Southern Apartment Prices Surge: Units Priced at 30-40 Million VND/m² Becoming Scarce

Recent observations indicate that apartment projects in Ho Chi Minh City and neighboring provinces (Dong Nai, Tay Ninh) are setting new price benchmarks. Notably, since the integration of Binh Duong into HCMC’s administrative boundaries, prices have surged dramatically in both regions.

During a recent forum, Mr. Vo Hong Thang, Deputy General Director of DKRA Consulting, shared that immediately after the merger announcement, property prices in HCMC and former Binh Duong spiked by 30-60%, with localized overheating in some areas. This upward trend is expected to persist through year-end.

Surveys reveal that properties along National Highway 13 (HCMC’s Northeast) have seen rapid price increases since early 2024, ranging from 15-25% depending on the project and location. This growth shows no signs of slowing.

For instance, Landmark Binh Duong by Phu Cuong Group and The Emerald Boulevard Binh Duong by Le Phong Group are rumored to be priced at 70 million VND/m². Similarly, Ho Guom Xanh – TBS Group is quoted at 65-70 million VND/m², while Diamond Sky in Van Phuc City ranges from 130-150 million VND/m². Urban Green apartments fluctuate between 75-85 million VND/m².

In the New City area, The Glory – Becamex Tokyu is priced at 58-60 million VND/m², Sycamore – Capitaland starts at 58 million VND/m², The Ten – Becamex Tokyu from 60 million VND/m², The Emerald 68 at 52-55 million VND/m², La Pura by Phat Dat at 50-55 million VND/m², and Habitat rumored at 50-55 million VND/m².

Affordable apartments priced between 30-40 million VND/m² in former Binh Duong are becoming scarce, primarily found in Di An, Tan Dong Hiep, and Dong Hoa wards (HCMC). The supply available until year-end remains limited.

On September 24th, the Orion Tower within the TT AVIO project—developed by a Japanese consortium including Cosmos Initia, TT Capital, and Koterasu Group—launched its second phase. Priced from 33.6 million VND/m², it’s considered one of the few reasonably priced options in HCMC’s East this year. This phase offers only a few hundred units, with flexible payment negotiations directly with the developer.

Other projects like Bcons City Binh An Dong Tay, A&K Tower, and The Aspira, priced around 40 million VND/m², are also among the market’s rarities in HCMC.

According to Savills Vietnam, the supply of apartments priced 30-40 million VND/m² is shrinking, making it increasingly difficult for genuine buyers to find affordable options. Even units priced from 50 million VND/m² now account for just 13%, a figure expected to decline further. This suggests that moderately priced apartments will become even scarcer by year-end.

Q4 Apartment Market Dynamics

Southern real estate demand remains uneven across segments. Interest is concentrated in affordable projects, while high-end transactions are sluggish.

A representative from a Southern property firm noted that buyers remain price-sensitive, committing only when prices align with flexible payment terms. Despite anticipating price surges by late 2025, some buyers are still hesitant, reflecting broader market volatility and investment channel fluctuations.

This cautious approach is understandable given past market turbulence. Buyers prioritize safety, favoring mid-range properties in well-connected areas over luxury segments. Consequently, the Southern market’s recovery remains uneven across projects and regions.

CBRE experts predict apartment prices will continue rising by 10-15% in Q4, depending on location. Infrastructure development, zoning plans, and land price adjustments are key drivers. Approximately 80% of future housing supply will originate from HCMC’s periphery.

DKRA Consulting data shows that investment demand still outpaces genuine homebuying. Investors are mainly aged 35-44 (36%), while homebuyers are 25-34 (40%).

To meet evolving demands, developers must focus on affordable, livable products and satellite cities with integrated infrastructure, according to industry analysts.