The strong wave leaning towards the high-priced housing segment of investors has formed since last year and continues to be clear in the first half of this year.
According to a report by the Vietnam Association of Realtors (VARS), most of the new projects opened for sale in the second quarter of 2026 in the two major markets of Hanoi and Ho Chi Minh City leaned towards the high-end and luxury segments.
In Hanoi city, the price of primary apartments in the central area increased to an average of about 121 million VND/m2. In Ho Chi Minh City, the average primary price is maintained around 103 million VND/m2 because most newly opened projects are priced at 100 million VND/m2 or more.
In the second quarter of 2026, the whole country recorded about 25,500 new apartments for sale. Among these, the number of luxury and super luxury apartments (priced from 80 million VND/m2) accounted for 45% of the supply. About 37% of newly sold projects in the previous quarter were high-end segments (over 50 million VND/m2), and 18% were mid-range. Affordable apartments under 25 million VND/m2 continue to be absent from the market.
According to data from Avison Young Vietnam, the average primary selling price of the "super luxury" apartment segment in Ho Chi Minh City has approached 18,000 USD (nearly 470 million VND) per m2. This price is more than 2 times higher than the price of the general luxury segment here, which is more than 8,000 USD (over 200 million VND) per m2 and 3-5 times higher than the price of primary apartments in the central area, ranging from 3,500-5,900 USD (from 91 to 155 million VND) per m2.
In some particularly expensive locations near Ben Thanh market area, the price of a luxury project has even reached the milestone of about 1 billion VND/m2.
The trend of chasing the high-end segment is also spreading to areas outside the center of Ho Chi Minh City. Many apartment projects in satellite cities of Ho Chi Minh City have also continuously set new price levels, with a common level of 55-80 million VND/m2, approaching the high-end segment.
Avison Young Vietnam's Q2 market report recently showed that Ho Chi Minh City after the merger recorded nearly 12,000 new primary apartments for sale. About 60% of the supply is concentrated in the old Binh Duong area, with an average selling price of 53-76 million VND/m2. With the above price level, most of the new baskets are classified into the near-high-end and high-end segments.
A series of new projects in this area set a higher price level than before. For example, Le Phong Group offers apartments at The Emerald River Park project (Lai Thieu, Ho Chi Minh City) with an expected price of about 50-60 million VND/m2.
Or CapitaLand deploys more than 1,000 apartments in the Orchard Collection sub-area in Sycamore urban area, with prices starting from about 65 million VND/m2. Especially in the Midori Park The Ten II sub-area, developer Becamex Tokyu offers up to 80 million VND/m2.
This level has nearly doubled compared to a few years ago (30-40 million VND/m2). The suburban market is also being positioned by investors for higher-end housing, instead of competing with the advantage of low prices.
Ms. Cao Thi Thanh Huong, Deputy Director of Savills Research Department in Ho Chi Minh City, said that the upgrade process in suburban cities is being accelerated thanks to the participation of many domestic and foreign investors. Cheap prices are no longer a competitive advantage factor for businesses. Instead, they are shifting to developing urban areas and integrated apartment complexes, investing in synchronous planning, utilities and infrastructure.
This supply upgrade process is forecast to continue in the coming years, as inner-city land funds in Ho Chi Minh City are increasingly limited and the trend of developing megacities expands to satellite areas.
However, the supply-demand mismatch will become more serious, the mid-range segment will increasingly narrow, affordable housing will continue to be "absent", making it difficult for the real housing needs of most people to be met.
