In the first quarter of 2026, the real estate market recorded a clear slowdown in many segments, especially land plots and private houses. Liquidity has not improved, investor sentiment is more cautious, causing the market to enter a phase of adjustment and differentiation.
Data from Batdongsan. com. vn shows that this trend is quite clear. In Hanoi, land plot prices in the first quarter of 2026 decreased by about 4% compared to the end of 2025, while in Ho Chi Minh City, private house prices decreased by about 2%.
Sharing about investment strategy, Mr. Nguyen Anh Que, Chairman of G6 Group, said that wherever there are residents living, there will be cash flow. Investors should be cautious, should only invest in land plots with real housing and good business potential. Prices must be commensurate with the value of use and the ability to exploit cash flow, because in the past time many areas have been pushed up in price far beyond their actual value. In addition, legal factors, planning and liquidity must be put first.
The G6 Chairman also recommended that short-term "surfing" should not be expected, but medium and long-term strategies should be identified. "From 2019 to now, the average land plot price has increased by about 50%, even higher in some places, so the possibility of increasing many times in the near future is not easy, except for special areas with the appearance of large projects, new administrative centers, entertainment areas or large-scale industrial parks," Mr. Que assessed.
Records from some brokers in the suburban area of Hanoi such as Dong Anh, Hoai Duc show that the volume of land plot transactions in the past time has decreased significantly compared to the same period last year.
Mr. Le Hoa, land broker in Dong Anh area, said that from the beginning of the year to now, buyers mainly go to see, survey, compare prices, very few people spend money, except for really beautiful land plots with clear legal status, convenient locations and reasonable prices, close to the actual value. Many products that were pushed up in price in the previous period are currently almost no transactions.
Mr. Vo Huynh Tuan Kiet, Director of Housing Project Marketing Department, CBRE Vietnam, said that this year the market will enter a strong screening phase when new decrees and laws are applied synchronously, helping to break away unsustainable value factors and make way for real value assets.
According to Mr. Kiet, the regulation on real estate identification codes is a highlight, helping to accurately control ownership, transparentize the price level and transactions. This mechanism helps to limit the situation of household registration, and at the same time contributes to clarifying the true value of assets in the market.
The removal of the "two-price" scenario will become clearer when the land price list is adjusted closer to reality. Mr. Kiet also said that the market is witnessing the end of the "land subdivision era" for land plots, when the regulation banning land subdivision and sale in type I, II and III urban areas may cause the spontaneous supply of land plots to decrease by about 80%.
Types of agricultural land and forest land that were once "infused" under the guise of resort real estate for subdivision and sale will also gradually lose liquidity. "This is not just a temporary decline but an inevitable elimination process. Types that do not create real usable value, disguised as projects, will be removed from the game when cash flow is no longer easy," Mr. Kiet assessed.
