cite as: Ho Chi Minh City real estate market trends. CLSTR, https://clstr.news/situations/ho-chi-minh-city-real-estate-market-trends