In the fourth quarter of 2025, according to data from some real estate market research companies in Ho Chi Minh City, housing supply recorded about 14,500 apartments opened for sale.
In which, the old Binh Duong area accounts for 57% of the new supply, with many projects in Di An and Thuan An having an average selling price level of 50-70 million VND per m2, pulling the average price level up sharply in just three months.
According to data from market research unit DKRA Consulting, the primary selling price of apartments in Ho Chi Minh City after the merger increased by 4-16%, especially in the East (including Thu Duc and old Binh Duong) increased by 20-28% compared to the same period.
The price increase rate in old Binh Duong surpasses the center of Ho Chi Minh City, reflecting investors' expectations for synchronous planning and infrastructure after the merger, creating close connections with the center.
DKRA Consulting said that most new projects deployed in the Binh Duong area such as Landmark Binh Duong, Green Skyline, A&T Saigon Riverside, The Gio... are currently priced at 55-65 million VND per m2. Meanwhile, the basket of goods under 40 million VND per m2 only has a few projects such as Phu Dong SkyOne, The Emerald Garden View, this number is not enough to maintain a stable price level for the entire area.
In the center of Ho Chi Minh City, the average apartment price level is recorded at a new level of about 103 million VND per m2, an increase of nearly 9% compared to Q3/2025 and 25% compared to the same period in 2024. The reason is that the new supply is concentrated in the high-end and luxury segments, with some projects offering for sale over 180-200 million VND per m2, pulling the price level to a new threshold and creating a spillover effect to neighboring areas. Not only did primary prices increase, secondary prices (buyers and sellers) also increased by about 18%, to an average of 64 million VND per m2.
It can be seen that, despite improved supply, prices are still high because most of the new baskets belong to the high-end and luxury segments, pulling the general level upwards. Data from CBRE shows that in 2025, in the old Ho Chi Minh City area, 90% of the baskets opened for sale in the year belonged to the high-end and luxury segments. This rate in the old Binh Duong is about 60%. With the Long An area before, a series of new projects were opened for sale at prices of 40-60 million VND per m2, pushing the regional level up sharply.
According to investors, the apartment market in Ho Chi Minh City and Binh Duong after the merger is entering a clear phase of differentiation. The implementation of key infrastructure projects in 2026 is considered the "leader" in establishing new price milestones, repositioning the value base for both the central area and newly merged areas.
Increased input costs are also establishing a new price level. Land prices are escalating after the merger, clean land funds are increasingly limited, while legal requirements and high project development standards force investors to adjust selling prices to ensure efficiency, making it difficult for apartment prices to return to low levels as in the previous period.
Forecasting market developments in 2026, Mr. Vo Huynh Tuan Kiet, Director of CBRE Vietnam Housing Market, said that the new supply may reach about 50,000 products, of which apartments account for 65%. This level increases by nearly 30% compared to the present when many key traffic routes are completed. The price level is forecast to be clearly differentiated, in which the old Ho Chi Minh City maintains a high level, while satellite provinces have a more flexible adjustment range.
According to experts' assessment, in the context that the supply of apartments in Ho Chi Minh City after the merger is at a large level, many projects are continuously adjusting prices to increase, which may put the market at risk of supply-demand mismatch. The important thing is that after a decade, the rate of house price increase is almost double the income, putting pressure on the real buying group. This promotes the trend of buyers moving to areas with softer prices. They also consider longer before spending money to buy houses.
