Apartment prices are expected to continue to increase
At the Vietnam Real Estate Conference - VRES 2025, organized by Batdongsan.com.vn on December 9, Mr. Dinh Minh Tuan - Business Director of Batdongsan.com.vn predicted that in the first 6 months of 2026, apartments and individual houses will continue to be two segments with great prospects. The apartment segment is forecast to grow by 42%, while private houses and townhouses will increase by about 31%.
In Hanoi, the supply of apartments is still mainly concentrated along the belt axes, especially the area around Ring Road 3 - where many new projects are being opened for sale and infrastructure is being completed. Apartment prices in the fourth quarter of 2025 recorded a clear difference in each area: Ring Road 1 ranges from 100132 million VND/m2; Ring Road 2 from 78123 million VND/m2; Ring Road 3 from 74106 million VND/m2. Some luxury apartments are advertised at 180210 million VND/m2.
The results of the 2026 market trend survey also reflect buyers' expectations of price increases. 70% said that apartment prices will increase slightly, 17% said they will increase sharply; 27% said prices were stable; 11% forecasted a slight decrease and only 2% forecast a sharp decrease.
Mr. Tuan explained that the expected price increase comes from many factors: The supply of luxury apartments raises the price level, real housing demand increases, land and construction costs are higher, supply is not enough, the trend of moving from private houses to apartments and the process of completing urban infrastructure.
In Ho Chi Minh City, the level of interest in apartments and private houses is leading the recovery. Apartment prices are expected to increase sharply in Thu Duc City and the central area due to improved infrastructure and limited supply.
Cash flow leans towards real housing needs
Mr. Nguyen Quoc Anh - Deputy General Director of Batdongsan.com.vn - said that the recent housing price developments are related to the trend of increasing bank interest rates. However, interest rate adjustments do not weaken the market but are clarifying the trend of cash flow shifting to products serving real housing needs.
Data in November 2025 showed that interest in apartment buildings increased by 3%, private houses increased by 1%. On the contrary, investment - speculation segments have decreased sharply: Land has decreased by 22%, townhouses have decreased by 3%, villas have decreased by 8%. This shows that buyers are prioritizing products that meet the needs of settlement and transparency in legal documents, instead of assets with high volatility.
The market survey also shows that 64% of real estate buyers are for living, while 36% buy for investment - the rate reflecting the trend towards real demand. This is a difference from the hot market period, when investors used financial leverage to account for a large proportion.
Market sentiment at the end of 2025 is positive despite increased interest rates. Up to 83% of survey participants believe that real estate in 2026 will be stable, growing or growing strongly. This expectation is supported by large real housing demand, slow supply improvement and a more sustainable market restructuring process.
Housing prices remain high, causing financial behavior to change
Along with interest rate fluctuations, the current housing price level also plays an important role in shaping buyer cash flow strategies.
According to Mr. Le Bao Long, Marketing Director of Batdongsan.com.vn, the high real estate prices are putting great pressure on the ability of young people to own a house. A survey of more than 1,000 consumers shows a very clear differentiation in how buyers allocate cash flow.
For the home buying efforts group mainly young families renting ownership goals The home buying efforts group mainly young families despite price pressure, still set a home ownership goal for the next 5 years.
In the long-term rental group, high housing prices make ownership more distant, creating a stable cash flow for the rental market. 72% of tenants have less than 30% of their income spent on housing and 34% plan to rent for three years or more - an indicator that this is a segment with sustainable cash flow if the product ensures quality of life.
The group that owns real estate for the first time continues to maintain the planned accumulation trend: 76% buy for living, nearly half do not need to borrow from banks, and 85% plan to buy more or invest in the next 5 years. On the other hand, the group that already owned but no longer bought transferred cash flow to safe-haven assets such as gold (82%) and savings (77%), reflecting increased cautious sentiment.
The real estate inheritance group primarily owning private houses and land still maintains strong demand as 80% said they will continue to buy more in the next 5 years.
