The city Department of Natural Resources and Environment has completed a draft submission on establishing the new land price table, to be announced and applied starting January 1, 2026.

Under the proposal, Hanoi’s land prices will be divided into 17 zones instead of being based on district boundaries as before.

Zone 1, covering wards within Ring Road 1, has the highest land prices. It includes wards Tay Ho, Ngoc Ha, Ba Dinh, Giang Vo, O Cho Dua, Hoan Kiem, Van Mieu - Quoc Tu Giam, Cua Nam, and Hai Ba Trung.

The highest rate, suggested at over VND702 million per sqm, applies to prime street-front locations on streets such as Ba Trieu (from Hang Khay to Tran Hung Dao), Dinh Tien Hoang, Hai Ba Trung (from Le Thanh Tong to Quan Su), Hang Dao, Hang Khay, Hang Ngang, Le Thai To, Ly Thuong Kiet, Nha Tho, and Tran Hung Dao (from Tran Thanh Tong to Le Duan).

This represents an average increase of around 2 percent compared to the current framework.

The lowest rate in Zone 1 is on Dong Co Street, at over VND82 million per sqm. The average residential land price in the nine central wards is VND255.3 million per sqm, up about 2 percent.

The same 2 percent increase applies to other areas, including:

Zone 2: Wards within Ring Road 2.

Zone 3: Wards between Ring Roads 2 and 3.

Zones 4 and 5: Wards beyond Ring Road 3 on the right bank of the Red River, excluding Chuong My, Son Tay, and Tung Thien.

Zone 6: Wards within the boundary of Red River – Duong River – Ring Road 3.

Residential land in suburban communes is expected to see a significant increase.

Zone 9, covering Lien Minh, O Dien, Dan Phuong, Hoai Duc, Duong Hoa, Dong Son, and An Khanh, shows the highest proposed increase, around 26 percent. The top price in this zone is VND64.7 million per sqm, applied to location 1 along National Highway 32 (from Xuan Phuong Ward to the entrance of Kim Chung - Di Trach Urban Area).

The average price for location 1 in Zone 9 is VND30.4 million per sqm, up from VND26.8 million currently.

Zones 7 (including Tien Thang, Yen Lang, Quang Minh, Me Linh, Phuc Thinh, Thu Lam, Dong Anh, Vinh Thanh, Thien Loc) and 10 (including Dai Thanh, Thanh Tri, Ngoc Hoi, Nam Phu, Binh Minh, Tam Hung, Thuong Tin, Hong Van, Thanh Oai, Dan Hoa, Thuong Phuc, Chuong Duong) are proposed to increase by 25 percent.

According to VIC Valuation and Trading JSC, the consulting unit, Hanoi’s property market recovered in 2024 after the slowdown in 2022–2023. In 2025, the market continues to become more bustling with many large projects under execution. Land plots in suburban and near-ring-road areas, especially those planned for urban upgrading, have seen rising investment interest, leading to stronger regional price differentiation.

The adjusted land price framework will serve as a basis for compensation, resettlement pricing, land-use tax and personal income tax from land transfers, and related fees/charges.

Highest agricultural land price kept at VND290,000/m2

According to the draft, the highest agricultural land price in Hanoi remains at VND290,000 per sqm, applicable from January 1, 2026.

Northern communes such as Tien Thang, Yen Lang, Quang Minh, and Me Linh, and southwestern communes such as Thuong Tin, Hong Van, Thanh Oai, Dan Hoa, and Thuong Phuc are proposed to increase by about 24 percent compared to the 2024 table, with paddy, annual crop, and aquaculture land at around VND192,000 per sqm, and perennial crop land at VND262,000 per sqm.

The same rates apply to western suburban communes like Dan Phuong, Hoai Duc, An Khanh, and Phu Xuyen.

For remaining areas, including old Hoai Duc, Dan Phuong, Dong Anh, Gia Lam, and Thanh Tri, agricultural land prices are proposed to match pre-merger levels: VND270,000 per sqm for perennial crop land and VND231,000 per sqm for paddy, annual crops, and aquaculture.

VIC noted that Hanoi is implementing several infrastructure and transport projects requiring large-scale agricultural land acquisition. Raising agricultural land prices too much could strain the budget and drive up property costs, affecting market management.

Reasonable land price adjustments, however, would promote efficient land use, prevent abandonment, and reduce resource waste.

Hong Khanh