Vietnam housing market: interest rates, demand and prices

Vietnam’s housing market is undergoing a period of adjustment, influenced by shifting demand, tighter credit conditions and evolving government policy.

By Dan Mitchell17 hours ago

Vietnam housing market — Photo: Huy Thoai / Shutterstock

As interest rates rise and developers adapt to changes in affordability, questions continue to surface about the market’s stability and long-term outlook.

With interest rates climbing in Vietnam, could a house price correction be on the horizon?

What is a housing crash?

House prices fluctuate over time. A housing bubble may form when strong demand pushes prices beyond sustainable levels. If homebuilders continue to build after demand weakens, the bubble can burst, leading to falling prices. Low mortgage rates often boost housing demand, as people buy homes to live in or as investments.

When a central bank raises its benchmark rate, mortgage rates usually rise too, reducing demand. Existing homeowners may face higher repayments, which can lead to more properties being listed for sale.

In Vietnam, land cannot be privately owned; it is held collectively and administered by the government. Foreign buyers are permitted, but legal restrictions still apply.

The country’s two main housing markets are Hanoi in the north and Ho Chi Minh City (HCMC) in the south.

Market status and recent price trends

After years of consistent growth through the early 2020s, Vietnam’s housing market has entered a more volatile phase in 2024–2025. Some segments saw price declines in 2024, but by late 2025, signs of selective recovery emerged.

In Hanoi, the average asking price for primary-market apartments reached around $2,865 per m² in Q1 2025, up 29.6% year-on-year (Global Property Guide, 14 July 2025).
In HCMC, the average primary asking price stood at about $3,316 per m², up 1.5% year-on-year after earlier declines (Global Property Guide, 14 July 2025).
By Q3 2025, HCMC’s average primary price rose to $3,752 per m², up 0.6% quarter-on-quarter and 8.8% year-on-year (Knight Frank Vietnam, 3 April 2025).
In Hanoi, new supply fell by 46% quarter-on-quarter in Q3 2025, but average primary prices increased to about $4,332 per m², driven by high-end developments (VietNamNet, 16 October 2025).

Supply trends differ between the cities. Hanoi expects over 30,000 new apartments in 2025, while HCMC’s supply remains constrained, with slower project launches and limited availability (CBRE Vietnam, 27 August 2025).

Effects of interest rates

Mortgage and lending rates have risen moderately. In 2024, average home-loan rates ranged from 5.3% to 7.2% per annum, with further small increases anticipated in 2025 (Vietstock, 16 September 2025).

The State Bank of Vietnam (SBV) has instructed banks to keep deposit rates steady and reduce lending margins, while tightening oversight of high-risk sectors such as real estate (Reuters, 3 October 2025).

Inflation remains relatively low, at around 3.3% in the first nine months of 2025 (Knight Frank Vietnam), helping offset some of the impact from higher rates. Credit growth has been set at 19–20% for 2025 (Reuters, 26 February 2025).

This tighter stance has tempered speculative activity. Lower leverage and more rigorous scrutiny of real estate loans have reduced overheating risks.

Vietnam housing market history (2019–2025)

2019–2021: Strong growth across key urban markets.
2022: Prices rose further, though supply bottlenecks and approval delays appeared.
2023–2024: A correction phase, particularly in HCMC, with some segments recording price drops.
2025: Early signs of stabilisation and selective recovery rather than a broad decline.

Factors shaping Vietnam’s housing market

Vietnam’s property market reflects a complex balance between policy, finance and demand. A mix of regulatory reforms, evolving credit conditions and shifting buyer sentiment continues to influence how the market develops.

Regulatory and credit environment

Vietnam’s property sector remains shaped by regulation and access to credit. Overlapping rules under the Land Law, Housing Law and Real Estate Business Law have slowed approvals and limited new supply, though amendments in the 2024 Land Law aim to streamline procedures and improve transparency (Viettonkin, 19 September 2025). Meanwhile, tighter lending standards and reduced credit availability have curbed speculative development, keeping leverage in check and encouraging more sustainable activity (VIS Rating, accessed 19 November 2025).

Demand and investor sentiment

Urbanisation, foreign investment and demographic trends continue to drive real housing demand, particularly in mid-range and affordable segments (Mordor Intelligence, accessed 19 November 2025). Foreign buyers, including expatriate Vietnamese and regional investors, remain active, supported by clearer ownership rules introduced since 2024 (Viettonkin, 19 September 2025).

Crash risks and outlook

No systemic crash has occurred in Vietnam’s housing market in 2025, though localised slowdowns have appeared in some segments. Government measures – such as affordable housing schemes, faster permitting and limits on speculation – have supported relative stability (Reuters, 23 September 2025).

Final thoughts

Vietnam’s housing market faces ongoing adjustment rather than a crisis. Rising interest rates, new supply in some regions, and tighter credit have created a more measured environment.

Due diligence remains essential – buyers and investors should assess title status, developer reputation, financing structure and local trends carefully. Past performance does not guarantee future results. This article is for information only and does not constitute financial advice. Trading or investing in property involves risk, and suitability should be assessed individually.

Past performance is not a reliable indicator of future results.

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FAQ

Does Vietnam have a housing crisis?

Vietnam does not currently face a full-scale housing crisis, but the market is under strain from structural challenges. Rapid urbanisation and a limited supply of affordable housing have kept demand high in major cities such as Hanoi and Ho Chi Minh City. At the same time, tighter lending rules and slower project approvals have curbed new development, particularly in higher-end segments.

To address these pressures, the government introduced several measures in 2025, including initiatives to expand social housing and simplify construction permits. These efforts aim to create a more balanced and sustainable housing environment over the long term, though the pace of adjustment will depend on broader economic conditions.

Is there a housing bubble in Vietnam?

Analysts generally view Vietnam’s housing market as volatile rather than speculative. After strong price growth between 2020 and 2022, the market entered a correction phase in 2023–24, followed by more stable movements in 2025. Oversupply risks appear concentrated in luxury developments, where demand has softened, while mid-range and suburban segments remain supported by real demand and population growth. These mixed signals suggest fluctuation rather than systemic imbalance, with market activity now reflecting more measured, fundamentals-based behaviour.

Is now a good time to buy a property in Vietnam?

Whether it is a good time to buy depends on individual financial circumstances, objectives and risk tolerance. Market conditions in 2025 appear more balanced than in previous years, as some developers adjust prices or offer incentives to attract buyers. However, higher borrowing costs and slower transaction volumes may weigh on affordability. For that reason, prospective purchasers should conduct thorough due diligence, assessing factors such as legal title, financing structure and local market conditions before making any decisions. This content is provided for general informational purposes only and does not constitute financial advice.

What is the outlook for Vietnam’s housing market in 2026?

The outlook for 2026 remains cautiously positive, with expectations of gradual recovery rather than rapid expansion. Analysts point to infrastructure investment, gradual credit easing and steady foreign interest as potential supports for market activity. Price growth is expected to remain moderate, while most new housing supply is likely to emerge in the northern provinces and satellite cities. Broader economic stability – particularly employment and income growth – will continue to play a decisive role in maintaining market balance and avoiding sharp price corrections.