The real estate market is undergoing a period of adjustment after a period of strong price increases in many areas, experts believe that in the second half of 2026, it is unlikely to see widespread "land fever" waves. The market is forecast to enter a more cautious development cycle, with the main driving force coming from infrastructure and real demand.
Ms. Le Hoang Lan Nhu Ngoc, representative of Cushman & Wakefield Co., Ltd., said that the development of urban projects today covers many types of assets, from data centers to industrial and logistics real estate. However, in the commercial housing segment, especially apartments in big cities, primary prices have far exceeded people's affordability.
According to Ms. Ngoc, with an apartment price of about 90-100 million VND/m2, a household consisting of a husband and wife may have to spend 50 to 85 years of accumulation to own a house.
In addition, the trend of investing in apartments for rent is no longer as attractive as before due to a sharp decrease in profit margin. If about 10 years ago, the rental rate could reach 8-10%, now an apartment worth 10-12 billion VND for rent at a price of 30-40 million VND/month only brings a profit margin of about 3-4%.
In that context, Ms. Ngoc predicts that the second half of 2026 will not experience a "land fever". According to her, this will be the starting stage of a new development cycle when buyers tend to observe more carefully before spending money, and investors must carefully calculate to increase liquidity for products in the context of many large urban areas developing together in localities.
According to a representative of Cushman & Wakefield, in the long term, transportation infrastructure and regional connectivity are still the factors that have the greatest impact on the developments of the real estate market.
Assessing the development trend in the coming time, Mr. Pham Duc Toan - General Director of EZ Property - said that the goal of double-digit economic growth along with promoting public investment and developing transport infrastructure will create more opportunities for many localities outside of traditional centers.
According to Mr. Toan, the Southeast and the Northern Coast are emerging as two regions with great potential thanks to rapid infrastructure development. In the Northern Coast, Hai Phong is assessed to have room for growth as the real estate price level is still relatively low compared to some neighboring localities. Currently, real estate prices in Hai Phong are only about half of Bac Ninh, while many housing products are traded at around 3.9 billion VND.
For the Southeast region, the development of transport infrastructure, industrial parks and the urbanization process are considered factors that create momentum for the market in the coming period.
Mr. Toan believes that in the new cycle, the real estate market will no longer be too dependent on short-term price increases but will move in a direction associated with actual needs, infrastructure development speed and the ability to attract residents and businesses to live, produce, and do business. These will be factors that determine the value and growth potential of real estate in the long term.
In Hanoi, according to Mr. Le Dinh Chung, General Director of SGO Homes, the market is currently led by four main development axes including East, West, South and North. In which, the western area after more than two decades of development has become an important growth pole of the Capital, but land funds are increasingly scarce, many locations record land prices of about 200 million VND/m2.
Meanwhile, the East has emerged in the last 5-7 years with areas such as Dong Anh, Gia Lam and Van Giang (Hung Yen). Real estate prices at many projects in the area have now exceeded the threshold of 100 million VND/m2.
