The low-rise housing segment continued to record a price adjustment trend in Q2/2026, while liquidity has not improved much due to high price levels and buyers becoming more cautious in the face of interest rate pressure.
According to JLL, the landed house segment in Hanoi recorded slow liquidity when newly launched apartment funds have less attractive locations or are offered at high prices. Since the beginning of 2026, interest rates on real estate loans at many banks have increased, continuing to put pressure on the market. Buyers are increasingly sensitive to payment progress and interest rate fluctuations, especially for products priced over 17 billion VND/unit if not accompanied by preferential policies from investors.
In Q2/2026, the average primary selling price of landed houses in Hanoi decreased to about 210 million VND/m2 of land, 20% lower than the same period last year. According to JLL, the decrease mainly stemmed from the fact that the basket of goods no longer has many high-priced supply sources of some large projects, while other projects still maintain a stable price level.
In the next 6-12 months, JLL forecasts that the Hanoi apartment and landed house market will continue to welcome new supply from large investors. However, competition is forecast to increase as the price level remains high, demand mainly comes from groups of customers buying to live with a more cautious mentality, and strong supply in Bac Ninh, Hung Yen and Hai Phong also creates more competitive pressure on the Hanoi landed house market. JLL also believes that the market is currently supported by three structural drivers including large-scale infrastructure investment, institutional reform and the shift of domestic and international capital flows.
Data from Batdongsan. com. vn also shows a trend of adjustment taking place in many segments. In Hanoi, street house prices decreased by about 3% compared to the previous quarter, from an average of 214 million VND/m2 to 202 million VND/m2. Private houses decreased more sharply, by about 6%, from 139 million VND/m2 to 130 million VND/m2. Villa prices decreased from 153 million VND/m2 to 148 million VND/m2, while land plots decreased slightly from 41 million VND/m2 to about 40 million VND/m2.
In Ho Chi Minh City, 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 and townhouses slightly decreased from 198 million VND/m2 to 197 million VND/m2. Conversely, private houses and apartments recorded a slight increase, respectively from 116 million VND/m2 to 117 million VND/m2 and from 69 million VND/m2 to 70 million VND/m2.
CBRE's Q2/2026 report also recorded the average primary price of the townhouse segment, including villas and townhouses, in Ho Chi Minh City reaching 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, this development mainly reflects changes in the supply structure.
Mr. Tran Quang Trung - Business Development Director of OneHousing - commented that 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 him, 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 limited land funds. If previously many investors were willing to spend money based on expectations of price increases from planning or infrastructure, now they are more interested in the exploitation capacity and actual use value of assets. According to Mr. Trung, the market is gradually shifting from the mindset of "buying to wait for price increases" to "buying to exploit value", in which the competitive advantage of products depends increasingly on verifiable factors such as legality, planning, development quality and exploitation capacity.
