The trend of moving to the suburbs is clear
On October 7, Batdongsan.com.vn organized an online event "Overview of the real estate market in the third quarter of 2025" with the theme "Leading the way", announcing a comprehensive picture of the Vietnamese real estate market in the last quarter.
Data for the third quarter of 2025 shows that cash flow and real estate demand are shifting strongly to the suburbs - where there is still room for great growth and inter-regional infrastructure is increasingly complete. While the level of interest in the two central urban areas has stagnated, Hanoi decreased by 22% compared to the same period in 2024, Ho Chi Minh City has almost tripled sideways or decreased slightly in the new area (-1%), while neighboring provinces have emerged as a "bright spot".
The suburban areas of Hanoi grew by 11%, while the southern areas, although some places decreased by 12%, still recorded many localities showing a clear increase. In the North, Hai Phong, Hung Yen, Hoa Binh and Bac Giang account for 80% of the total attention in the region. Hai Phong maintained the leading position with an index of 100, followed by Hung Yen (62) and Bac Ninh (35).
In terms of growth rate, Hoa Binh leads with +65%, Bac Giang increases with +61%, Hai Phong +50% and Bac Ninh +48%. Other localities such as Quang Ninh, Hung Yen, Vinh Phuc also increased by 26 - 42%. This breakthrough reflects the trend of shifting capital to satellite cities around Hanoi - where prices are still competitive, there is good infrastructure connection and long-term potential for expansion.
Hanoi apartment prices increase slowly
The Hanoi market is recording a level of interest recovery, selling prices continue to increase but the speed has slowed down. In 2025, the selling price will increase by 13%, down from the 39% increase in 2024. Apartments are still the focus with an increase of 95% compared to the first quarter of 2023, especially in the high-end segment in Tay Ho and Ba Dinh, with prices ranging from 130 - 210 million VND/m2. However, 56% of survey respondents rate current apartments as " hard to access".
On the contrary, the general education - mid-range segment (under 55 million VND/m2) has an outstanding price increase (+57% to +71% compared to the first quarter of 2024) and maintained the best rental yield. The trend of shifting supply and demand to Dong Anh, Gia Lam, and Long Bien regions is becoming increasingly clear.
Private houses increased by 63% compared to the first quarter of 2023 thanks to investment safety (43%) and the high psychology of Hanoi people owning private houses (41%). Land increased by 50%, especially breaking out in the sub-central and suburban areas (+95% and +75%). However, due to high speculative characteristics, land is still sensitive to macro fluctuations and has not recorded a clear recovery in terms of interest.
Ho Chi Minh City market recovers strongly
In Ho Chi Minh City, the market has entered a period of clear recovery after a long period of stagnation. Immediately after the information about the administrative unit merger was announced, the average selling price reached 99 million VND/m2 - the highest level in the past two years. The level of interest in real estate for sale also reached a new peak, reflecting optimism and expectations for a new growth cycle.
The apartment segment recorded positive developments: in the old Ho Chi Minh City, the average selling price in the second quarter of 2025 reached VND72 million/m2, an increase of 35% compared to the beginning of 2023; Binh Duong increased by 30%, to VND41 million/m2. Interest in these two regions increased by 19% and 48%, respectively, showing that real demand and investment are returning. Meanwhile, Ba Ria - Vung Tau, although prices have increased slightly, has not attracted new demand.
In the inner city of Ho Chi Minh City alone, apartments in the central area continue to lead the market. The luxury segment in District 1 held the highest price of about 222 million VND/m2, an increase of 39% in two years. Thu Duc City has become a bright spot when apartment prices have increased by 32 - 48% since the beginning of 2023, especially in District 2, District 9 and the center of Thu Duc. With synchronous infrastructure and modern planning, Thu Duc is becoming a new growth pole, strongly attracting medium and long-term capital flows.
The land segment in the old Ho Chi Minh City and Binh Duong also " vi du" again after many quiet quarters. The average land price in Ho Chi Minh City increased by 6% to VND69 million/m2, while Binh Duong increased by 5%, reaching VND21 million/m2 compared to the second quarter of 2025.
Mr. Dinh Minh Tuan - Southern Regional Director of Batdongsan.com.vn - commented, "the Ho Chi Minh City market is rebooting stronger after the observation period, supply is improving, liquidity increases thanks to investment cash flow and real housing demand. While in Hanoi, selling prices are still increasing, demand shows signs of cooling down, cash flow is mainly concentrated in the high-end segment near the center and apartments continue to play a leading role".
