How much do apartments cost in Ho Chi Minh City, Vietnam?

Apartment launch prices in Ho Chi Minh City were surveyed at USD 5,335 per sq m for high-end projects and USD 6,209 per sq m as the overall average in the central area in Q2 2026. JLL recorded new launch prices for high-end apartments at USD 5,335 per sq m in the same quarter, while Cushman & Wakefield reported an average of USD 6,209 per sq m for central-area apartments.

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Consider an employee preparing for a transfer to Da Nang who is weighing a purchase instead of renting for three years. The first step is to establish which figures reflect market pricing and which properties are available for foreign buyers.

What are Ho Chi Minh City apartment prices per sq m in 2026?

Prices vary widely by location and segment. JLL recorded new launch prices for high-end apartments at USD 5,335 per sq m in Q2 2026, up 2.6% from the previous quarter and 5.1% year-on-year. Cushman & Wakefield reported average launch prices in the central area at USD 6,209 per sq m in the same quarter, up 15% quarter-on-quarter and 29% year-on-year.

The difference between the two figures reflects their respective survey scopes. JLL tracks only high-end projects, while Cushman & Wakefield calculates an average across the entire central area. New launch supply in the same quarter totalled just 1,116 units, while 1,204 transactions were completed.

RBL (government-led affordable housing) launch prices were recorded at USD 2,724 per sq m of gross floor area, but surged 12.4% quarter-on-quarter and 45.2% year-on-year. This price tier differs significantly in quality from developments typically occupied by foreigners.

What is the outlook for new supply and transaction volumes?

Supply is declining while transactions are recovering. According to Cushman & Wakefield, new launches in Q2 totalled approximately 1,300 units, up 7% from the previous quarter but down 53% year-on-year. JLL recorded 1,116 units of new high-end apartment supply in the same quarter, with 1,204 transactions completed.

In Q1, new launches in the central area amounted to only around 1,200 units, up 62% quarter-on-quarter and 47% year-on-year (Cushman & Wakefield). Across the wider market, more than 7,000 units were launched and transactions exceeded 6,100 units. Projected full-year 2026 supply is approximately 9,600 high-end apartments and 11,200 RBL units.

What is the sales absorption rate?

According to Bamboo Routes, the absorption rate for new launches was approximately 25% in Q1 2026 and around 31% in Q2. The ratio of signed contracts to launched supply remains low, indicating that sell-outs will take time.

What properties can foreigners buy?

Foreigners may buy new units directly from developers, as well as remaining developer-held units after project completion. They may also buy from other foreign owners. They cannot buy from Vietnamese individual owners. Article 17.2 of the Housing Law 2023 does not provide foreigners with a route to purchase from Vietnamese individuals. There is one exception: a foreigner married to a Vietnamese spouse residing in Vietnam has the same housing ownership rights as a Vietnamese citizen (Article 20.2(c)).

Purchases from developers are made under an official sale and purchase agreement (SPA), while purchases from foreign owners are contracted directly with the relevant owner. The foreign ownership term and renewal status should be verified against the Pink Book.

The foreign ownership quota for each project is capped at 30% of total units (Article 19). Before paying a deposit, it is prudent to ask the project's foreign buyer sales team to confirm the seller's eligibility, the remaining quota in the relevant building, and whether the Pink Book has been issued.

Which areas have higher and lower prices?

The central area is the most expensive, with prices declining further from the city core. Cushman & Wakefield recorded the average launch price in the central area, within the former Ho Chi Minh City boundaries, at USD 6,209 per sq m in Q2. This is lower than the approximately USD 7,300 per sq m central-area average reported in Q1, but the Q1 figure covered a narrower survey area and varies depending on the mix of projects launched each quarter.

CBRE classified apartments within the former Ho Chi Minh City boundaries by price segment in Q2 2026. Affordable (binh dan) apartments are priced below VND 35 million per sq m, high-end (hang sang) apartments range from VND 120 million to VND 300 million per sq m, and ultra-luxury (sieu sang) apartments are priced from VND 300 million per sq m. Avison Young classified non-luxury central-area apartments at USD 3,500-6,209 per sq m in Q2 2026, while the luxury segment exceeded USD 8,000 per sq m. As each research firm uses different boundaries and criteria, the source should always be identified when citing these figures.

What are the risks?

A remaining foreign ownership quota is required to buy, and the same limitation applies when selling. Foreign ownership is capped at 30% in each project, and transactions between foreigners are only possible within that quota. Foreign-owned units may be sold to Vietnamese buyers even when the quota has been exhausted, and ownership converts to long-term (perpetual) tenure after the sale. As transaction volumes are limited and the buyer pool is restricted, resale may take time.

To remit sale proceeds to Korea, banks require the sale and purchase agreement, Pink Book, proof of capital gains tax payment, and evidence of the original remittance or lawful income earned in Vietnam. Remittance may be blocked if the documentation is incomplete. The Housing Law 2023 grants foreign owners the right to remit overseas proceeds from sales and leasing, but documentary evidence is essential in practice.

FAQ

Which projects are popular with Korean buyers?

Central-area projects such as Masteri Thao Dien (District 2), Vinhomes Central Park, and The Sun Avenue are popular. They offer convenient access to Korean supermarkets and international schools, and have established foreign communities. The remaining foreign ownership quota for each project should be confirmed with the sales team.

Why do launch prices differ from resale listing prices?

New launch prices are higher because they include brand premiums and developer margins. Resale listings may be offered urgently by owners or priced below market value, while units with shorter remaining ownership terms may be discounted. Prices also vary significantly by completion date, floor, orientation, and fit-out condition.

How much are monthly living costs?

Living costs vary significantly depending on grocery shopping at Korean supermarkets and the frequency of dining out.

Should I buy now or wait longer?

2026 is a period of adjustment. New supply in Q2 2026 fell 53% year-on-year (Cushman & Wakefield), while the absorption rate was approximately 31% (Bamboo Routes). Developers are holding inventory, creating room for price negotiations. Buyers purchasing for owner-occupation and with exchange rate and remittance arrangements in place may find an opportunity, but short-term capital gains are difficult to expect.

There are three points to confirm in writing before signing a contract.

1. Whether any foreign ownership quota remains in the relevant building.
2. Whether the unit is held by the developer or a foreign owner, and whether the seller's eligibility is clear.
3. Whether the Pink Book has been issued and, if not, when it is expected to be issued.

The Korean desk provides current official launch price lists, confirmation of remaining quotas by project, and a foreign buyer acquisition checklist via Kakao or Zalo chat. Please leave your enquiry through your preferred chat channel.