The real estate market is increasingly showing information about price reductions and loss-cutting in some segments. However, according to experts, this is mainly a phenomenon occurring in the group of investors using large financial leverage, not reflecting the general trend of the entire market.
Mr. Dinh Minh Tuan - Director of Batdongsan. com. vn Southern region - said that from the third quarter of 2026, the market may begin to see a source of "bottom-priced" goods if loan interest does not decrease. However, this situation is only concentrated in the group of investors using high financial leverage.
According to Mr. Tuan, the land plot segment currently has quite slow liquidity. The apartment market also recorded a slowdown in transaction speed but still generated transactions. Meanwhile, individual houses have changed in the structure of buyers, with real housing demand prevailing, while the group of investors faces more difficulties.
Sharing the same view, Ms. Pham Thi Mien - Deputy Director of the Vietnam Institute for Real Estate Market Research and Evaluation - said that the phenomenon of selling apartments at reduced prices and cutting losses has appeared since the beginning of 2026, but mainly concentrated in a part of investors participating in the market during the hot growth period and using large financial leverage, especially loans with principal debt grace periods.
According to Ms. Mien, when entering the debt repayment period, in the context of rising interest rates, increased financial pressure has forced many investors to sell real estate to restructure cash flow. Besides, there are many cases of being caught up in FOMO psychology, buying at a price difference during the market bustling period but failing to achieve "surfing" expectations, leading to having to sell.
While the supply for sale increased, buyers tended to observe and be more cautious, causing liquidity in the secondary market to slow down.
Ms. Mien predicts that in the coming time, when many loans enter the stage of having to pay both principal and interest, financial pressure may continue to increase. This may cause the phenomenon of losses to appear more often, especially in the group of investors borrowing large capital.
Assessing market developments, Mr. Vo Hong Thang - Deputy General Director of DKRA Consulting (under DKRA Group) - said that in the first half of 2026, besides the general fluctuations of the economy and global geopolitical instability, the domestic real estate market is facing great difficulties in accessing capital.
In particular, bank loans and interest rates for real estate purchases have continuously remained at high levels from the end of 2025 to now. According to Mr. Thang, these are the main factors directly impacting the clear stagnation of the real estate market in most segments and regions in the past time.
Mr. Thang believes that if these unfavorable factors continue to persist in the last six months of 2026 and there are no positive changes, the market will continue to experience certain adjustment reactions. Price decreases are an inevitable trend but will not occur massively on a large scale but only concentrated in certain segments.
Accordingly, the group of land plot products in suburban provinces, with limited transportation connections and lack of real housing needs, is likely to be most clearly affected if market liquidity continues to remain at a low level as it is now.
Conversely, mid-range apartment projects that well meet the actual housing needs in large cities and real estate with the ability to exploit cash flow are expected to be a support for the market against fluctuations in the coming time.
Mr. Thang said that the situation of a part of investors and buyers using large financial leverage in the "low capital" period of 2024 - 2025 facing bank maturity pressure will appear more and more. This may force them to lower profit expectations, even accept discounts compared to the initial purchase price to quickly liquidate real estate and recover cash flow.
