The land plot market in many suburban areas of Hanoi is gradually cooling down after a long period of price increases. Selling prices in a series of areas have decreased sharply compared to the peak, reflecting the market adjustment process when demand has not recovered, while investors' cash flow is becoming more cautious.
A survey on the Batdongsan. com. vn platform shows that in many suburban areas of Hanoi, land plot prices have cooled down significantly after a period of hot increase, with some places decreasing by more than 65% in just about half a year.
At the Aqua Garden project, located in Thong Nhat ward (former Hoa Binh city, now Thong Nhat ward, Phu Tho province), the popular land plot price is currently at about 19.1 million VND/m2, down 55.4% compared to the peak of 42.8 million VND/m2 recorded in the second quarter of 2025. Since the third quarter of 2025, the price level has been almost flat, maintaining around 18-19 million VND/m2.
In Doan Bai commune, belonging to the former Hiep Hoa district (now Hiep Hoa commune, Bac Ninh province), the common land plot price in the first and second quarters of 2026 is about 10 million VND/m2, 65.5% lower than the peak of 29 million VND/m2 recorded in the fourth quarter of 2025. After the hot period of increase at the end of 2025, land plot prices in this area have decreased sharply, bringing the price level back to around 10 million VND/m2.
A similar development was also recorded in Bac Ly commune, former Hiep Hoa district area (now Xuan Cam commune, Bac Ninh province). The common land plot price is currently about 15 million VND/m2, 54.5% lower than the peak of 33 million VND/m2 recorded in the third quarter of 2025. In just one quarter, the common land plot price in this area has decreased by more than half compared to the peak.
At the Cienco 5 Me Linh Urban Area project (Me Linh commune, Hanoi), the common land plot price is currently about 41.5 million VND/m2 (June 2026), 31.1% lower than the peak of 60.2 million VND/m2 recorded in August 2025. After a period of fluctuating around 50-60 million VND/m2 for most of the time from the end of 2025 to the beginning of 2026, the land plot price at the project has decreased to the current level.
Meanwhile, in Phu Cat commune, former Quoc Oai district area (now Phu Cat commune, Hanoi City), the common land plot price is currently about 33 million VND/m2 in Q2/2026, down 15.4% compared to the same period last year and also 15.4% lower than the peak of 39 million VND/m2 recorded in Q2/2025. After decreasing from the peak, land plot prices in this area mainly went sideways around 36 million VND/m2 for three consecutive quarters before falling to the current level.
Assessing the land plot segment in the past time, Mr. Vo Hong Thang - Deputy General Director of DKRA Group - said that the primary supply of land plots in the South in the second quarter increased by about 8% compared to the same period in 2025. However, about 93% of the supply still comes from projects that have been opened for sale before.
Market demand continues to be low when consumption only reaches about 4% of total supply, down about 16% compared to the same period in 2025. Primary prices have not changed much compared to the previous quarter and continue to remain high due to the impact of input costs. Meanwhile, secondary prices increased by about 4% compared to the beginning of the year, mainly in projects that have completed legal procedures and have good commercial exploitation potential.
According to DKRA Consulting's forecast, in the third quarter of 2026, the new supply of land plots will continue to be scarce, with only about 300-400 products on sale. Demand is forecast to continue to decrease compared to the previous quarter, while liquidity has not improved significantly due to investor sentiment still being cautious in the face of market challenges. Primary prices are forecast to continue to be anchored at a high level under the impact of project development costs and interest rates maintained at a high level.
In the Northern region, the real estate market in June 2026 recorded a shift in cash flow between segments to find new investment opportunities. In Hanoi, a lot of information about planning and infrastructure has put the townhouse market into an observation phase.
According to DKRA Group, cash flow is trending towards the project land plot segment, especially projects with clear legal status, reasonable price levels and better liquidity. This shows that investors are prioritizing products with growth potential, while balancing between profit potential and safety level in the context of the market entering a more selective stage.
