Shifting to Satellite Areas
According to Q3/2025 real estate market data from Batdongsan.com.vn, there is a clear trend of property interest shifting beyond Hanoi in Northern Vietnam. Hai Phong, Hung Yen, Hoa Binh, and Bac Giang have emerged as the focal points, capturing 80% of the region’s total interest.
In Southern Vietnam, real estate activity is vibrant in the satellite markets surrounding Ho Chi Minh City prior to its administrative merger.
In terms of year-to-date growth, Hoa Binh leads with 65%, followed by Bac Giang at 61%, Hai Phong at 50%, and Bac Ninh at 48%. Other provinces like Quang Ninh, Hung Yen, and Vinh Phuc also maintain growth rates of 26-42%. This surge reflects a capital shift toward satellite cities around Hanoi, where competitive pricing, favorable infrastructure, and long-term potential are key attractions.
While Northern Vietnam sees the rise of Hanoi’s satellite provinces, Southern Vietnam’s real estate activity is concentrated in the satellite markets of Ho Chi Minh City prior to its administrative merger. Notably, former Binh Duong stands out as a “rising star,” capturing 84% of the region’s total interest. Other key areas like Dong Nai, Ba Ria-Vung Tau, and Long An also attract significant attention, forming a dynamic “satellite belt” around Ho Chi Minh City.
Compared to the start of the year, Binh Duong has seen a remarkable 165% growth, far outpacing other areas. Dong Nai grew by 89%, Ba Ria-Vung Tau by 98%, and Long An by 88%. This momentum highlights a strong capital shift away from Ho Chi Minh City toward areas with improving transportation infrastructure, ample land availability, and price growth potential—factors that meet both residential and long-term investment needs.
In Central Vietnam, the market maintains steady growth, with a 13% increase in interest compared to the same period in 2024. Da Nang and Khanh Hoa remain the leading markets, accounting for 84% of the region’s total interest.
In terms of pricing, Khanh Hoa leads with a 34% increase, Quang Nam surprises with 44%, and Da Nang rises by 25%. Thanh Hoa and Lam Dong see more modest growth, at 4% and 13%, respectively. These figures indicate a strong capital shift toward coastal markets with high tourism potential and accelerating infrastructure development.
Strong Growth
Batdongsan.com.vn’s report also reveals that Hanoi’s 2025 real estate market shows signs of recovery in interest, with prices continuing to rise but at a slower pace. Specifically, 2025 listing prices increased by 13%, down from the 39% growth recorded in 2024.
In Q3/2025, apartments remain the focal point, with prices up 95% compared to Q1/2023, particularly in high-end segments in Tay Ho and Ba Dinh, where prices range from 130 to 210 million VND/m². This has led 56% of respondents to view current apartment prices as inaccessible.
Additionally, single-family homes have increased by 63% since Q1/2023, driven by their safety as an investment and the strong ownership preference among Hanoi residents. Land plots have also risen by 50%, with significant growth in both central and suburban areas.
Ho Chi Minh City’s real estate interest index has also reached new highs, reflecting optimism and expectations for a new growth cycle.
Meanwhile, Ho Chi Minh City’s real estate market is entering a clear recovery phase after a prolonged slowdown, with growth in both prices and investor interest.
Specifically, following the announcement of administrative mergers, the new Ho Chi Minh City has seen a strong rebound, with average listing prices reaching 99 million VND/m²—the highest in two years. The city’s real estate interest index has also peaked, reflecting optimism and expectations for a new growth cycle.
In Q3, apartments showed positive movement. In the former Ho Chi Minh City, average prices reached 72 million VND/m², up 35% from early 2023, while Binh Duong saw a 30% increase to 41 million VND/m². In contrast, Ba Ria-Vung Tau experienced only slight price increases but failed to attract new demand, highlighting disparities among satellite areas.
Within the former Ho Chi Minh City, downtown apartments continue to lead the market. Luxury units in District 1 maintain the highest prices, around 222 million VND/m², up 39% from two years ago. Notably, former Thu Duc City has seen apartment prices rise 32-48% since early 2023, particularly in Districts 2, 9, and central Thu Duc.
In terms of new apartment supply, suburban areas remain dominant. Thuan An and Di An in former Binh Duong lead with over 13,000 new units each, priced between 40 and 60 million VND/m². Former Thu Duc City offers around 11,800 units, with higher prices ranging from 80 to 120 million VND/m². The concentration of supply along strategic routes like Ring Road 3, Ring Road 4, and metro lines underscores the trend of urban decentralization and satellite city development.
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