The Hanoi Department of Agriculture and Environment has recently drafted a proposal for the city’s first land price list, set to be implemented from January 1, 2026. This initiative is based on extensive surveys, real estate transaction data, and information from the Land Registration Office, local authorities, and various departments.
Hanoi is divided into 17 zones, with 15 primary areas featuring distinct land prices based on location and infrastructure. While some areas boast prices exceeding hundreds of millions VND per square meter, others offer more affordable rates, starting at just a few million VND per square meter.
Zone 11, encompassing the communes of Phuong Duc, Phu Xuyen, Chuyen My, and Dai Xuyen, has the lowest land prices in Hanoi. Here, the cheapest residential land in prime locations (position 1) is priced at just over 3.1 million VND per square meter, specifically along the road connecting the Luong River dyke to the Hoa Khe cemetery in Dai Xuyen commune. Prices drop even further for positions 2, 3, and 4 in this zone, hovering around 2 million VND per square meter.
In Zone 14, which includes the communes of Thach That, Hoa Lac, Tay Phuong, Yen Xuan, Phu Cat, Kieu Phu, Hung Dao, Quoc Oai, and Ha Bang, land prices start at over 3.5 million VND per square meter along the section from Road 446 to Da Mai Bridge.
Similarly, in Zone 15, covering the communes of Chuong My, Quang Bi, Hoa Phu, Xuan Mai, Phu Nghia, and Tran Phu, land prices exceed 3.5 million VND per square meter along the inter-commune road from Rong Market to Thuong Phuc Village (the entrance to Thuong Phuc Hamlet cemetery).
Zone 16, comprising the communes of Phuc Son, Ung Thien, Ung Hoa, My Duc, Van Dinh, Hong Son, Hoa Xa, and Huong Son, offers land prices starting at over 4.3 million VND per square meter in certain locations. This price point is mirrored in Zone 17, which includes the communes of Soc Son, Noi Bai, Trung Gia, Da Phuc, and Kim Anh, specifically along the road from the Chau Market – Do Tan junction to Thanh Cong commune in Thai Nguyen, and from the Do Luong – Dong Mai junction to Thanh Cong commune in Thai Nguyen.
In Zone 13, which includes the communes of Minh Chau, Quang Oai, Vat Lai, Co Do, Bat Bat, Suoi Hai, Yen Bai, and Ba Vi, land prices start at over 4.5 million VND per square meter along Provincial Road 414C, from the junction with Suoi Hai commune to point 1 on the Da River dyke in Bat Bat commune.
Zone 7, which includes the communes of Tien Thang, Yen Lang, Quang Minh, Me Linh, Phuc Thinh, Thu Lam, Dong Anh, Vinh Thanh, and Thien Loc, has land prices exceeding 5 million VND per square meter along the section from Bridge 4 in Yen Lang commune to the Cong Toa junction in the same commune.
Hanoi is developing a land price list to be implemented from 2026. (Illustrative image)
In Zone 12, which includes the towns of Son Tay and Tung Thien, and the communes of Doai Phuong, Phuc Loc, Phuc Tho, and Hat Mon, land prices are set at 8 million VND per square meter along the Hong River dyke through Phuc Loc commune (outside the dyke).
Zone 10, which includes the communes of Dai Thanh, Thanh Tri, Ngoc Hoi, Nam Phu, Binh Minh, Tam Hung, Thuong Tin, Hong Van, Thanh Oai, Dan Hoa, Thuong Phuc, and Chuong Duong, has slightly higher land prices, starting at over 8.2 million VND per square meter along the section through the former Nguyen Trai commune (from Xem Bridge to the new Thuong Phuc commune People’s Committee).
In Zone 9, which includes the communes of Lien Minh, O Dien, Dan Phuong, Hoai Duc, Duong Hoa, Dong Son, and An Khanh, land prices are set at 9 million VND per square meter along inter-commune roads in the communes of Tho An, Tho Xuan, and Trung Chau.
Zone 8, which includes the communes of Phu Dong, Thuan An, Gia Lam, and Bat Trang, has a minimum land price of 12.6 million VND per square meter in prime locations, specifically along the Kim Lan – Van Duc road (from the intersection with Road 179 to the end of Trung Quan village).
In Zone 5, which includes the wards of Tay Mo, Dai Mo, Duong Noi, Ha Dong, Thanh Liet, Hoang Liet, Yen So, Kien Hung, Yen Nghia, and Phu Luong, the lowest land price is over 20.3 million VND per square meter along Chua Tong Street, from Le Trong Tan to the end of Duong Noi ward.
Conversely, the most expensive areas in Hanoi reach hundreds of millions VND per square meter, with Zone 1, comprising the inner-city wards of Tay Ho, Ngoc Ha, Ba Dinh, Giang Vo, O Cho Dua, Hoan Kiem, Van Mieu – Quoc Tu Giam, Cua Nam, and Hai Ba Trung, leading the way.
In this zone, the highest land price exceeds 702 million VND per square meter for prime locations along streets such as Ba Trieu (from Hang Khay to Tran Hung Dao), Dinh Tien Hoang, Hai Ba Trung (from Le Thanh Tong to Quan Su), Hang Dao, Hang Khay, Hang Ngang, Le Thai To, Ly Thuong Kiet, Nha Tho, and Tran Hung Dao (from Tran Thanh Tong to Le Duan). Compared to the current price list, the highest residential land price in Hanoi has increased by 2%.
The lowest price in prime locations within this zone is recorded on Dong Co Street, at over 82 million VND per square meter. The average residential land price across the 9 central wards is 255.3 million VND per square meter, also reflecting a 2% increase.
This 2% increase is applied uniformly across other zones, including Zone 2 (wards within the second ring road), Zone 3 (wards between the second and third ring roads), Zones 4 and 5 (wards outside the third ring road, on the right bank of the Red River, excluding Chuong My, Son Tay, and Tung Thien), and Zone 6 (wards within the boundaries of the Red River, Duong River, and the third ring road).
Additionally, residential land prices are proposed to rise significantly in outlying communes. Zone 9, which includes the 7 communes of Lien Minh, O Dien, Dan Phuong, Hoai Duc, Duong Hoa, Dong Son, and An Khanh, sees the highest increase of 26% compared to the current land price list.
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