After a long period of continuous increase, the average primary selling price of apartments in Hanoi has exceeded 100 million VND/m2, the highest level ever. This development has created concerns about the possibility that the market is approaching the peak.
Mr. Nguyen Quoc Anh - Deputy General Director of Batdongsan.com.vn - commented that the hot increase in Hanoi apartment prices has strongly affected market sentiment. Hanoi apartment prices are rising too fast, leading many investors to worry about whether the apartment market is reaching its peak, he said. He said the risk comes as prices have been rising steadily for a long time, while investor sentiment has begun to worry about the likelihood of regulation.
According to Mr. Quoc Anh, apartment prices in Hanoi are very high in many areas. In Tay Ho, the average price is about 106 million VND/m2; Bac Tu Liem about 84 million VND/m2; Long Bien about 67 million VND/m2; Nam Tu Liem about 77 million VND/m2.
Not only inner-city areas, but also non-central areas witnessed a strong increase. According to a survey by the end of the third quarter of 2025, Thanh Tri is a place with an outstanding increase of 119% compared to the first quarter of 2025, currently with an average price of about 60 million VND/m2. In Gia Lam, the increase reached 114%, bringing the average price to about 67 million VND/m2. These developments increase concerns as the increase focuses on many product groups, not only in the inner city area.
While apartment prices in Hanoi have increased sharply, the primary selling price of apartments in Ho Chi Minh City in the third quarter of 2025 recorded an average of VND91 million/m2. Some projects in the center of Ho Chi Minh City are priced from 120150 million VND/m2 but the general price is still lower than Hanoi. The price difference between the two major markets is affecting the decisions of many investors.
A report by Batdongsan.com.vn shows that cash flow from the Northern region is tending to shift to the South thanks to current prices and good growth space.
Data from the Vietnam Institute for Real Estate Market Research and Evaluation (VARS IRE) recorded that by the end of the third quarter of 2025, about 30% of transactions in the Southern region came from investors in the North, an increase of 10% compared to the second quarter and double the same period last year. In some projects of large investors - where prices are considered "lower" than in Hanoi - a 5% increase has appeared in just one week when there is positive infrastructure information.
According to the management of Savills Research Department, Ho Chi Minh City, the cash flow of investors in the North is "going against the flow" to the South. In Binh Duong, Long An (old) and Dong Nai, investors from the North accounted for about 10 20% of transactions in the market.
Mr. Dinh Minh Tuan - Director of Batdongsan Southern region - said that price differences are the reason why Northern investors return to the Southern market. When housing prices in Hanoi have increased too much, profit margins have narrowed, investors are looking for areas with lower prices and expect to increase infrastructure.
Mr. Tuan said that the interest of this group of investors is concentrated in areas with strong infrastructure investment in Ho Chi Minh City, while expanding to Dong Nai and Tay Ninh, following the belt and metro axes.
