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Ho Chi Minh City real estate market trends

Updated 14 times since CLSTR started tracking revisions of this situation.

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2026-10-25 04:10 UTC → 2026-10-25 07:32 UTC · added ~~removed~~

The real estate market in Ho Chi Minh City continues to face a divergence between rising supply and liquidity challenges. While legal reforms and social housing initiatives have helped improve supply, apartments accounted for roughly 70% of total real estate supply in the first eight months of 2026. Average apartment prices have reached approximately 108 million VND per square meter, a level that exceeds the affordability of many residents. Transaction volumes have seen a significant decline, with Hoàng Liên Sơn, General Director of Alpha Real, noting that volumes decreased by approximately 50-60% compared to the beginning of the year. Market dynamics are shifting due to urban expansion. In the expanded market area, average primary apartment prices have dropped to 76 million VND/m2, down from 92 million VND/m2 in the original city area. Additionally, southern districts—including Nha Be and Binh Chanh—are now expected to account for over 50% of the city’s projected 21,000 new apartments this year, a reversal from previous trends where the east dominated supply. A pricing paradox has also emerged in areas like Binh Hoa, where older landed houses in alleys are sometimes priced lower than new apartments. Recent developments indicate further downward pressure on certain segments. Individual houses and townhouses in Ho Chi Minh City are seeing price reductions of billions of VND, though transactions remain sluggish as buyers remain cautious due to location and financial constraints. Data from Batdongsan.com.vn shows that searches for private houses in the city have dropped from approximately 37% a few years ago to 27% currently. To address supply and regulatory hurdles, the city is moving toward new frameworks. The Department of Natural Resources and Environment has proposed piloting commercial housing projects on over 7.1 million square meters of land under Resolution 171, which may allow developers to use land use rights agreements. Meanwhile, social housing progress continues, with new projects in Long Truong Ward and Thu Duc expected to accept applications in late 2026. 171.

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