After a prolonged strong upward cycle in the period 2024-2025, the Vietnamese real estate market is showing signs of adjustment and clear differentiation between segments. According to SHS Research's analysis, real estate asking prices are no longer increasing simultaneously but are diễn biến according to different trends, reflecting changes in supply - demand and investor sentiment.
In the first half of 2026, townhouses, villas and private houses all recorded a correction trend, with a decrease of 3-6% compared to the previous quarter. This development reflects profit-taking pressure after a period of hot growth, and also shows that investors are becoming more cautious in the face of a market with many challenging factors.
In the opposite direction, apartments are the only segment that maintains a stable price level, showing that real housing demand is still the main driving force supporting the market. Land plots are also only slightly adjusted, reflecting that the price level has gradually stabilized after the speculative period.
Market liquidity in Q2/2026 is generally still sluggish. According to surveys, the proportion of brokers assessing decreased transactions prevailed in most segments. Land plots are the type recording the strongest decrease in transactions with 42%, followed by villas with 36%.
Meanwhile, apartments continue to be the bright spot of the market. 17% of brokers recorded growth in apartment transactions, the highest level among segments, while only 18% assessed transactions as decreasing. This shows that real housing demand is still maintained relatively stable, helping the apartment segment to be more resilient in the context of a still difficult market.
According to SHS Research, cash flow in the market is tending to focus on products that meet real housing needs, while segments with large value or investment-oriented continue to be under pressure on liquidity and bank interest rates.
The analysis unit also said that house prices in major cities have increased faster than people's income for many years, causing housing ownership to decline, especially for young workers and people with average incomes. This trend is also reflected in the market when apartments account for 53% of total search demand and are the only segment that maintains a stable price level in the second quarter of 2026.
Commenting on the real estate price diễn biến in the second half of 2026, Mr. Nguyen Van Dinh - Vice Chairman of the Vietnam Real Estate Association, Chairman of the Vietnam Association of Realtors (VARS) - said that the possibility of a sharp decrease in house prices in the near future is very unlikely to happen, because the factors constituting real estate prices are still at a high level and there are no signs of a significant decrease.
What is noteworthy in the coming period is not the story of price reductions but the change in the supply-demand balance. The removal of legal obstacles and restart of a series of projects will significantly improve supply, creating a more substantive competitive environment among investors.
In that context, the market will be strongly differentiated. Projects with good locations, complete legal status, high construction quality and synchronous utility ecosystems still have the ability to maintain prices, even increase value thanks to stable real demand. Conversely, projects lacking competitive advantages will have to adjust sales policies, increase incentives or reduce profit margins to attract customers.
Mr. Nguyen Van Dinh said that the market is shifting from the expected price increase phase to competition based on product quality and project development capacity. Real estate prices will no longer fluctuate simultaneously but will increasingly depend on the real value of each product. In the coming years, the positive point is not that housing becomes cheaper, but that people have more opportunities to choose products that suit their needs and financial capabilities, when social housing projects, affordable commercial housing, rental housing and large-scale urban areas are implemented on schedule.
