According to the Overview Report of the Real Estate Market in the first 6 months of 2026 released by Batdongsan. com. vn, the price level of many types of real estate has been adjusted in Q2/2026, showing that the market is entering a rebalancing phase after a period of strong growth.
Nationwide, street front house prices in Q2/2026 decreased by about 3% compared to the previous quarter, from an average of 214 million VND/m2 to 202 million VND/m2, equivalent to a decrease of about 12 million VND/m2.
Notably, the private house segment recorded a stronger decrease, about 6%, from 139 million VND/m2 to 130 million VND/m2, equivalent to a decrease of about 9 million VND/m2.
Villa prices also decreased from 153 million VND/m2 to 148 million VND/m2, while land plots slightly decreased from 41 million VND/m2 to about 40 million VND/m2.
In Ho Chi Minh City, the trend of adjustment also appears in many segments. In the second quarter of 2026, villa prices decreased from 160 million VND/m2 to 150 million VND/m2; land plots decreased from 68 million VND/m2 to 66 million VND/m2; townhouses slightly decreased from 198 million VND/m2 to 197 million VND/m2.
In the opposite direction, private houses and apartments are the two segments that recorded a slight increase. Private house prices increased from 116 million VND/m2 to 117 million VND/m2, while apartments increased from 69 million VND/m2 to 70 million VND/m2.
CBRE's Q2/2026 report also shows that the average primary price of the townhouse segment, including villas and townhouses, in Ho Chi Minh City reached about 216 million VND/m2 of land, down 3% compared to the previous quarter and 29.5% lower than the same period last year. According to CBRE, the decrease mainly came from changes in the supply structure.
According to Mr. Dinh Minh Tuan - Southern Regional Director of PropertyGuru Vietnam, this is the first time the market has recorded the phenomenon of most types of real estate adjusting prices after a period of hot increase. However, the decrease mainly occurred in the secondary market, while many newly opened primary projects continue to set high price levels.
Mr. Tuan believes that the fact that many segments are adjusting prices together reflects the market rebalancing process rather than a sign of widespread decline. Cash flow is no longer chasing expectations of price increases like in the 2021-2022 period but is shifting to products with real housing needs, transparent legality and benefiting from planning and infrastructure.
This trend is also reflected in the choices of buyers. According to Batdongsan. com. vn, in the last 6 months of the year, apartments continue to be the segment with the greatest growth potential, followed by private houses. Among them, 64% of apartment buyers aim to serve real housing needs, and 36% buy for investment.
Mr. Tran Quang Trung - Business Development Director of OneHousing said that the demand for real estate ownership is still maintained positively, but buyers are becoming more selective. In the inner city area, where land funds are increasingly scarce, the advantage belongs to projects with central locations, complete legal status and limited supply.
According to Mr. Trung, high-end apartment projects in Ba Dinh, Giang Vo, Kim Ma or Ho Tay (Hanoi), even with prices ranging from 120-180 million VND/m2, still attract groups of customers with real housing needs and long-term assets.
In the low-rise segment in the central area, new supply is almost absent due to increasingly limited land funds. If previously many investors were willing to spend money based on expectations of price increases thanks to planning or future infrastructure, now they are more interested in the exploitation capacity and actual value of assets.
Mr. Trung said that the real estate market is gradually shifting from the mindset of "buying to wait for price increases" to "buying to exploit value". Accordingly, the competitive advantage of products is increasingly dependent on verifiable factors such as legality, planning, development quality and exploitation capacity.
