Which segment will lead the Vietnamese real estate market in 2026?

Apartments and detached homes will continue to be the two primary foundations of the Vietnamese real estate market in 2026, according to evaluations from many research groups. But unlike earlier eras, these are no longer markets where "buying anywhere will raise profit." Only goods with obvious utilitarian value and fit for genuine financial capacity can sustain liquidity when the market moves into a stringent selection phase.

Apartments are leading the way

Demand for apartments is still high, particularly in big cities. However, prices that have been raised too rapidly in a short amount of time are currently the main source of pressure on the apartment market rather than demand.

In only a single year, main apartment prices in Ho Chi Minh City and Hanoi have risen by around 35–45%, according to Mr. Vo Huynh Tuan Kiet, Director of Residential Project Marketing, CBRE Vietnam. Ho Chi Minh City apartment prices rose by an additional 15–18% in just the third quarter of 2025, averaging around VND 90 million/m2.

Interestingly, the high-end and luxury categories accounted for almost 70% of new supply in 2025, driving prices farther away from the typical income of the majority of urban dwellers. Instead of depending just on short-term price appreciation assumptions, purchasers are compelled to carefully analyze long-term cash flow when prices are beyond affordability.

The Ministry of Construction reports that just over 80,000 new residences were available overall in 2025, a 15% drop from the previous year.

In addition to being scarce, the supply is also uneven, mostly focused in upscale complexes like Master West Heights in Hanoi and Metropole Thu Thiem in Ho Chi Minh City, where typical prices range from VND 80 to 120 million/m2.

According to PropertyGuru Vietnam's Deputy General Director, Mr. Nguyen Quoc Anh, apartments will continue to be the most popular category in the first half of 2026, but not all projects will be able to sustain strong liquidity. Even while the market as a whole is seen to be more stable, products with partial legality, sites far from the city center, weak infrastructure, or lacking critical services run the danger of experiencing sluggish transactions.

In addition to apartments, cautious investors will view townhouses and detached homes as secure havens. Long-term ownership, flexible usage, and comparatively consistent renting are what make this market appealing.

Detached homes surpassed the apartment market in 2025, accounting for over 40% of all market sales, according to PropertyGuru. Compared to deposit rates, which are normally between 5 and 6% annually, rental yields are typically between 7 and 10% annually.

Due to the construction of big industrial parks like VSIP, which drew hundreds of thousands of young workers, residential housing prices in the vicinity of Ho Chi Minh City, particularly in the former Binh Duong province, rose by over 25% in 2025. Young families that value large living spaces (between 100 and 150 square meters) and the potential for long-term residency are the primary source of demand for homes in this area.

However, Mr. Tran Khanh Quang, General Director of Viet An Hoa Company, claims that the profit margin of residential properties is now less appealing than it was previously due to the recent dramatic rise in housing prices. High financial leverage investors will be under more pressure since there is little indication that the cost of capital will significantly decline, and it is doubtful that price rises will occur as quickly as they did in prior cycles.

There is no longer a "safe ticket"

Many analysts thought that the rate of urbanization, population increase via migration, and industry relocation would allow the Vietnamese real estate market to continue expanding in the long run. Nonetheless, it is anticipated that the industry will function more steadily and demandingly in 2026.

In the high-end market, where prices have been rising quickly for years and are mostly dependent on speculative capital, there is a chance of a "liquidity bottleneck" developing. The market quickly enters a position where buyers are hesitant and sellers are unwilling to drop prices, which causes transactions to stall when selling prices significantly exceed actual affordability.

Homebuyers in 2026 tend to be more demanding. In addition to the selling price, they place a high value on operational excellence, realistic building progress, clear legal processes, and the capacity to satisfy long-term living requirements. Even while the market as a whole is thought to be rebounding, projects that were established randomly, lack infrastructure, or have ambiguous regulatory frameworks may find it difficult to retain liquidity.

In general, detached homes and flats will still dominate the Vietnamese real estate market in 2026. However, these are no longer a "safe bet" for every investment choice in a market that is less forgiving than it formerly was. The new cycle can only be withstood by goods that are truly useful, have full legal paperwork, and fit the buyer's budget.