Supply increases, market begins to differentiate
According to a report by the Vietnam Association of Realtors (VARS), from the end of 2025, real estate supply has improved significantly. Many projects that were once stalled have been legally resolved thanks to policy adjustments, along with more than 20 large-scale projects approved and newly implemented, mainly in suburban areas associated with key traffic infrastructure.
The source of goods in the market also comes from inventory and resale products of investors, causing the total supply to increase significantly. It is estimated that in 2026, real estate supply may reach about 200 thousand products.
The increase in supply helps buyers have more choices in terms of segments, regions and product types. Along with that, flexible sales policies such as extending payment schedules and interest rate support help buyers participate in the market with an initial capital ratio of about 10-30% of the product value.
However, in the context of rapid interest rate increases in a short period of time, market sentiment has become more cautious. Liquidity is no longer spread out but has shifted to a selective state, showing a trend of cash flow differentiation.
According to VARS, the cause of differentiation is not only due to increased supply but also due to the mismatch in price expectations between buyers and sellers. Sellers still anchor high prices while buyers tend to wait for more reasonable prices, even expecting deeper loss-cutting products. Investor structure also has a clear differentiation when a part of long-term investors have reached expected profit levels and have stable cash flow, so they are not under selling pressure, while the need to sell off mainly comes from groups of investors buying at high prices or using large financial leverage.
Although liquidity slowed down, the general level of real estate prices did not decrease deeply due to the pressure of input costs still being high.
Market returns to core values, serving real housing needs
Mr. Nguyen Quoc Anh - Deputy General Director of Batdongsan. com. vn - said that since the information about interest rate increases, the level of interest and search for real estate of people has not been affected too much. According to surveys, in the post-Tet period, the amount of interest is close to previous years, only decreasing by about 10-15%. The level of interest in prices for the Hanoi market, land plots decreased by 4%, while apartments and private houses went sideways. In particular, the level of interest in the apartment segment increased by 30% compared to before Tet. This shows that real demand is still present and the market does not fall into a frozen state as many concerns.
Regarding the question of whether to spend on real estate at this time or not, it needs to be seen in the context that the market is entering a phase of adjustment and differentiation more clearly. At any stage of the market, there is always a suitable customer group, the issue is whether buyers correctly identify their needs and timing or not. In the current context, buyers have more advantages when they can choose carefully and negotiate prices well, instead of having to spend money quickly like the hot market period before," Mr. Quoc Anh analyzed.
In fact, the market is returning to its core values, serving real housing needs instead of speculation. If in the past, many projects were not completed, and even buyers who did not clearly understand the product were still willing to trade, now buyers are more cautious, paying more attention to quality, location, utilities and the ability to meet actual living needs.
The market is also clearly differentiated. Products that meet real housing needs, have favorable locations, good infrastructure connections, transparent legal status and come from reputable investors still record positive liquidity. Conversely, products with high speculative nature, far from real needs will face more difficulties.
According to Mr. Nguyen Quoc Anh, this time is suitable for people with real housing needs or long-term vision investors. Buying decisions should not only be based on short-term interest rate fluctuations but need to comprehensively assess factors such as location, product quality, investor reputation and personal financial capacity. If the market continues to be supported by stable macroeconomic policies, especially in terms of interest rates and credit, real estate still has room for development in the medium and long term.
