HCMC – Apartment prices in downtown Ho Chi Minh City (HCMC) exceeded VND90 million per square meter in 2025, market researchers said.
Data from CBRE Vietnam showed the average primary selling price in central HCMC reached about VND92 million per square meter in the fourth quarter of 2025, based on net usable area and excluding VAT and maintenance fees, up nearly 21% from a year earlier.
The rise reflected the structure of the new supply. More than half of newly launched units were in the high-end and luxury segments, with common prices above VND120 million per square meter.
Several projects raised prices by 30% to 50% in later sales phases compared with earlier launches.
CBRE figures showed 7,084 new apartments were launched in the former HCMC area in 2025, a 40% increase from the previous year. In the fourth quarter, 3,135 units entered the market, 23% more than in the prior quarter. HCMC was merged with Binh Duong and Ba Ria-Vung Tau provinces to form a new larger city called Ho Chi Minh in early July last year.
To sustain demand amid higher prices, developers extended payment schedules to as long as five years and offered discounts of 5% to 16%. These measures lifted the market-wide absorption rate to about 73% for the year and around 90% in the fourth quarter.
A 2025 market report by DKRA Consulting indicated a clear recovery in the apartment segment across HCMC and neighboring areas. Primary supply rose 73% from 2024, with HCMC accounting for about 87% of total supply.
Total new supply exceeded 29,000 units, roughly 2.5 times higher than a year earlier. Former Binh Duong Province contributed 53% of new supply.
Primary apartment prices in HCMC rose between 4% and 16%, the fastest pace in the market, while secondary prices increased by an average of 10% to 18%, DKRA said.
According to Avison Young Vietnam, apartment prices in central HCMC have moved beyond the affordability of many owner-occupiers, accelerating demand toward satellite cities.
Binh Duong has emerged as a key destination due to administrative consolidation and infrastructure development, easing pressure on the city center.
Following the merger of HCMC, Binh Duong and Ba Ria-Vung Tau, CBRE data showed about 17,300 apartments were newly launched in Binh Duong area, with nearly 80% concentrated in former Di An and Thuan An areas of Binh Duong.
Average primary prices there stood at around VND47 million per square meter, nearly 49% lower than in central HCMC.
Looking ahead, CBRE forecast apartment supply in the former HCMC area could double, mainly from the eastern part of the city. Across the post-merger HCMC area, total supply is expected to reach nearly 34,000 units, with former Binh Duong accounting for more than half.
Avison Young expects price growth to slow as legal reviews tighten and approval timelines lengthen, while sales strategies shift toward end-user demand rather than speculative buying.
