2026 Land Price Draft: Unveiling the Real Costs of Ho Chi Minh City’s Most Expensive Streets

According to the draft resolution on land price list, which will be first applied on January 1, 2026, in Ho Chi Minh City (HCMC), recently submitted by the Department of Agriculture and Environment to the Appraisal Council, residential land prices are divided into three zones.

Zone 1 comprises the old wards and communes of HCMC, Zone 2 includes the former Binh Duong area, and Zone 3 covers the former Ba Ria – Vung Tau region.

The Department of Agriculture and Environment stated that the land price list was formulated based on market principles, fully adhering to the methods, procedures, and valuation processes.

Compared to the actual survey conducted by the consulting unit, many roads, especially in the central areas of HCMC, show significant discrepancies in the draft 2026 price list, ranging from tens to hundreds of millions of VND per square meter.

According to the draft, the highest residential land prices are in Saigon Ward, Ben Thanh Ward, and Cau Ong Lanh Ward (central District 1). Among these, Dong Khoi, Le Loi, and Nguyen Hue streets have the highest prices in HCMC, all at 687.2 million VND/m², consistent with the current Decision 79/2024.

However, the actual survey prices for these three streets are 954.3 million VND/m², meaning the draft prices from the Department of Agriculture and Environment are only about 65% of the surveyed values.

Other high-priced streets, ranging from 400 to 500 million VND/m², are also concentrated in these central wards. The disparity between draft and actual prices increases with higher land values. For example, Cong Truong Lam Son Street is priced at 491.7 million VND/m², while the actual survey value is 682.8 million VND/m².

Similarly, Cong Truong Me Linh Street is priced at 450.8 million VND/m², with an actual value of 626 million VND/m², and Cong Xa Paris Street is priced at 450.8 million VND/m², with an actual value of 738.1 million VND/m².

Hai Ba Trung Street (from Ben Bach Dang to Nguyen Thi Minh Khai) is priced at 450.8 million VND/m², but the actual value is 741.2 million VND/m².

Huynh Thuc Khang Street is priced at 430.4 million VND/m², with an actual value of 688.6 million VND/m², and Le Duan Street is priced at 466.7 million VND/m², with an actual value of 764.1 million VND/m².

Similarly, Han Thuyen Street is priced at 430.4 million VND/m², with an actual value of 704.7 million VND/m², and Ho Huan Nghiep Street is priced at 430.4 million VND/m², with an actual value of 653.3 million VND/m².

Mac Thi Buoi Street is priced at 470 million VND/m², while the surveyed value is 783.4 million VND/m².

Many streets see significant price increases compared to the 2024 price list

Notably, in the draft 2026 price list, many central streets in HCMC have seen substantial increases compared to the 2024 price list.

Dong Du Street, for example, is priced at 451.7 million VND/m² in the new draft, an increase of 41.8 million VND/m² from the 2024 price. The actual surveyed value for this street is 752.9 million VND/m².

Dinh Tien Hoang Street (from Le Duan to Nguyen Dinh Chieu) is priced at 219.1 million VND/m² in the new draft, an increase of 63.9 million VND/m² from the 2024 price. The actual value is 365.1 million VND/m².

Nguyen Du Street (from Nam Ky Khoi Nghia to Hai Ba Trung) is priced at 375.2 million VND/m², compared to 307.4 million VND/m² in 2024, with an actual value of 625.4 million VND/m².

Chu Manh Trinh Street is priced at 326.5 million VND/m² for 2026, compared to 245.9 million VND/m² in 2024, with an actual value of 544.2 million VND/m².

Thi Sach Street is priced at 325.2 million VND/m², an increase of 58.8 million VND/m² from the 2024 price of 266.4 million VND/m², with an actual value of 542 million VND/m².

On Le Lai Street (from Ben Thanh Market to Nguyen Thi Nghia), the draft price is 450.1 million VND/m², compared to 409.9 million VND/m² in 2024. The actual value is 750.2 million VND/m².

Thu Khoa Huan Street is also priced at 450.1 million VND/m², an increase of nearly 40 million VND/m² from the 2024 price, with an actual value of 750.2 million VND/m².

Notably, in Vung Tau Ward, the 2026 price list shows significant increases compared to the previous list by the Ba Ria – Vung Tau People’s Committee, with substantial gaps between draft and actual prices.

Thuy Van Street, for instance, is priced at 149.48 million VND/m² for 2026, with an actual value of 229.6 million VND/m². The previous price was 78 million VND/m², making it the most expensive street in Ba Ria – Vung Tau.

Ba Cu Street is priced at 94.1 million VND/m² for 2026, with an actual value of 158.2 million VND/m², compared to the previous price of 78 million VND/m².

Quang Trung Street is priced at 146.31 million VND/m², more than double the current price of 58.526 million VND/m². The actual value is 243.85 million VND/m².

Phan Van Tri, Pho Duc Chinh, and Phung Khac Khoan streets are priced at 73.3 million VND/m² in the draft, compared to 42.079 million VND/m² currently, with actual values of 122.5 million VND/m².

Some streets have actual values lower than the 2026 draft prices

Except for the three central wards of District 1 and Vung Tau, Thu Dau Mot, which have seen significant changes, other inner-city wards like Xuan Hoa, Ban Co, Nhieu Loc, Xom Chieu, Vinh Hoi, and Khanh Hoi have draft 2026 prices similar to 2024, with minimal differences from actual values.

Two streets have actual values matching the draft prices: Tran Van Dang Street (Nhieu Loc Ward) at 153.9 million VND/m² and Mai Loi Trinh Street (Vinh Hoi Ward) from Ton That Thuyet to Vinh Hoi at 125.3 million VND/m².

Doan Van Bo Street has actual values lower than the draft prices. From Calmet Bridge to Hoang Dieu, the draft price is 195 million VND/m², with an actual value of 194.3 million VND/m².

From Hoang Dieu to Ton Dan, the draft price is 172.2 million VND/m², with an actual value of 171.6 million VND/m².

From Ton Dan to Xom Chieu, the draft price is 133 million VND/m², with an actual value of 132.5 million VND/m².

Residential areas near Calmet Bridge are priced at 113.9 million VND/m² in the draft, with an actual value of 113.5 million VND/m².

The HCMC People’s Committee has established an Appraisal Council for the HCMC land price list, comprising 192 members. The council is responsible for appraising, reviewing, and advising on the draft price list prepared by the Department of Agriculture and Environment.

After the council’s appraisal, the price list will be submitted to the Department of Justice for legal review, followed by a report to the HCMC People’s Committee for submission to the People’s Council for approval.

The draft price list is expected to be presented to the HCMC People’s Council on December 9 and 10 for consideration and approval. If not approved, an additional council meeting will be required.