Daily Real Estate Brief: Home Prices Outpace Affordability as Hanoi Reviews 250 Projects

Vietnam’s real estate market continues to face a paradox as home prices may equal more than 30 years of income and remain beyond the reach of most residents, while the urban homeownership rate is still among the highest in the world. This pressure is increasingly evident in Hanoi and Ho Chi Minh City, where scarce land, rising input costs and the dwindling supply of affordable apartments are pushing prices higher. At the same time, real estate inventory is tending to increase, highlighting the need to expand supply in line with actual demand. The Ministry of Construction is also clarifying when social housing may be resold after five years and the regulations governing such transfers. In Hanoi, the management and handling of delayed projects and violating buildings remain key priorities. The city is reviewing 250 delayed projects funded outside the state budget, involving approximately 7,013 hectares of land, to mobilize resources for development. Regarding HH Linh Dam apartments, a ...
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Daily Real Estate Briefing: Brokerage Regulations, USD 5.6 Billion Infrastructure and Corporate Cash Flow Pressure

The real estate market saw several notable developments last week involving legal regulations, infrastructure and capital flows. Individuals brokering real estate without a certificate or without working for an enterprise as required may face fines of up to VND 60 million. At the same time, the digitization of land and housing documents is expected to reduce paperwork, help banks appraise assets more efficiently and make transactions more transparent and secure. For parking spaces in apartment buildings, developers may legally sell or lease them only after the spaces have been established as separately owned areas. From September 1, each land parcel will also have an electronic identification code, marking another step in real estate data management.

In infrastructure, the Hanoi to Quang Ninh high-speed railway has a total investment of USD 5.6 billion and will include five stations. The two terminal stations, Co Loa and Ha Long Xanh, cover a combined area of more than 73 hectares. In Hanoi, numerous suburban land plots are expected to be auctioned in September, with starting prices of more than VND 9 million per square meter. Meanwhile, agricultural land compensation for the Nguyen Huu Canh Boulevard project, connecting National Highway 51 with the Ho Chi Minh City to Long Thanh to Dau Giay Expressway, averages around VND 3 billion per hectare. The expansion of Phu Quoc Airport is facing site clearance difficulties, affecting the progress of several facilities serving APEC 2027, while an adjustment to the airport planning has been agreed for consideration.

Regarding businesses and financial markets, Vingroup’s market capitalization reached VND 1.9 quadrillion as its share price rose 30% in two weeks and more than 50% since the beginning of the year. The developer of the Can Gio land reclamation mega-project reported profits of more than VND 30 trillion in the first half of the year, nearly five times the figure recorded in the same period last year. Meanwhile, a real estate company within the Geleximco ecosystem posted a loss of more than VND 93 billion and had outstanding debt of up to USD 1 billion. Novaland completed the sale of four assets worth more than VND 11.2 trillion, nearly VND 11.3 trillion, to repay debt but continues to face cash flow pressure. A proposal on handling loans exceeding limits for major projects in Hanoi is also under consultation, with a maximum processing period of 27 days. The market is additionally considering whether owners of VND 3 billion apartments should retain their properties or place the money in savings accounts offering 9% annual interest, while attention is growing around rental housing near metro stations under the TOD model.

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