A report from the Ho Chi Minh City Department of Construction shows that by the end of May, the city had 20 commercial housing projects eligible for capital mobilization with housing formed in the future, providing about 16,328 units with a total floor area of more than 1.63 million m2.
Among these, the high-end segment accounted for 14,637 units, equivalent to nearly 90% of the total supply. The mid-range segment had 1,691 units, while affordable housing did not record any new projects.
Ho Chi Minh City has 96 housing projects under implementation with a scale of more than 95,400 units, including about 87,200 apartments and more than 8,100 low-rise houses. In the same period, the city approved the investment policy and selected investors for 11 housing and urban area projects with a total area of more than 434 hectares, with an investment capital of about 118,786 billion VND. Most of the projects being and about to be implemented are positioned in the mid- and high-end segments.
This shows that although the real estate market in Ho Chi Minh City has a recovery in supply, the supply-demand mismatch is increasing. And this is also the reason why the housing price level in Ho Chi Minh City continuously increases beyond the ability of current workers' incomes.
Q1/2026 market reports from some market research units show that the primary selling price of apartments in the core area of Ho Chi Minh City (excluding Binh Duong and Ba Ria - Vung Tau before) reached more than 190 million VND per m2, an increase of 19% compared to the previous quarter and 53% compared to the same period last year.
This is the highest level ever, and also about 188 million VND per m2 higher than the primary price level of landed houses recorded at the same time. In many suburban areas, the primary price level of landed houses is only about 90-120 million VND per m2, significantly lower than the average apartment price of the whole city.
Price increases mainly come from the dominance of luxury and super-luxury projects in the East and South. In the first quarter of the year, the luxury segment accounted for about 72% of new supply, the rest belonged to the high-end group. Even in newly merged markets such as Binh Duong before, the average apartment price level is currently from 56 million VND per m2, belonging to the mid-to-high-end type. Meanwhile, the affordable segment continues to be scarce when the proportion on new supply is currently only about 12-15%. This figure is forecast to decrease to 5% in the coming years.
The fact that selling prices continuously hit peaks, according to this unit, is creating great pressure on market liquidity. In the past quarter, the core area of Ho Chi Minh City had about 1,200 new apartments for sale, the transaction volume only reached more than 800 units, equivalent to about 25% of the primary supply, down 74% quarter-on-quarter and 31% year-on-year.
According to experts, the shortage of supply will not be solved in the short term, project development costs, and increased loan interest also make the financial pressure on businesses higher, while the price of building materials tends to increase slightly. These factors make widespread price reductions almost impossible.
