The land plot market in many areas of Hanoi is entering a phase of adjustment, many projects and areas that were once "land fever" have decreased significantly compared to the peak, in the context of low liquidity and increasingly cautious investors.
A survey on the Batdongsan. com. vn platform shows that land plot prices in many suburban areas of Hanoi have cooled down significantly. Some places have decreased by up to 50% in just about half a year.
In Minh Giang Dam Va Urban Area, Tien Phong commune area, former Me Linh district (now Me Linh commune, Hanoi City), the popular land plot price is currently about 30 million VND/m2 (Q2/2026), down 50% compared to the same period last year and 50% lower than the peak of 60 million VND/m2 recorded in Q4/2025. After a sharp decrease at the beginning of 2026, the land plot price level at the project has maintained stability around 30 million VND/m2 to date.
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.
In Uy No commune, former Dong Anh district (now Dong Anh commune, Hanoi City), the common land plot price is currently about 133 million VND/m2 (June 2026), an increase of 25.5% compared to the same period last year but has decreased by 23.1% compared to the peak of 173 million VND/m2 recorded in February 2026. After peaking at the beginning of 2026, land plot prices in this area decreased sharply in the following months.
In Van Noi commune, former Dong Anh district (now Phuc Thinh commune, Hanoi city), the common land plot price is currently about 84 million VND/m2 (June 2026), down 5.6% compared to the same period last year and 14.3% lower than the peak of 98 million VND/m2 recorded in March 2026. After increasing to the peak in early 2026, land plot prices in this area have adjusted to about 84-86 million VND/m2 in recent months.
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.
The Q2/2026 real estate market report of the Vietnam Real Estate Market Assessment Research Institute (VARS IRE) shows that the land plot segment continues to be the group under the largest liquidity pressure in the market restructuring process.
According to this unit, products that are mainly traded based on planning information or expectations of future price increases are facing many difficulties, although selling prices in many areas have been significantly adjusted.
Many investors choose to reduce profit expectations, even accept reducing selling prices to recover capital. However, purchasing power has not improved significantly because market sentiment has changed significantly compared to the hot growth period.
Ms. Pham Thi Mien - Deputy Director of the Vietnam Real Estate Market Assessment Research Institute (VARS IRE) said that speculative cash flow is narrowing as buyers are becoming more cautious about products that are not yet exploitable or still dependent on expected factors. This makes many areas that have recorded "land fever" periods according to planning information continue to fall into a state of sluggish trading.
Contrary to the developments in speculative areas, many areas with infrastructure being implemented in reality still recorded positive developments.
According to Ms. Mien, in many suburban areas, especially in southern provinces and cities where the transportation system is gradually being completed, land prices are still increasing by about 5-10% compared to the end of 2025. The common point of these areas is that infrastructure has been or is being deployed, clearly planned and the actual exploitation capacity is increasingly improved.
Instead of looking for short-term profit opportunities, buyers now prioritize products that can be used immediately or generate cash flow through exploitation, leasing or serving housing needs.
