Land plots with reduced prices are still difficult to trade
The land plot market in the suburbs of Hanoi is entering a period of clear cooling down after a long period of hot increase. Selling prices in many areas that were once the focus such as Hoa Lac, Thach That, Quoc Oai, Hoai Duc or Dong Anh simultaneously decreased, but liquidity is still quite quiet.
Once expected to surf waves to make quick profits, many investors now have to accept price reductions to recover cash flow. However, even when prices decrease, trading is no longer as easy as before.
Investing in a land plot near Lang - Hoa Lac High-Tech Park from mid-2024, Mr. Tran Minh Duc (39 years old, Cau Giay ward) said that the price has been reduced by 300 million VND but still has not found buyers.
According to Mr. Duc, at the time of spending money, the land plot market in Hoa Lac area continuously increased in price thanks to planning information and infrastructure. The land plot with an area of more than 90m2 was bought by him for nearly 3.3 billion VND. After many months of selling, he had to reduce it to below 3 billion VND to find customers.
“Previously, just posting a message would have many people calling, going to see the land and quickly closing transactions, but now very few people ask, mainly to refer to prices. I think buyers are tending to explore and wait,” Mr. Duc said.
Not only the Hoa Lac area, many investors at other land plot hotspots also face difficulties in escaping goods. Ms. Nguyen Thu Huong (36 years old, Ha Dong ward) said that she has been selling a land plot in Hoai Duc area since the beginning of this year, but transactions are almost "standing still".
According to Ms. Huong, the land plot was bought in the early stages of 2025 with the expectation of selling at a price difference after a few months. However, the market is currently stagnant, making it very difficult to find buyers.
There were times when land prices increased continuously in a short time, so many people thought that after buying, it would be easy to resell for profit. But now, buyers are very cautious, liquidity is almost gone," Ms. Huong said.
Many areas simultaneously adjust prices
Real-world surveys show that in many areas that were once the focus of land fever such as Dong Anh, Hoai Duc, Quoc Oai, Gia Lam or Long Bien, land plot prices have simultaneously cooled down.
In Viet Hung ward, Hanoi (former Thuong Thanh ward area), the common land plot price is currently about 201 million VND/m2, about 2% lower than the peak price of 205 million VND/m2 in March 2026 but still about 26.4% higher than the same period last year.
Some suburban areas recorded a stronger decrease after a prolonged period of hot increase. On Dong Cham street, Yen Xuan commune, Hanoi, belonging to the old Quoc Oai area, land plot prices are currently commonly around 22 million VND/m2, down about 24.1% compared to the peak of 29 million VND/m2 in December 2025. However, the current price is still about 10% higher than a year ago.
In Tram Troi town, Hoai Duc commune, Hanoi, the common land plot price is currently about 137 million VND/m2, about 12.7% lower than the peak price of 157 million VND/m2 recorded in February 2026. Compared to the same period last year, prices in this area still increased by about 12.3%.
In Dong Anh area, land plot prices in Xuan Canh commune currently fluctuate around 123 million VND/m2, down about 4% compared to the peak of 143 million VND/m2 in September 2025 and down about 0.8% compared to the same period last year.
Similarly, in Son Dong commune (Hanoi), subdivided land plots belonging to the 4.5ha area and An Tho area located on Ring Road 3.5 are currently commonly offered for sale at about 180 million VND/m2, down about 5.3% compared to the peak of about 190 million VND/m2 in February 2026. However, the price level in this area is still 5% higher than the same period last year.
Meanwhile, the auctioned land plots in Lai Xa area, Hoai Duc commune, near National Highway 32 currently have a common price of about 170 million VND/m2, down about 4% compared to the peak price of 177 million VND/m2 recorded in February 2026. Compared to the same period last year, the price still increased by about 15.6%.
Notably, in Phu Cat commune, Hanoi, the area near Lang - Hoa Lac High-Tech Park, land plot prices are recording a fairly strong adjustment after a period of hot increase. Some areas currently have common prices of about 29 million VND/m2, down about 19% compared to the peak of 36 million VND/m2 in June 2025. Many other locations in this locality also decreased to about 20 million VND/m2, about 20% lower than the peak of about 25 million VND/m2 recorded in April 2025.
Sharing about the trend of land plot investment, Mr. Nguyen Anh Que - Chairman of G6 Group - said that investors need to be cautious and should only choose land plots with real housing potential and good business prospects.
According to Mr. Que, land prices need to be commensurate with the value of use and the ability to exploit cash flow, because in the past, many areas have been pushed up far beyond their actual value.
Mr. Que also noted that legal factors, planning and liquidity need to be put first, and short-term surfing should not be expected.
“From 2019 to now, the average land plot price has increased by about 50%, even higher in some places. Therefore, the possibility of further increase in the near future is not easy,” Mr. Que assessed.
