Housing prices in Vietnam continued to climb rapidly in 2025, outpacing income levels and straining affordability. Yet on the stock market, real estate equities followed a different path - one marked by stark divergence.

Efforts to address legal bottlenecks related to projects and land, in line with Politburo Conclusion No77 and National Assembly Resolution No170/2024, have initially yielded results

At the end of 2025, the Hanoi land market is witnessing an unprecedented surge as local authorities launch a massive wave of auctions covering everything from suburban residential plots to high-value "gold land" plots in the city center.

Experts forecast that in 2026 a stronger shift towards outlying areas, especially projects linked to public transport and green standards, will shape product trends and developers’ strategies.

Real estate projects in Vietnam that have been delayed by regulatory obstacles will gradually see their difficulties resolved, helping to increase market supply and unlock resources for development.

Thinking the “buy-to-rent” formula would be easy to profit from, many owners now realize they are running negative cash flow as rents fail to rise, vacancies last longer, and multiple extra costs pile up.

In 2026, the outlook is expected to improve further, and analysts do not foresee a return of widespread price surges. Dr Can Van Luc, BIDV Chief Economist, said the market is moving from a phase of “technical recovery” to “structural stabilisation”.

Vietnam’s real estate market is currently driven by real demand, transparent legal frameworks, and a more positive foundation thanks to new legal corridors, with expectations of a clear recovery in 2026.

Vietnam’s real estate market is gradually regaining momentum following a turbulent period, with experts predicting a shift toward healthier, more stable growth through 2026.

With a price of VND1.5 billion for a 60 sqm social housing apartment, even households with the highest income level as stipulated in the list of subjects to social housing would need to save for 10 years to afford a home.

Vietnam’s mega urban projects are transforming real estate with integrated, world-class lifestyles, drawing investors and reshaping cityscapes.

Illegal brokers and speculative resales are turning Vietnam’s social housing into a profit machine. Prices in Hanoi soar to USD 2,000/m². Experts demand stronger data integration, transparency, and tailored policy reform.

With limited land in downtown areas, developers are moving outward to build integrated cities on a grand scale.

The contrasting business results of real estate companies show clear signs of market divergence.

The fundamental goal of land management is state management of data from land parcels, cadastral maps, plot numbers, and parcel numbers, not individual houses built on land, according to experts.

People are often provided information multiple times when registering land and applying for red books (land use right certificates).

In recent times, many real estate investors have raised concerns about prolonged delays in their projects, primarily due to the slow approval process of land use fee assessments by State agencies.

To reduce housing prices, National Assembly Deputy Tran Hoang Ngan (HCMC) said that a rental housing model would be a sustainable approach to housing needs.

If real estate buying and selling procedures no longer require notarization and marital status confirmation, people will save significant time and costs. However, lawyers worry that rushing implementation could create legal gaps.

Legal obstacles and fear of accountability, which have led to supply shortages, and rising input costs are the major factors keeping housing prices high.