VIETNAM REAL ESTATE MARKET UPDATE
This page is made available solely for general informational purposes. Priority was given to official legal texts, Government News, Ministry of Construction, Vietnam News, Vietnam Investment Review, Reuters and selected legal analysis where the statutory text is not easily readable in English.
Laws, regulations, immigration frameworks, underwriting criteria and compliance obligations are subject to amendment, reinterpretation and jurisdiction specific variation without notice. Each investor should undertake their own independent review and consult separately with qualified legal counsel, tax advisers, immigration specialists, and properly authorized financial institutions before making, implementing or omitting any decision or course of action.
OFFICIAL Q1 2026 NEW COMMERCIAL APARTMENT LAUNCH NATIONWIDE
— Hanoi Capital City ~VND 128 million/m2 (~USD 4,904/m2).
— Ho Chi Minh City ~VND 112 million/m2 (~USD 4,291/m2).
— 58 projects were newly licensed for construction, with 31,816 units, up 232% QoQ and 223% YoY.
— 43 projects were approved for investment policy.
— 917 projects were under implementation, with ~500,384 units. 33 projects were completed, adding 5,838 units.
OFFICIAL Q1 2026 TRANSACTIONS NATIONWIDE
— 139,855 successful real estate transactions, equal to 92.4% of Q4 2025 and 103.9% of Q1 2025.
— Apartments and individual houses accounted for 30,857 transactions.
— Land plots were more active with 108,998 transactions.
GOVERNANCE, RULES AND MARKET PLUMBING
Government Resolution 180/NQ-CP sets a direct accountability rule.
Resolution 180/NQ-CP dated 6 July 2026 directs ministries, agencies and localities to translate second-half priorities into monthly and quarterly work, identify the lead body and responsible person, and publish results of implementation. It also directs coordinated fiscal and monetary management, credit toward productive sectors, public-investment acceleration and review of overlapping rules.
The Resolution records external volatility and domestic bottlenecks affecting macroeconomic stability, inflation, energy security, growth and major economic balances. (Source)
GOVERNANCE, RULES AND MARKET PLUMBING
Private corporate bonds: Decree 200 fixes issuer liability and amendment thresholds.
Decree 200/2026/NĐ-CP enacted from June 2026 regulates private corporate bond offerings and trading in Vietnam, and international offerings by Vietnamese issuers. The decree assigns disputes, complaints, use-of-proceeds performance and principal-and-interest repayment responsibility to the issuer.
Proceeds must be used for the disclosed purpose and tracked separately; green-bond proceeds must also be separately accounted for and used for qualifying green projects. (Source)
GOVERNANCE, RULES AND MARKET PLUMBING
FTSE reclassification is confirmed, phased and conditional at security level.
FTSE Russell confirms Vietnam’s reclassification from Frontier to Secondary Emerging status. Inclusion in FTSE GEIS begins in four tranches: 10% of investability weight in September 2026, 20% in March 2027, 35% in June 2027 and 35% in September 2027. The final September-2026 eligible security list is scheduled for 21 August 2026.
Securities are screened for liquidity, minimum size and foreign headroom. FTSE will evaluate index trackers’ ability to replicate benchmark changes after each tranche before proceeding. A partly included security that later fails retention eligibility will be deleted under the standard methodology and its remaining scheduled tranches will not be implemented. (Source)
GOVERNANCE, RULES AND MARKET PLUMBING
Vietnam’s domestic carbon exchange begins formal operation.
The Ministry of Agriculture and Environment reported the formal launch of the domestic carbon exchange on 29 June 2026. Tradable instruments comprise greenhouse-gas emission allowances and carbon credits, using existing securities-market infrastructure. The official release distinguishes allowances allocated in advance from verified emission reductions or removals represented by carbon credits. Entities exceeding allocated emissions must acquire additional allowances or use credits in accordance with the rules. (Source)
GOVERNANCE, RULES AND MARKET PLUMBING
International Financial Centre receives a unified governing council.
The Prime Minister approved the governing council for Vietnam’s International Financial Centre on 6 July 2026. The council directs and coordinates the Centre’s construction, operation and development and issues strategy, roadmaps and development plans for the Ho Chi Minh City and Da Nang locations. Policy for the Centre must be unified, concentrated and continuous, while preserving independence, professionalism, transparency, safety, efficiency and alignment with international practice. The Ministry of Finance is directed to design and propose mechanisms and products and to escalate difficulties promptly. (Source)
GOVERNANCE, RULES AND MARKET PLUMBING
Resolution 10-NQ/TW replaces volume-focused FDI selection with performance tests.
Resolution 10-NQ/TW dated 8 June 2026 establishes the policy framework for foreign-invested economic development. It records excessive shares of labor-, resource-, land- and energy-intensive projects, assembly activity, low localization and domestic value added, weak domestic-enterprise linkages and limited technology transfer.
Quality, efficiency, technology transfer, supply chain participation and value added are the principal criteria. Support is to shift from input-based incentives to support tied to delivery of commitments across the project life cycle. Authorities are directed to monitor commitments and may recover incentives or apply other measures where commitments are not met, land, resources or energy are wasted, or environmental and social harm occurs. (Source)
GOVERNANCE, RULES AND MARKET PLUMBING
Vietnam-EFTA negotiations conclude; the reported status stops at conclusion.
Vietnam and the European Free Trade Association concluded negotiations on a comprehensive free-trade agreement on 2 July 2026. The announced scope includes trade in goods and services, rules of origin, sanitary and phytosanitary measures, technical barriers, investment, intellectual property, trade remedies, government procurement, sustainable development, SMEs and capacity building.
The parties state that the agreement is intended to reduce or remove duties, facilitate trade and promote sustainable development. Both cited releases report conclusion of negotiations. (Source)
CAPITAL, DEMAND, CREDIT AND MARKET CYCLE
H1 2026 output is strong; the Government retains macro-stability controls.
The National Statistics Office reported real GDP growth of 8.18% in the first half of 2026, including 8.39% in the second quarter. The State Bank reported average first-half CPI growth of 4.38%. Resolution 180/NQ-CP records continued pressure from external volatility, extreme weather, energy-security risks and domestic bottlenecks.
The Government directs macroeconomic stability, inflation control and protection of major economic balances while pursuing growth of at least 10% for 2026. Ministries, sectors and localities are instructed to update growth scenarios rather than rely on the original plan. (Source)
CAPITAL, DEMAND, CREDIT AND MARKET CYCLE
Credit allocation remains focused on productive sector, with explicit risk controls.
Approximately 77% of economic credit served production and business. Agriculture and rural sectors represented 22.09% of outstanding credit and SMEs 19.84%; export credit grew 20.53% and credit to high-technology-applying enterprises grew 26.36%.
The State Bank of Vietnam identifies non-performing loans, risk-prone credit segments, weak institutions, cyber risk and continuity of banking information systems as matters requiring continued control. Banks are directed to grow credit safely and effectively, reduce operating costs to create room for lower lending rates, strengthen financial capacity, control and resolve non-performing loans, and control credit into potentially risky sectors. Restructuring of weak and specially controlled institutions remains an assigned task. (Source)
CAPITAL, DEMAND, CREDIT AND MARKET CYCLE
Imports outpace exports; origin and market-diversification controls tighten.
Goods exports reached US$266.52 billion in H1 2026, up 21.0% year on year. Goods imports reached US$283.17 billion, up 33.4%. Resolution 180/NQ-CP directs diversification of export markets, products and supply chains; more comprehensive use of signed FTAs; early warning support for trade remedies; traceability and green standard compliance; and stronger action against origin fraud, smuggling, counterfeit and substandard goods. (Source)
CAPITAL, DEMAND, CREDIT AND MARKET CYCLE
Social housing has moved from slogan to operating program.
More than 103,000 social housing units were completed in 2025. The 2026 target is 158,723 units, within a 2026-2030 allocation of 973,471 units nationwide. Ho Chi Minh City has the largest quota through 2030 at 181,257 units. Labor housing stabilizes industrial occupancy, commute patterns, and local consumption around industrial and logistics assets. (Source)
CAPITAL, DEMAND, CREDIT AND MARKET CYCLE
Foreign-investment commitments rise; realized capital remains the operating measure.
Total registered foreign investment reached US$34.65 billion, up 61.0% year on year. Realized foreign direct investment was approximately US$13.03 billion, up 11.2%. Resolution 10-NQ/TW rejects quantity as the primary quality test and records weaknesses in localization, value added, technology transfer and domestic-enterprise linkages. It requires monitoring of investor commitments and permits recovery of incentives or other action where commitments are not performed. (Source)
CAPITAL, DEMAND, CREDIT AND MARKET CYCLE
National public-investment disbursement reaches 35.8%; performance scoring becomes allocative.
Public investment disbursement reached VND360,948.7 billion, equal to 35.8% of the VND1,008,034.2 billion plan assigned by the Prime Minister. 25 central ministries or agencies and 11 localities were below the national average. The official update identifies material dispersion in implementation performance across spending entities and localities.
Resolution 180/NQ-CP requires monthly pilot scoring of disbursement performance, formal implementation from October 2026 and use of the score as a basis for future public-capital allocation. The stated objective is 100% plan disbursement, alongside resolution of long-stalled projects within legal authority. (Source)
CAPITAL, DEMAND, CREDIT AND MARKET CYCLE
Ho Chi Minh City: slow projects are to be published and leadership responsibility attached.
Ho Chi Minh City recorded 8.55% GRDP growth, public-investment disbursement of 34.9% of the Prime Minister-assigned plan and nearly US$7.5 billion of FDI in H1 2026. The conclusion records that growth was below the city’s 10.04% scenario and disbursement ranked 24th of 34 localities. The official conclusion records projects with zero or very low disbursement, slow key projects, land clearance difficulties, weak coordination and continued shifting or avoidance of responsibility.
The City is required to prepare weekly, monthly and quarterly disbursement scenarios; publish delayed projects and works; attach the head of the unit’s responsibility to disbursement results; review projects with large capital allocations but no or very low disbursement; and prevent projects from waiting for land handover. (Source)
CAPITAL, DEMAND, CREDIT AND MARKET CYCLE
Government-bond issuance reaches VND182.561 trillion in H1 2026.
The State Treasury raised VND182.561 trillion through government bonds, equal to 37% of the annual plan. Issuance was concentrated in 10-year and 5-year tenors, representing 58% and 39% respectively. Auctions were successful across 3-, 5-, 10-, 15- and 30-year tenors.
The release reports end-June yields of 3.52% for 3 years, 4.18% for 5 years, 4.35% for 10 years, 4.40% for 15 years and 4.58% for 30 years. It does not state a separate negotiation mandate or discretionary concession policy. (Source)
CORRIDORS AND OPERATING PLATFORMS
Long Thanh Airport: commercial opening remains conditional on integrated testing and safety certification.
ACV reported 77% of signed contract value completed and approximately 70% for essential airport works by end of June 2026. Passenger-terminal technical readiness is targeted for September 2026; integrated trial operation is scheduled for September; commercial operation is targeted for December 2026.
ACV recorded a shortage of approximately 1,668 personnel and more than 20,000 outstanding drawings. Material-price increases and wet-season delay risks were also recorded. Commercial operation follows trial results and issuance of operating-safety certificates under the rules. ACV formally committed to complete all 13 main construction packages and provide infrastructure sufficient for safe commercial operation in December 2026. (Source)
CORRIDORS AND OPERATING PLATFORMS
Long Thanh access and airport systems must complete as one operating chain.
The Government’s project conclusion retains the 2026 commercial operation target for Long Thanh and directs acceleration of the Ho Chi Minh City-Long Thanh-Dau Giay expressway expansion. The cited conclusion reports a 2026 completion objective for the expressway project and a Q1 2027 target for the Long Thanh bridge component.
All project owners and contractors are directed to mobilize maximum equipment, personnel and resources, complete components synchronously, control installation quality, conduct prescribed trial operations and preserve absolute safety. The source states that the 2026 airport target is unchanged and mandatory. (Source)
CORRIDORS AND OPERATING PLATFORMS
Can Gio transshipment port approval carries capital, lock-up and delivery conditions.
Ho Chi Minh City approved the investor consortium comprising VIMC, Saigon Port and Terminal Investment Limited Holding for the Can Gio International Transshipment Port. The project is approximately 571 hectares, with stated capacity of 4.8 million TEU by 2030 and 16.9 million TEU by 2047, a reported investment of about VND128.872 trillion and a 50-year operating term.
The approved investor must demonstrate financial capacity and self-balance funding; project transfer is restricted for 10 years from land and sea-area handover; at least VND50 trillion is to be disbursed in the first 10 years; and the full project is to be completed within 20 years. The Government’s stated threshold is investment only when national-interest requirements are met, including defined objectives, operating conditions, carrier participation, domestic-enterprise cooperation and volume commitments. (Source)
CORRIDORS AND OPERATING PLATFORMS
Lao Cai-Hanoi-Hai Phong railway: schedule cannot override technical process.
The Government directed synchronized land clearance along the line and early resolution of investment-policy and alignment issues for the Lao Cai-Hanoi-Hai Phong railway. Workforce preparation for system reception, operation and maintenance is also required.
The stated line is unambiguous: preserve the schedule while strictly complying with technical procedures; do not pursue schedule at the expense of technical risk. The direction also requires early, decisive treatment of investment-policy and alignment issues and early training of operating and maintenance personnel. (Source)
CORRIDORS AND OPERATING PLATFORMS
Power Development Plan VIII review requires high feasibility for new projects.
The Ministry of Industry and Trade requested provinces and cities to provide data for review and update of the adjusted Power Development Plan VIII. Localities must review projects already in the plan and identify power source and grid needs.
The review addresses implementation obstacles and the need to align generation and transmission planning with energy-security and development requirements. New power-source and grid projects are to be proposed for possible inclusion only when they have high feasibility. The Ministry requires local data and project review as the basis for the plan update. (Source)
CORRIDORS AND OPERATING PLATFORMS
Digital-economy program defines infrastructure as secure, trusted and energy efficient.
The 2026-2030 digital-economy program prioritizes broadband, 5G and next-generation mobile networks, low-earth-orbit satellite services, data centers, cloud computing, high-performance computing and AI infrastructure supplied as services. Infrastructure is to be reliable, safe and secure, with green and energy efficient data center and computing development. The program also directs interoperable national and sectoral data infrastructure and stronger protection of networks, data and information systems. (Source)
CORRIDORS AND OPERATING PLATFORMS
Strategic technology-enterprise status is tied to measurable scale and R&D thresholds.
The program targets at least 10 large strategic-technology enterprises by 2030. It also targets six new submarine cable systems, including one Vietnamese-owned system; 5G coverage of 99% of the population; and five new large, green, international-standard data centers. A large strategic-technology enterprise is expected to have annual revenue of at least US$1 billion, at least 5,000 employees participating in social insurance, R&D spending of at least 3% of revenue and at least one recognized patent. The program also targets domestic mastery of 70% of listed strategic technologies. (Source)
VIETNAM PROPERTIES FOR FOREIGNERS
Future focus & unconventional wisdom
— Data‑driven real estate updates from new launches, taxation and migration, boom and bust, to market-moving regulations in Asia Pacific and Europe
— Forward‑looking, back to the future opinions that do not sit on the fence by our advisors
— Stories at the edge of property by cities, neighborhoods, infrastructure, wealth rules, rituals and quality of life
Common blind spots
- Ownership certificate timing: The pink book is still the title. Handover and certificate issuance do not always move together. Align payment, release and title expectations before you call a unit liquid.
- Fire safety and completion acceptance: A building that looks physically finished may still be legally incomplete for leasing or operation. Treat fire safety acceptance as a screening item.
- Short-term rental restrictions: Do not underwrite Airbnb-style income by default. In Ho Chi Minh City, residential apartment buildings have faced clear restrictions on short stay use, and fire safety enforcement has become more serious.
- Foreign exchange and repatriation: Vietnam permits legal remittance of sale proceeds and rental flows, but only if the inbound and operating documentation chain is clean from day one.
- Property taxes: Value added tax (VAT) on new homes from developers is generally 10%, and 5% for social housing. Transfer tax is 2% of gross sale price. For 2026, rental income tax treatment changed materially: the tax-exempt revenue threshold for business households and individuals is now VND500 million a year.
- Mortgage reality: Foreign buyers are recommended to underwrite on a cash basis unless they already hold a facility letter. Some major banks publicly confine home loans to Vietnamese citizens or overseas Vietnamese.
- Infrastructure is not destiny: The value of a site is determined by feeder roads, utilities, resettlement progress, wastewater, truck circulation and interchange geometry rather than by distance to project alone.
Approved for foreign quota in 2025-2026
- This shortlist prioritizes official provincial, city, or Department of Construction (Sở Xây dựng) notices. There is no single live national public registry that cleanly shows every project in Vietnam together with its current remaining foreign room.
- Approval for foreign ownership does not mean foreign room remains available today. Live remaining room still requires current confirmation from the developer and, for serious transactions, verification against the local authority’s records or the project’s sold-to-foreigners ledger.
Masteri Rivera Danang (Khu chung cư cao tầng, văn phòng thương mại và nhà ở Tuyên Sơn)
Two towers of high rise residential and office/ commercial project on Quy Mỹ Road / 50 Quy Mỹ, Hòa Cường Nam Ward, Hải Châu District, Đà Nẵng. Public reporting states 1,112 apartments in total. 332 apartments in total for foreign ownership, commonly reported as 166 apartments per tower.
Tecco Luxury (Chung cư Tân An)
High rise apartment. Official notice places it in Thuan An Ward and Thuan Giao (former Binh Duong area, now within expanded Ho Chi Minh City after administrative change), land area ~6,690 sq m.
The Global City (Khu đô thị Sài Gòn Bình An)
Large urban township. Official notice places it on Đỗ Xuân Hợp, An Phú Ward, former District 2 (now Bình Trưng Ward).
Khang Việt (Chung cư cao tầng tại phường Phú Hữu)
High rise residential. Official notice places it in Phú Hữu Ward, former Thủ Đức City (now Long Trường), land area about 18,333 sq m.
Metro Star (Khu cao ốc văn phòng và nhà ở cao tầng tại 360 Võ Nguyên Giáp)
Mixed-use office and high rise residential at 360 Võ Nguyên Giáp, former Phước Long A Ward (now Phước Long Ward), land area about 18,335 sq m.
Eaton Park (Khu nhà ở Tâm Lực)
High rise residential on Mai Chí Thọ, former An Phú Ward (now Bình Trưng Ward), land area about 37,700 sq m.
Phú Mỹ Hưng cluster and named eastern / expanded-Ho Chi Minh City projects announced on 5 Mar 2026
Official city article confirms 24 additional projects. Publicly named projects include Khu chung cư Hạnh Phúc (The Felix), Khu chung cư đường Lò Lu, 36 Mai Chí Thọ mixed-use high rise project, Khu nhà ở phường Long Trường on Trường Lưu, and Chung cư Tân Bình. A secondary legal information site reproduces the 24-name schedule, including 19 Phú Mỹ Hưng projects with plot references.
Diamond Crown Complex Hải Phòng
Large mixed-use landmark project at the Lê Hồng Phong and Nguyễn Bỉnh Khiêm intersection, Hải Phòng, combining residential, hotel, office and commercial functions.
Gem Park / Hoàng Huy Grand Tower (Khu chung cư cao tầng để bán và cho thuê tại Khu đô thị mới 2A phường Sở Dầu)
High rise, residential for sale and lease project in Khu đô thị mới 2A, Sở Dầu Ward, Hồng Bàng District, Hải Phòng.
LA Home / LA Sol / LA Vanda (Khu dân cư Lương Hòa)
Large residential project in Lương Hòa Commune, Bến Lức Ward, Long An Province. Officially stated scale in sale notices: about 101 ha, 3,825 landed houses and 1,007 apartments.
Ecopark (Khu đô thị sinh thái, thương mại du lịch, trừ Phân khu 5-1)
Large township project in Thanh Phú Commune, Bến Lức Ward, Long An Province. Investor consortium: Công ty TNHH MTV Đầu tư và Phát triển DB and CTCP Tập đoàn Ecopark. Officially stated scale: about 219.50 ha and 7,427 homes including 3,500 apartments. 150 landed houses for foreign ownership. The notice also restates the apartment rule of up to 30% per apartment building / block.
Vinhomes Green City (Khu đô thị mới Hậu Nghĩa – Đức Hòa)
Township project in thị trấn Hậu Nghĩa, xã Đức Lập Thượng, xã Tân Mỹ, huyện Đức Hòa, tỉnh Long An (notice now cross references current locality as xã Hậu Nghĩa, tỉnh Tây Ninh). Investor: CTCP Phát triển Thành phố Xanh. Official scale: about 197.2 ha and 5,165 houses, excluding certain high rise, social housing components. 200 landed houses; apartments up to 30% of each residential tower / block for foreign ownership.
ARCADIA CONSULTING VIETNAM
17 Ngo Quyen Street, Trang Tien Ward, Hoan Kiem District, Hanoi
ARCADIA CONSULTING SINGAPORE
10 Anson Road, #10-11, International Plaza, Singapore
ARCADIA CONSULTING THAILAND
17 Soi Thawi Watthana-Kanchanapisek 2 Thawi Watthana, Bangkok
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