The price of newly opened apartments continues to remain at a high level, while the old apartment market is beginning to see a downward trend in some projects after a long period of hot increase. This development shows that the market is entering a period of stronger differentiation, when liquidity decreases and financial pressure begins to clearly impact the group of investors using leverage.
According to a newly released report by the Ministry of Construction, apartment prices for sale in Hanoi currently average about 128 million VND/m2, the highest in the country and the new record level of the market.
CBRE noted that Q1/2026 is the third consecutive quarter that primary apartment prices in Hanoi have maintained above the threshold of 100 million VND/m2. The current average price is about 102 million VND/m2, an increase of nearly 30% compared to the same period last year.
Meanwhile, Knight Frank Vietnam recorded the primary selling price of apartments in Ho Chi Minh City reaching an average of 4,078 USD/m2, equivalent to about 107 million VND/m2, an increase of 11.8% compared to the same period last year. In Hanoi, the primary selling price reached 4,774 USD/m2, equivalent to about 112 million VND/m2, an increase of up to 38% year-on-year.
Data from the Vietnam Association of Realtors (VARS) shows that the average primary price in Hanoi has risen to about 128 million VND/m2, an increase of 28% compared to 2025. According to VARS, newly opened projects currently mainly belong to the luxury and high-end segments, contributing to raising the general apartment price level in the whole market.
Recorded in the current market, most newly launched projects currently have prices from 90 million VND/m2 or more.
For example, the Lumière Hanoi Seasons Garden project at 233 - 235 Nguyen Trai developed by Masterise Homes is launching on the market with an expected price of about 120 - 180 million VND/m2.
In the Tay Ho area, The Reflection West Lake project is also introduced with prices ranging from about 150 - 250 million VND/m2, equivalent to an average of about 6 - 13.5 billion VND per unit depending on area and location.
Meanwhile, The Vista Van La project in Van La urban area, Ha Dong district also offers an average expected price of over 90 million VND/m2.
In the opposite direction, the secondary apartment market began to record a correction trend in some projects after a period of strong increase. A report by the Ministry of Construction said that in the first quarter of 2026, some areas in the secondary market have shown a downward trend in price.
A survey on the Batdongsan. com. vn platform shows that apartments at the FLC Complex 36 Pham Hung project currently have a popular price of about 97.9 million VND/m2, down about 5% compared to December 2025.
At The Vesta Ha Dong project, the average selling price is currently about 65.2 million VND/m2, down about 4.1% compared to the end of 2025. Eco Green City apartment building on Nguyen Xien street, Thanh Liet ward, Hanoi currently has a popular price of about 85 million VND/m2, a slight decrease of about 2.1% compared to December 2025.
Mr. Tran Van Hung - a real estate broker in Hanoi - said that the current market is very different from the "hot" period in 2024 - 2025.
According to Mr. Hung, previously many investors were willing to spend money as soon as the project opened for sale with the expectation of "surfing" to earn a difference after only a few months. However, currently, the number of investors has decreased sharply, especially the group using bank loans.
There are apartments that previously only needed to be put up for sale for a few days to have customers deposit, but now hanging for a whole month is still difficult to transact. Apartment prices are still high, but buyers have become much more cautious and no longer accept paying money as quickly as before," Mr. Hung said.
According to this broker, the average apartment price in Hanoi has increased too quickly in the past two years, causing the investment profit margin to narrow. Meanwhile, the pressure of loan interest, financial costs and new supply continuously coming to the market makes many investors choose to recover cash flow instead of continuing to "hold goods".
Mr. Hung said that in the secondary market today, there has been a trend of price adjustments in some projects that had previously increased sharply in the previous period. Many homeowners are forced to reduce prices to find customers, especially for apartments purchased for investment with borrowed capital or located in areas with large new supply.
However, not all projects have reduced prices. Apartments with good locations, full legal status, meeting actual housing needs still maintain stable prices and liquidity," Mr. Hung assessed.
