Experts warn of a flat year-end for Vietnam's property sector but remain optimistic about steady growth through 2027.

The policy of paying 10 percent upfront and deferring debt for five years raises a serious question: Is it truly an opportunity for homebuyers or just fertile land for speculators?

Apartment prices at new projects in Hanoi have reached hundreds of millions of VND per sqm, forcing many young couples to turn to second-hand apartments, yet they remain stunned by the ever-escalating costs.

Even with several billion dong in hand, real homebuyers are still struggling searching for apartments while Hanoi’s property market is peaking, with prices remaining high and showing no signs of cooling down.

Speculation and illegal transfers are among the biggest issues facing the social housing market, depriving those with genuine needs of the opportunity to own a home.

Excessive land use fees for land-use conversion have forced many to withdraw their applications.

Vietnam’s real estate sector is increasingly attracting foreign investors through mergers and acquisitions (M&A), with cooperative and “friendly” deals emerging as the prevailing trend.

In speculative markets, inflated prices are sometimes adopted into official price tables, inadvertently legitimizing “artificial prices”.

More international arrivals and long-stay tourists are reviving key hospitality markets like Phu Quoc, Da Nang, and Nha Trang.

Experts warn speculative values are being legitimized in land tables, pushing housing out of reach.

The HCMC Real Estate Association (HoREA) says the removal of the proposed amendment to Point d, Clause 2, Article 257 regarding additional land-use fees is expected to cause many projects to continue to face difficulties.

If the state sets land prices, this would create a clearer pricing framework to calculate fees in land recovery and financial obligations, and to control speculation, especially given the current lack of market data transparency.

"If land is considered an economic resource of the state, and the state is a player in the real estate market, land prices will only rise, and the economy cannot develop."

As Vietnam revamps land, housing, and real estate laws, experts emphasize legal transparency, fair compensation, and consistent regulation to guide a thriving property market.

Foreigners generally buy real estate for actual use, while Vietnamese often buy for speculation expecting to make huge profits when prices increase, experts have said.

The real estate market has been stabilizing since mid-April, with forecasts indicating a strong increase in supply and robust recovery by year-end.

The finance ministry withdraws controversial proposal, keeping the current 2% tax rate.

Vietnam’s 2024 Land Law signals reform, but land pricing remains complex. A fair price must balance development goals, compensation, and fiscal integrity.

Enterprises must not exploit the current supply shortage to inflate prices, create artificial values, or circulate unverified information to incite speculation and profiteering, which could destabilise the market. ​

A proposed property tax law aims to stop idle land hoarding by making owners pay if land remains unused.