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Vietnam's property market continues to present a mixed but encouraging picture in 2026. While Hanoi's retail property sector is undergoing a period of adjustment, Ho Chi Minh City's residential market remains resilient, supported by limited supply, strong demand, and improving infrastructure connectivity. The contrasting performance between the two cities highlights the importance of market selection as investors navigate Vietnam's evolving real estate landscape. Hanoi's Retail Market Faces Adjustment Hanoi's prime retail corridors continue experiencing pressure as changing consumer behaviour and the growth of e-commerce reshape demand for traditional street-front retail space. Vacancy levels have become more noticeable in several key commercial areas as landlords and tenants adjust to shifting market conditions. The correction has also impacted retail-linked residential assets, with demand softening compared to previous years. Rental rates for townhouses across several submarkets have declined from their recent peaks, reflecting a more cautious operating environment for retailers and property owners. Despite these short-term challenges, Hanoi remains an important commercial centre, and the current adjustment may create opportunities for well-capitalised investors focused on long-term value. Ho Chi Minh City Continues to Lead Residential Growth In contrast, Ho Chi Minh City's residential market remains one of Vietnam's strongest-performing sectors. Limited new supply, improving infrastructure, and sustained buyer demand continue supporting price growth across the city. Average apartment prices in central Ho Chi Minh City reached new highs during the first quarter of 2026, driven largely by high-end and luxury developments. The shortage of mid-market housing options has also contributed to upward pressure on prices. Growth is not limited to the city centre. Formerly independent areas such as Binh Duong and Ba Ria-Vung Tau continue benefiting from expanding infrastructure and stronger regional connectivity, supporting residential demand and investment activity throughout the wider metropolitan area. Infrastructure Continues to Support Long-Term Demand One of the strongest themes across Vietnam's property market remains infrastructure-led growth. Continued investment in transportation networks and urban expansion projects is improving accessibility between major economic centres and surrounding residential markets. As connectivity improves, suburban and emerging growth areas are becoming increasingly attractive to both homebuyers and investors seeking more affordable entry points and long-term appreciation potential. Outlook Vietnam's property market is expected to remain supported by urbanisation, infrastructure investment, and long-term housing demand. While Hanoi's retail sector may continue adjusting to changing consumer trends, Ho Chi Minh City's residential market is likely to remain resilient due to limited supply and strong buyer interest. For investors, opportunities increasingly lie in understanding the differing dynamics between cities and focusing on markets supported by strong economic and infrastructure fundamentals. Download to see insights from other country marketsDownload

Vietnam’s property market is entering a transition phase in 2026 as rising mortgage rates place pressure on the secondary apartment market. Buyers who purchased during the low-interest-rate period are now facing higher repayment costs, leading to weaker demand and slower transaction activity. As financing conditions tighten, more sellers are lowering prices and offering discounts of around 10% to 15% to attract buyers. Liquidity has also become more limited as elevated borrowing costs continue affecting market sentiment. Despite these short-term pressures, Vietnam’s long-term outlook remains positive. The country continues to push forward with major urban expansion projects, with over 27 large-scale developments nationwide and combined investments exceeding US$115 billion. Major developers such as Vingroup and Sun Group continue driving integrated township and infrastructure growth across key regions. Key Market Highlights Rising mortgage rates are increasing pressure on secondary apartment owners. Sellers are offering discounts as liquidity and buyer demand weaken. Vietnam continues expanding through large-scale township and urban projects. Major developers remain actively investing in integrated developments nationwide. Long-term urbanisation and infrastructure growth continue supporting the market outlook. One of the most notable projects is Vingroup’s proposed Olympic Urban Area in Hanoi, covering over 9,000 hectares and expected to become one of Vietnam’s largest urban developments. These mega projects continue reinforcing investor confidence in Vietnam’s long-term growth trajectory despite current market adjustments. Outlook Looking ahead, Vietnam’s property market is expected to remain in an adjustment phase in the near term as higher financing costs continue impacting transaction activity. However, ongoing urbanisation, infrastructure expansion, and large-scale township development are likely to support strong long-term growth opportunities for disciplined investors. Download to see insights from other country marketsDownload

Vietnam Market Faces Short-Term Pressure, Long-Term Growth Remains Strong Vietnam’s property market in 2026 is facing short-term pressure, as rising mortgage rates continue to impact affordability and buyer demand. At the same time, the country is accelerating large-scale urban development, reinforcing its long-term growth outlook. Rising Mortgage Rates Weigh on Demand Higher borrowing costs are putting pressure on the apartment market, with many sellers lowering prices by around 10% to 12% to attract buyers. Demand has weakened in recent months, with property searches declining significantly as interest rates rise across the market. Affordability Challenges Impact Market Activity Mortgage rates ranging up to 14% and even higher for floating rates are reducing purchasing power, leading to slower transactions and more cautious buyer behaviour. This has created a temporary slowdown, particularly in the residential segment. Mega Urban Projects Drive Long-Term Growth Despite short-term challenges, Vietnam is pushing forward with large-scale urban development. As of 2025, 27 mega projects valued at over USD115 billion are underway, led by major developers such as Vingroup and Sun Group. These projects, spanning key regions from Hanoi to Ho Chi Minh City, reflect the country’s strategy to develop integrated townships and modern infrastructure, supporting long-term urbanisation and economic growth. Outlook While rising interest rates are slowing demand in the short term, Vietnam’s strong pipeline of mega developments highlights its long-term potential. For investors, the market presents a mix of near-term caution and future growth opportunities driven by urban expansion and economic development. Download to see insights from other country marketsDownload

Vietnam’s major property markets are entering a new price cycle, with apartment values in Ho Chi Minh City and Hanoi continuing to climb, in some cases rivaling or even surpassinglanded homes. HCMC: Apartments Narrow the Gap with Landed Property In Ho Chi Minh City, high-end apartment prices are approaching the level of single-family homes in prime areas. At The Metropole in An Khanh (Thu Duc City), 85 sqm units are offered at VND130–180 million per sqm, while a nearby 80 sqm townhouse in Thao Dien is priced around VND150 million per sqm. Other premium developments such as The Privé, Eaton Park, and Lumière Midtown are transacting within the VND130–250 million per sqm range, notably higher than the VND110–200 million per sqm commonly seen for landed homes within a 2-kilometer radius. This shift reflects strong buyer preference for modern master-planned communities offering integrated amenities, security, and professional management. The premium segment continues to dominate new supply in Ho Chi Minh City. Of the 5,500 apartments launched last quarter, more than half were priced at VND100 million per sqm or higher. The average launch price rose 21% year-on-year to VND96 million per sqm, including data from Ba Ria–Vung Tau and Binh Duong, which merged into the expanded HCMC metropolitan area in July. Hanoi: Apartment Prices Double Over the Decade In Hanoi, apartment prices have doubled over the past 10 years, with VND100 million per sqm becoming the new benchmark in many central projects. A three-bedroom unit in a 26-storey residential tower is priced at VND107 million per sqm, approximately 2.6 times its 2017 launch price. According to Batdongsan, average asking prices surpassed VND100 million per sqm in Q3, with strong year-on-year growth recorded at Royal City (+39%), Park View City (+36%), Hinode City (+32%), and Times City (+29%). These figures underline sustained demand and limited prime supply in the capital’s established urban zones. What This Means for Buyers and Investors Premium apartments are increasingly positioned as long-term value assets. Integrated developments continue to command price premiums, and early entry into new launches remains a key strategy for capital appreciation. As pricing benchmarks shift upward, strategic property selection and timing will play an even more important role in optimizing investment returns. Download to see insights from other country marketsDownload