Where Are the Most Affordable Apartment Areas in Ho Chi Minh City’s “Mega Urban” Landscape?

Shifting Demand for Apartments in Former Binh Duong Area

Discussing the Ho Chi Minh City real estate market, Mr. Dinh Minh Tuan, Regional Director of Batdongsan.com.vn in the Southern region, noted that apartments are growing faster than land plots and private houses, currently leading the market.

Analyzing the former areas of Ho Chi Minh City, Binh Duong, and Ba Ria – Vung Tau, Mr. Tuan reported that the average price in former Ho Chi Minh City in Q3/2025 reached 72 million VND/m², a 35% increase from early 2023. Meanwhile, Binh Duong saw a significant 30% rise to 41 million VND/m². Interest levels in these areas grew by 19% and 48%, respectively, indicating a return of both real demand and investment.

Reviewing the total supply in 2025, Mr. Tuan highlighted that outlying areas continue to play a key role. Specifically, Thuan An and Di An led with over 13,000 new apartments each, priced between 40–60 million VND/m². A year ago, the average price was only 36–38 million VND/m², but now many projects have reached 60 million VND/m².

Next is former Thu Duc City, supplying approximately 11,800 new apartments priced at 80–120 million VND/m², significantly higher than outlying areas. The rest of Ho Chi Minh City offered around 8,000 apartments.

“The trend of new supply is heavily concentrated in the eastern part of the new Ho Chi Minh City,” Mr. Tuan emphasized.

Price Disparity in Eastern Ho Chi Minh City Apartments

Comparing price levels, Mr. Dinh Minh Tuan noted a clear differentiation in the eastern Ho Chi Minh City apartment market.

According to Batdongsan.com.vn, in former Thu Duc City, projects like Elysian, The Opus One (Vinhomes Grand Park), and The 9 Stellars recorded average prices of 70–90 million VND/m². In contrast, in former Di An, projects such as TT Avio, Bcons City, and The Gio Riverside ranged from 35–50 million VND/m², 40–50% lower than in Thu Duc.

Mr. Tuan explained that this gap reflects a pricing lag, as Di An’s location, urbanization speed, and infrastructure are rapidly developing, but market value has not yet been fully recognized.

Recently, as the “Ho Chi Minh City household registration” barrier has diminished and prices have become more reasonable, both homebuyers and mid-term investors have shifted to former Binh Duong, particularly Di An and Thuan An. These areas also lead in population decentralization, attracting young people due to their proximity to former Ho Chi Minh City and integrated transportation infrastructure.

Data from Batdongsan.com.vn shows that post-merger, 76% of apartment interest is directed to former Binh Duong, with 13% to former Ba Ria – Vung Tau. Buyers from District 12, Go Vap, Binh Thanh, and former Thu Duc are increasingly moving to Di An and Thuan An. Meanwhile, property prices here remain 40–50% lower than in former Thu Duc City and Ho Chi Minh City.

In Dong Hoa Ward (former Di An), favorable pricing has boosted demand for projects like The Gio Riverside (An Gia), TT Avio (Japan Joint Venture), Phu Dong SkyOne (Phu Dong Group), and La Pura (Phat Dat). Many projects have achieved 80–90% sales absorption after launches.

Experts compare Di An and Thuan An (former) to Thu Duc City 6–7 years ago, when prices were still “outlying” but infrastructure and population density were rapidly increasing.

These areas benefit from key projects such as Ring Road 3, Hanoi Highway, Tan Van Junction, Bien Hoa – Vung Tau Expressway, and Long Thanh Airport.

Analysts predict that once inter-regional infrastructure and urban amenities are fully operational, property values in this area will be re-evaluated, narrowing the gap with former Thu Duc City.