The land plot market in Hanoi and many neighboring areas is showing a clear cooling down trend. Many areas that have continuously established new price levels have now recorded a significant decrease in just a few months, in the context of slowing down transactions and investment sentiment becoming more cautious.
According to data from Batdongsan. com. vn, the average asking price for land plots in Hanoi in the first quarter of 2026 reached about 81 million VND/m2, a slight decrease compared to 82 million VND/m2 in the fourth quarter of 2025.
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 the Bat Khoi street area, Long Bien ward, Hanoi, a 91m2 auctioned land plot is being offered for sale at a price of about 185.71 million VND/m2, equivalent to nearly 16.9 billion VND. Meanwhile, the common price level in this area is currently around 212 million VND/m2, about 1.4% lower than the peak of 215 million VND/m2 recorded in February 2026. However, compared to the same period last year, the current price is still increasing by about 71%.
On Dong Cham street, Yen Xuan commune, Hanoi, in the old Quoc Oai area, a 100m2 land plot is being offered for sale at a price of about 2 billion VND, equivalent to about 20 million VND/m2. The common selling price in this area is currently 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.
Meanwhile, in Tram Troi town, Hoai Duc commune, Hanoi, the common land plot price is currently at 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, this price level still increased by about 12.3%.
In Xuan Canh commune, Dong Anh, Hanoi, the popular land plot price currently fluctuates around 123 million VND/m2, about 4% lower than the peak of 143 million VND/m2 recorded in September 2025 and down about 0.8% compared to the same period last year.
Mr. Nguyen Van Dung - a real estate broker in Hanoi said that the number of investors looking to buy and learn about land plots has now decreased significantly compared to the end of last year. Many customers who previously bought with the psychology of "fearing missing the wave" are now switching to listening to the market and considering more carefully before spending money.
The period of continuous hot increase has passed, the market is strongly differentiated. In some areas, prices continue to rise, many areas slightly decreased, but some areas sharply decreased in price in a short time. Currently, buyers mainly ask for prices, survey the market, and rarely close deposits as quickly as before. Some investors using borrowed capital or hoarding goods from the fever at the end of 2025 have started to reduce prices to rotate cash flow," Mr. Dung said.
According to Mr. Dung, areas that used to increase too quickly thanks to planning information or infrastructure are currently under pressure to adjust more clearly than the general level. However, in locations with large populations, complete infrastructure or near major traffic routes, land prices are still high due to low supply.
Commenting on the land plot market, Mr. Nguyen Anh Que - Chairman of G6 Group - said that the core factor of the market is still the actual housing demand and the ability to exploit the value of use. According to him, wherever there are residents living there, cash flow will form and create a foundation for real estate value.
Mr. Que recommends that investors should remain cautious, only choosing land plot products with clear housing or business exploitation potential. "The price must be commensurate with the usable value and cash flow generation capacity. Over the past time, many areas have been pushed up in price far beyond their actual value, so adjustments are needed to bring the market back to a more balanced state," he emphasized.
In addition, factors such as legality, planning and liquidity should be put first when making investment decisions. According to Mr. Que, in the current context, expecting short-term "surfing" is not appropriate. Investors should identify medium and long-term strategies, associated with areas with real development potential.
