According to a survey by Lao Dong Newspaper reporters, in November 2025, the market recorded fluctuations in home loan interest rates. Deposit interest rates at commercial banks have increased simultaneously. This has led to fluctuations in home loan interest rates at some banks.
For example, BVBank has implemented a home loan package with an interest rate of 8.49% in the first 12 months. From December 13 onwards, the loan term is up to 25 years and customers can borrow up to 85% of their collateral. The loan limit is 10 billion VND. For home repair loans, the interest rate is 8.49% in the first 12 months. 13 months onwards 14.8%. The loan limit is 3 billion VND, the loan term is 15 years.
VIB offers 4 options: 5.9%/year fixed for 6 months, 6.9%/year for 12 months, 7.9%/year for 24 months and 8.9%/year for the first 36 months. However, customers need to pay attention to the actual interest rate after the incentive period. For example, with a package of 6.9% fixed for 12 months, from the 13th month, interest rates will be calculated according to the real estate lending interest rate formula (currently about 8.5%) plus a margin of about 2.8%, equivalent to an actual interest rate of about 11.3%/year.
ACB is implementing 3 home loan packages with preferential interest rates for each term, providing flexible options for customers. Borrowers can enjoy interest rates of 8.5%/year for the first 3 months, 9%/year for the first 6 months or 9.5%/year for the first 12 months. After the preferential period, interest rates will be adjusted according to the market's floating rate.
Many other commercial banks are still maintaining preferential loan packages for young people, under 35 years old, with interest rates from 4%-6% for a period of 6-12 months, then will follow floating interest rates. Actual records show that floating interest rates for home loans at banks have increased to 12-15%/year.
In the current context, many borrowers are quite worried about interest rate developments. Ms. Pham Tu Tran, an employee of an import-export company, said she has a loan worth 2 billion VND to buy an apartment. Recently, she has been offered a preferential loan at an interest rate of 5.5%/year, but after monitoring the interest rate situation, she is quite worried.
Around May 2026, she will be able to apply floating interest rates and has now been informed by a bank specialist about the possibility of the interest rate increasing to 9-10%/year when the incentive expires.
Thus, interest expenses also increased and forced her to make calculations because Ms. Tran's loan contract is a bank contract that will be disbursed according to progress, in which interest will be calculated according to market interest at the time of disbursement. In the context of continuously increasing adjusted lending interest rates, it will be a big pressure.
For those who need to borrow to buy a house, they are even more hesitant in making decisions. In addition to the story of rising interest rates, another reason that is currently discouraging for those who want to buy a house is the current high apartment price level.
In the market, apartment products priced under VND3 billion are extremely rare, mostly from VND5-8 billion for apartments and VND7-20 billion for townhouses in urban areas. Therefore, the majority of people find it difficult to cope and do not dare to bear additional bank loans.
Because currently, to buy a affordable apartment far from the center of Ho Chi Minh City, buyers must have at least 700 million VND to 1 billion VND and must borrow an additional 1-1,5 billion VND from the bank. Meanwhile, the preferential interest rate of 5.5%/year usually only lasts from 6 months to 3 years, then will increase due to switching to floating interest rates (the basic interest rate plus the range of 3-4%/year).
Thus, with this loan, borrowers must pay the principal and interest of about 20-26 million VND/month (calculated according to floating interest rates). This is the reason that prevents people from borrowing money to buy a house. If the floating interest rate can far exceed 10%/year depending on each bank at each time, it will lead to a high risk that borrowers cannot repay principal and interest.
