According to the Vietnam Real Estate Market Report Q2/2026 of the Vietnam Association of Realtors (VARS), the entire market recorded nearly 34,000 new housing products for sale, down about 10% compared to the previous quarter and 8% compared to the same period in 2025.
Although supply has improved, the supply-demand mismatch has not been clearly overcome as most of the products offered for sale continue to be in the high-price segment. In Q2/2026, apartments accounted for about 74.7% of the total newly opened supply, of which luxury and super-luxury apartments accounted for about 45%, a sharp increase compared to the previous quarter; high-end apartments accounted for about 37%, while mid-range apartments only accounted for about 18%.
The affordable commercial housing segment continues to be absent from the market. For low-rise and land plots, the proportion is only 25.3%, down compared to the previous quarter and the same period in 2025; the main supply is villas and townhouses in large urban areas that are synchronously invested in infrastructure and amenities.
According to Ms. Pham Thi Mien - Deputy Director of the Vietnam Real Estate Market Assessment Research Institute (VARS IRE), primary selling prices continue to be maintained at a high level despite increased new supply. Price increases mainly come from project development costs, including land, finance and construction costs, while most new supply is positioned in the high-end segment. Instead of adjusting down listed prices, investors continue to prioritize discount policies, interest rate support and extend payment schedules to promote liquidity.
In the second quarter of 2026, the average primary apartment selling price reached about 80 million VND/m2, an increase of about 10% compared to 2025; the average in the first 6 months of the year reached about 76.5 million VND/m2. For the villa, townhouse and townhouse segments, selling prices increased by about 5% compared to the end of the previous year, and many projects continue to apply the policy of extending construction progress and payment to support buyers.
By locality, Hanoi continues to lead in primary price levels with about 123 million VND/m2, slightly adjusted compared to the previous quarter. In Ho Chi Minh City, the average selling price reached about 108 million VND/m2, almost unchanged compared to the previous quarter.
In the secondary market, the price level entered a stable and more clearly differentiated phase. After a period of hot increase, selling prices in many areas have gradually adjusted to real value, while areas benefiting from infrastructure, industry, tourism and real housing demand still maintain stable growth momentum. Liquidity is increasingly dependent on the value of use and exploitation of real estate instead of expecting price increases as before.
For apartments, adjustment pressure is concentrated in some projects that have increased sharply in price, especially high-end projects or projects of some foreign investors when entering the handover phase, buyers must pay the remaining contract value. A part of investors participating in the market from the period 2023-2025 also began to adjust profit expectations to increase transferability and balance cash flow. Meanwhile, projects that have formed a community of residents, meeting real housing needs well and rental needs still maintain positive liquidity.
Regarding the speculative land plot and low-rise segment, products according to planning information or not yet capable of exploitation continue to face liquidity difficulties even though prices have decreased significantly; cash flow mainly focuses on well-planned urban areas with clear legal status, complete utilities and actual exploitation capacity.
VARS IRE believes that the ongoing purification process is not a sign of market decline but a necessary shift to restructure the market towards transparency, substance and sustainability. When real housing needs become the main driving force, the market will gradually establish a new value level, in which products that simultaneously meet legal requirements, quality, exploitation capacity and liquidity will continue to affirm their advantages, contributing to creating a foundation for a more stable development cycle in the coming years.
