Absorption rate increases sharply, transactions become active again
According to Ms. Pham Thi Mien, Deputy Director of the Vietnam Real Estate Market Research and Evaluation Institute, in the second quarter of 2025, apartment prices were high but were still well absorbed, mainly due to the real needs of customers with good financial capacity, including both Vietnamese and foreigners. At the same time, cheap cash flow and expectations of price increases continue to boost investment demand.
Ms. Mien also said that in the second quarter of 2025, the whole market recorded about 27,000 successful transactions, raising the absorption rate to 54%, an increase of 9 percentage points compared to the previous quarter. The absorption rate on new supply in the quarter reached 61%, equivalent to more than 22,000 transactions, nearly 2.5 times higher than the previous quarter.
The apartment segment (CHCC) continues to account for a large proportion, contributing more than 56% of transactions, with the absorption rate on new supply reaching 63%. Newly opened low-rise projects have also been absorbed by about 60%, thanks to the recovery of investment demand while the price of high-rise products remains high.
In the first 6 months of the year, the market recorded about 40,000 transactions, double the same period in 2024 and more than 5 times the same period in 2023. Many projects have opened for sale according to the progress of large-scale projects, and mergers and acquisitions have also been well absorbed. The amount of interest and real estate transactions has begun to return to the southern provinces and cities, thanks to diverse options and more reasonable price levels.
Selling prices set new levels in large cities
Apartment prices continue to establish new levels in large cities. According to a report by the Vietnam Association of Realtors (VARS), in the second quarter of 2025, Hanoi will lead the country in terms of the increase in the selling price of real estate, reaching an average of 75.5 million VND/m2, an increase of 7.7% compared to the previous quarter and a sharp increase of 87.7% compared to the base period.
The increase is mainly due to inventory offers with adjusted prices increasing. Many new projects in Hanoi have prices above VND75 million/m2; The number of projects expected to be offered for sale at prices above VND100 million/m2 has also increased rapidly, although secondary liquidity has not improved much.
Ho Chi Minh City recorded an average selling price of 77.1 million VND/m2, a slight increase compared to the previous quarter and 48.3% higher than the base period. Meanwhile, Da Nang reached an average of 66.4 million VND/m2, up 5% compared to the previous quarter and up 69.8% compared to the base period. In the period of 2019-2025, the rate of apartment price increase in Da Nang is about 1.6 times higher than in Ho Chi Minh City, mainly due to the appearance of many new projects for sale at prices higher than the old level.
The secondary market recorded transactions mainly in apartments in the metropolises that have been built, with residents living there, with prices of about 50 million VND/m2 or luxury apartments in the central area.
VARS believes that real estate prices will continue to increase in the short term due to high profit expectations. Many investors are not under great financial pressure, so there is no incentive to reduce selling prices. On the contrary, the trend of price expectations continues to increase in the context of low interest rates, cheap cash flow continues to enter the market and public investment policies are promoted, while supply at suitable prices is still scarce.
A noteworthy point is that the market is becoming more selective: investors are gradually shifting their attention to real mining value, instead of just expecting price increases. At the same time, cash flow is tending to shift to the suburbs of large cities - where infrastructure is complete and prices are more reasonable.
