PropertyGuru Vietnam's real estate market report for the first 6 months of the year shows that for the first time the market 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 continued to set high price levels.
In Ho Chi Minh City, villa prices decreased by about 6.3%, from 160 million to 150 million VND/m2. Land plots decreased by nearly 3%, to 66 million VND/m2, townhouses decreased by about 1%, while private house prices remained almost unchanged.
According to data from CBRE's Q2/2026 report, the average primary price of the townhouse segment (villas, 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. The decline mainly came from changes in the supply structure.
According to CBRE, in the past quarter, Ho Chi Minh City recorded 1,934 newly opened landed houses, all belonging to a large urban area in Hoc Mon. With a price of about 127 million VND/m2 of land, significantly lower than the current project level in the East area by 200-300 million VND/m2. This new supply has pulled down the average selling price of the entire market.
Reports from DKRA Consulting also show that secondary apartment prices in Ho Chi Minh City in the second quarter decreased by an average of 3-6% compared to the previous quarter. In which, the East and North areas decreased by about 2-6%, the West and South areas decreased by 4-6%, and the central area decreased by 3-5%.
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 after price increase expectations like in the 2021-2022 period but is shifting to products with real housing needs, transparent legal status and benefits from planning and infrastructure.
A survey by PropertyGuru with brokerage exchanges also shows that liquidity decreased in most segments in Q2/2026. About 90% of land brokers said transaction volume decreased, this rate in private houses and townhouses ranged from 74-76%, while apartments were about 60%. This shows that the above segment still maintains demand thanks to real housing demand but also cannot avoid a general adjustment wave.
The major impact on market consumption is that from the beginning of the second quarter of 2026, the general level of home loan interest rates at many commercial banks has been adjusted upwards, ending the period of deep preferential credit packages. The skyrocketing interest rate has created a financial burden for both homebuyers for living and investment.
Cash flow from investors using financial leverage is also congested, forcing them to find ways to "clear goods, cut losses" in the secondary market, rather than having enough resources to collect primary goods.When both borrowed capital and accumulated cash flow of customers are narrowing, it is understandable that investors cannot find outlets for products.
Faced with that situation, instead of trying to open for sale at all costs, many investors decided to postpone sales plans to choose a more suitable time.Real market surveys show that some investors who own luxury apartment baskets in the East and South of Ho Chi Minh City have extended the reservation period, instead of moving to the official opening phase as planned.According to sources from brokerage units, many projects in Ho Chi Minh City and some neighboring areas will officially open for sale in July and August 2026, but have now changed plans.
The developments of the real estate market in the first half of 2026 are not very favorable and entering the second half of the year with signals about interest rates showing no signs of cooling down, the defensive psychology of buyers has not stopped, predicting a challenging and competitive period ahead.
