Vietnam Real Estate Market 2026 — Prices, Supply & Foreign Ownership
Reviewed October 2026 Each figure below is labelled with its source year; we use the latest publicly available data.
Overview
Vietnam's real estate market spans residential, industrial, retail, office, and resort property. 2025 was a turning point: housing supply grew about 50% — the fastest in seven years — and liquidity surged as regulatory reforms unlocked stalled projects, setting up a new cycle from 2026. Total project investment across ~3,297 active projects (~5.9 million units) was estimated near $285 billion in 2025. Foreigners can own dwellings on a 50-year renewable leasehold but never the land itself.
Key numbers
Apartment price growth since 2019
View chart data as a table
| City | Rise, 2019 to 2025 |
|---|---|
| Hanoi | +96% |
| Da Nang | +73% |
| HCMC | +57% |
2026 price checkpoints
Consultancies measure prices differently (primary versus secondary market, city boundary, which projects are sampled), and the 2025 city ordering above does not hold in every 2026 report. Two published checkpoints:
| Source | Hanoi | Ho Chi Minh City |
|---|---|---|
| CBRE, Q2 2026 | ~VND 95M (~$3,612), +21% YoY | ~VND 76M (~$2,890), +16% YoY — enlarged city incl. former Binh Duong and Ba Ria–Vung Tau |
| Savills, Q1 2026 | ~VND 100M (~$3,800) | ~VND 91M (~$3,500) |
Do not compare the two rows directly: boundaries and sampling differ. We could not find Q3 2026 consultancy figures at the time of writing; check the Savills and CBRE Vietnam reports for the latest.
Market activity (2025)
- Supply rebound: housing supply up ~50% YoY as reforms (the 2024 Land, Housing, and Real Estate Business laws) revived stalled projects.
- ~580,000 transactions (+7.7% YoY), with land plots leading (~442,000); absorption of new launches ran near 68%.
- Prices rose 20–30% nationwide, led by mid- and high-end apartments; some areas topped +40%. Growth is expected to moderate — not reverse — in 2026.
- Two-metro concentration: HCMC and Hanoi hold the highest prices and deepest end-user plus investor demand; Da Nang anchors the coastal/resort market.
Land plots dominate transactions
Share of ~580,000 property transactions, 2025
| Land plots | 442,000 · 76.2% | |
| Other property (derived) | 138,000 · 23.8% |
View chart data as a table
| Type | Transactions | Share of total |
|---|---|---|
| Land plots | 442,000 | 76.2% |
| Other property (derived) | 138,000 | 23.8% |
Foreign ownership rules
- No land ownership — land is collectively owned; buyers hold land-use rights, and foreigners own the dwelling only.
- 50-year renewable term on the foreign-owned dwelling (leasehold), renewable on expiry.
- ~30% cap on foreign-owned units per apartment building (the "foreign room"), and roughly 250 landed homes per ward.
- Rules and quotas change — confirm against current law and a local lawyer before buying. See regulations and our buying guide.
| Rule | Commonly cited limit | Note |
|---|---|---|
| Land | No ownership | Land-use rights only; foreigners own the dwelling |
| Term | 50 years, renewable | Confirm the renewal procedure in the decree text |
| Apartment building cap | ~30% of units | The "foreign room" per building |
| Landed homes | ~250 per ward | How the 250 is counted (ward versus a residential area of about 10,000 people) is described differently by sources; read Decree 95/2024 |
A draft dated 2 October 2026 reportedly proposes removing landed houses from foreign ownership; it is not law. See the buying guide for the policy watch.
Investment & industrial property
- $3.67B real-estate FDI in 2025 — about 21% of newly registered foreign capital, the second-largest sector after manufacturing.
- Industrial & logistics property is the strongest structural story, powered by manufacturing relocation into belts like Bac Ninh, Binh Duong, Dong Nai, and Hai Phong.
- Domestic-led M&A dominated 2025 deals; CapitaLand, Gamuda, and Japanese buyers featured among foreign transactions.
- Real-estate lending limits from the SBV for 2026 (see banking) are a key swing factor for developer funding and demand.
Why this matters
- Real estate and banks are the heaviest weights on the stock market, so property cycles move the whole index.
- Housing affordability and price growth are central political and social issues, shaping policy on social housing and lending.
- Industrial property is the physical layer of the 'China + 1' shift — inseparable from manufacturing and logistics strategy.
- Infrastructure — metro lines, ring roads, and new airports — is the main catalyst for land values around the metros.
Sources
- Ministry of Construction — 2025 housing and real-estate market assessment (project value, supply, transactions)
- VARS / VARS IRE — absorption and long-run price indices
- Savills, CBRE, Cushman & Wakefield, Avison Young — city apartment prices and forecasts, 2025–2026 (Q1 2026 Savills and Q2 2026 CBRE checkpoints as reported in the press)
- Foreign Investment Agency (FIA/MoF) — real-estate FDI; Vietnam's Law on Housing and Land Law — ownership rules
Recent property & finance developments
| Week ending | Mentions |
|---|---|
| 25 Sep | 48 |
| 2 Oct | 52 |
| 9 Oct | 55 |
| 16 Oct | 61 |
| 23 Oct | 39 |
| 30 Oct | 40 |
| 6 Nov | 44 |
| 13 Nov | 74 |
Counted from the daily news pipeline; weeks end 13 Nov. Volume shows how much is being written, not whether it is good or bad news.
Auto-summarized from public news sources. Neutral, factual, not investment advice.
- Foreign capital previously led Vietnam's real estate market, but domestic enterprises gradually emerged as the main force. In a new cycle, the investment landscape shows signs of change as domestic companies face capital pressure and international investors begin seeking opportunities again. This demonstrates that Vietnam's real estate sector attracts investment from multiple perspectives.
- Nvidia announced on November 12 that CEO Jensen Huang resigned from his position, with CFO Colette Kress assuming the role of interim CEO. The announcement came approximately one week after a scandal involving Huang. Nvidia's Board of Directors held a meeting on November 11 to decide the CEO's future at the company.
- Nvidia announced on November 12 that CEO Jensen Huang is stepping down after 33 years leading the AI chip company. Chief Financial Officer Colette Kress, who joined Nvidia in 2013, will serve as interim CEO. This marks the first leadership transition at the top of the world's leading AI chip manufacturer.
- Vietnam's Prime Minister Lê Minh Hưng presented a report to the National Assembly on November 12 addressing macroeconomic stabilization, growth acceleration, resource mobilization, and social security. Achieving 10% growth in 2027 requires mobilizing 6–6.4 quadrillion Vietnamese dong in investment capital. The government prioritizes inflation control, currency stability, and macroeconomic foundation strengthening.
- Ton Dong A officially listed on Ho Chi Minh City Stock Exchange under ticker GDA with opening day trading at 12,600 dong per share, up 600 dong, achieving a market capitalization of over 1,878.6 billion dong. Founded in 1998, the company operates two steel manufacturing facilities in Thu Dau Mot and Song Than 1 with combined annual production capacity of 800,000 tonnes. The company distributes products through more than 1,700 domestic dealers and exports to over 50 countries and regions.
- Gold prices plummeted to their lowest level in over a year, with spot prices falling $110 to $3,876 per ounce at the close of trading on November 12. Intraday prices dropped more than $130 from previous levels to reach their lowest point since October 2023, marking the third consecutive session of decline. The sharp sell-off was triggered by U.S. President Donald Trump's statement on social media that the U.S. does not need a deal with Iran.
Updated November 13, 2026
Frequently Asked Questions
Can foreigners own property in Vietnam?
Foreigners can own dwellings (apartments and, in limited cases, landed houses) on a renewable 50-year leasehold, but cannot own land — land is collectively owned and only land-use rights exist. Foreign buyers are capped at about 30% of units in an apartment building and roughly 250 landed homes per ward. Verify current rules and quotas with a local lawyer before transacting.
How much did property prices rise in Vietnam?
Apartment prices rose sharply in 2025 — roughly 20–30% nationwide, with some areas above 40%. Hanoi's average apartment price reached about US$3,800/sqm (up ~40% YoY) and HCMC about US$4,200/sqm (up ~23%). Measured from 2019, Hanoi apartment prices are up around 96%, Da Nang ~73%, and HCMC ~57%. Growth is expected to moderate, not reverse, in 2026.
How big is Vietnam's real estate market?
Total project investment across roughly 3,297 active projects — covering about 5.9 million units — was estimated at around US$285 billion (VND 7.42 quadrillion) in 2025. Housing supply grew about 50% year on year, the fastest in seven years, as regulatory reforms revived stalled projects. Property transactions reached roughly 580,000 (+7.7%).
Is real estate a big destination for foreign investment in Vietnam?
Yes. Real estate attracted about US$3.67 billion of FDI in 2025 — around 21% of newly registered foreign capital, the second-largest sector after manufacturing. Industrial and logistics property is the strongest structural story, driven by 'China + 1' manufacturing relocation into industrial belts around Hanoi and HCMC.
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Vietnam Real Estate Market 2026 — Prices, Supply & Foreign Ownership. Vietnam Market Insights. October 2026. https://vnmarketinsights.com/real-estate/ "Vietnam Real Estate Market 2026 — Prices, Supply & Foreign Ownership." Vietnam Market Insights, October 2026, https://vnmarketinsights.com/real-estate/.