Ho Chi Minh City’s First Land Price List Expected to Peak at 687 Million VND per Square Meter

The Department of Agriculture and Environment of Ho Chi Minh City has recently drafted a proposal for the city’s first land price list, scheduled to take effect from January 1, 2026.

According to the draft, the highest land price in Ho Chi Minh City remains at 687 million VND per square meter, applicable to three central streets: Nguyen Hue, Le Loi, and Dong Khoi. Similarly, several major roads maintain their base land prices, such as Cao Thang (262 million VND per square meter), Nguyen Dinh Chieu, Nguyen Thi Minh Khai, and Vo Van Tan (267 million VND per square meter).

However, the draft proposes adjustments for some central streets. Prices on Cao Ba Quat, Chu Manh Trinh, and Dinh Thien Hoang (Sai Gon Ward) are expected to increase by 32-36%. Streets like Dang Tran Con, Luong Huu Khanh, De Tham, and Pham Ngu Lao (Ben Thanh Ward) may see increases of 19-27%.

In Tan Dinh Ward, streets such as Huynh Khuong Ninh, Hoang Sa, Tran Khanh Du, Tran Khac Chan, and Tran Nhat Duat are projected to rise by 30-40%.

Real estate in Ho Chi Minh City’s central area, Le Loi Street, October 2025. Photo: Quynh Tran

In contrast, land prices in suburban areas like Binh Chanh, Binh Hung, Hoc Mon, and Nha Be remain largely unchanged. Can Gio District has seen the most adjustments, with increases of nearly 10-20%. The segment from Cau Do Dong Hoa to Duy Hai rises from 6.9 million VND per square meter to 8.3 million VND (approximately 20.3%), and from Ben Do Dong Tranh to Duy Hai increases by 20.7%.

Key routes connecting residential areas and seaports, such as Duy Hai – Tac Xuat and Tac Xuat – Giong Chay, are expected to increase by over 20%. Other routes, like Rung Sac (Binh Khanh Ferry) and Tam Thon Hiep – Rung Sac, are adjusted by 11.7% and 19%, respectively.

The draft categorizes land prices into three regions: Region 1 (former Ho Chi Minh City), Region 2 (Binh Duong), and Region 3 (Ba Ria – Vung Tau). Region 1 has the highest land price at over 687 million VND per square meter, concentrated on Dong Khoi, Nguyen Hue, and Le Loi streets, with a maximum increase factor of 1.56 times. Region 2 has a peak price of over 89 million VND per square meter on Yersin and Bach Dang streets, with a maximum increase factor of 8 times compared to Decision 63/2024. Region 3 reaches a maximum price of 149 million VND per square meter on Thuy Van Street, with a maximum increase factor of 3.78 times compared to Decision 26/2024.

The Department of Agriculture and Environment notes that in the former Ho Chi Minh City area, data is comprehensive, resulting in minimal price fluctuations. Many streets currently maintain prices 40% lower than proposed by survey units. For example, Ham Nghi Street was proposed at 654 million VND per square meter but remains at 429 million VND, and Cao Ba Quat Street was proposed at 294 million VND per square meter but is set at 215 million VND.

“Overall, the proposed land prices are 20-30% lower than the levels suggested by consulting units,” the Department stated.

In the former Binh Duong area (Region 2), the new price list is expected to increase significantly, by 50-70%. In Dong Hoa Ward, streets like Nguyen An Ninh – Nguyen Thai Hoc, National Highway 1K, and Tran Hung Dao are rising by 58-60%. In Di An Ward, streets such as Co Bac, Co Giang, Nguyen Thai Hoc, and Dai Lo Doc Lap are increasing by 58-68%. In Thu Dau Mot Ward, routes like Nga 6-Dai Lo Binh Duong and Nguyen Tri Phuong – Cau Ong Kiem are up by 71%, while others like Phan Dinh Giot, Bach Dang, and Tran Hung Dao are seeing modest increases of 14-20%.

The Department explains that significant adjustments in the former Binh Duong area are primarily due to updated resettlement prices. Streets with resettlement plans have higher prices, creating substantial disparities. New data aims to balance these differences, but prices remain lower than previous resettlement levels. In the former Ba Ria – Vung Tau area (Region 3), adjustments are more modest due to already high land prices, with previous factors mainly applied to central streets.

For commercial and service land, the new price list encourages investment, particularly in Binh Duong’s industrial zones and Ba Ria – Vung Tau’s tourism sector. Special land types, such as golf courses, logistics yards, and gas stations, are priced at 50-70% of commercial rates or 30-50% of production land rates, depending on the region.

The Department of Agriculture and Environment emphasizes that the new land price list is designed to align with the economic and social conditions of each region, serving as an effective market management and regulation tool. Implementing the 2024 Land Law ensures fairness, as those receiving resettlement or land allocations without auctions will use a unified price framework instead of specific prices as before.

The new land price list will be the basis for calculating land use fees, land rent, land use tax, income tax from transfers, related fees, and starting prices for land use rights auctions. It directly impacts real estate transactions, especially for state-owned housing.

From July 1, the new Ho Chi Minh City will comprise 168 administrative units after merging with Binh Duong and Ba Ria – Vung Tau. Establishing a unified land price list from 2026 is a crucial step in determining land-related financial obligations and managing the real estate market in this new phase. Under the new law, land prices will be updated annually, rather than every five years as previously done.

For citizens, if a land transaction agrees on a price lower than the published list, land management authorities may request a review of the transaction’s legality. Even if the transaction is legal, citizens must pay taxes and fees based on the minimum price in the land price list.