HCMC Apartment Market Q3/2026: Infrastructure and Affordability Reshape Buyer Decision

Apartment supply in HCMC began to recover in Q3/2026 as progress was made in resolving legal issues affecting stalled projects. However, high housing prices continue to constrain purchasing power, making affordability an increasingly important factor in homebuying decisions. Against this backdrop, infrastructure and location are influencing where buyers look for homes. 

1. Supply Begins to Return, but Recovery Remains Uneven  

Further progress was made in Q3/2026 in resolving legal issues affecting stalled real estate projects in HCMC. By early September, , the city had resolved legal obstacles affecting 650 projects. Of the 921 projects identified following the introduction of the new mechanism, 233 had completed the resolution process, while relevant departments had proposed solutions for the remaining 688 projects. 

Progress in  addressing legal issues is also beginning to translate into  saleable housing supply. In the first seven months of the year, 37 projects were confirmed as eligible to sell or offer properties under lease-purchase arrangements housing that is still under construction. These included 30 apartment projects comprising 21,165 units. 

However,  this supply is unevenly distributed across the wider urban area. Analysis of the project list published by the HCMC Department of Construction shows that the former Binh Duong area accounted for more than 55% of apartment supply eligible for sale, substantially exceeding the former inner-city area.  This suggests that while supply conditions improved in Q3/2026, the recovery remains concentrated in areas with greater capacity for new housing rather than the established urban core. 

Mỗi khu đô thị hay khu phức hợp trong mạng lưới này sẽ đảm nhận một chức năng riêng về nhà ở, thương mại và dịch vụ.  

2. HCMC Apartment Market Q3/2026: Prices Have Yet to Enter a Broad-Based Correction Cycle

Despite signs of improving supply, the  HCMC apartment market Q3/2026 has yet to show signs of entering a broad-based price correction cycle. Purchasing activity slowed, while primary market prices remainedhigh. This is largely because new supply is concentrated in the mid-range and upper-end segments, while more affordable  apartments remained scarce. 

According to Ms Huong, this is a period in which “purchasing activity has slowed, while prices remain high”. As a result, the gap between asking prices and owner-occupier affordability has become more apparent. Housing demand remains, but high borrowing costs are making buyers more cautious. This is particularly evident among buyers who depend on mortgage financing, as many newly launched apartments remain beyond their financial reach. 

Savills data shows that 80% of primary apartment prices in HCMC exceeded VND 100 million per sq m in Q2/2026, while the market-wide absorption rate fell to around 32% and continued to face considerable pressure in Q3. 

3. Infrastructure Is Expanding the Range of Choices in the Property Market in HCMC 

As property prices in central areas remain high, buyers must weigh location, transport connectivity and affordability more carefully.  Infrastructure is therefore becoming an important factor in widening the areas that buyers can consider in the HCMC property market. 

Distance from the centre still matters, but it is no longer the sole consideration. Areas with improved transport links, more convenient journey times and more accessible prices may offer alternatives for owner-occupiers. 

This shift is reflected in the composition of supply and transactions in HCMC. In the low-rise housing segment, almost all new supply came from outlying areas, while two large-scale urban developments in the north and south accounted for more than 90% of total market transactions. 

Over the longer term, large-scale urban developments and suburban areas benefiting from infrastructure improvements could provide owner-occupiers with a wider range of housing options at more accessible prices. As Ms Huong noted, “Supply from large-scale urban developments and suburban areas connected to infrastructure will provide owner-occupiers with more options at more accessible prices.” 

Location is therefore increasingly assessed based on more than distance from the centre. Transport links, price and the living environment are also influencing the areas that buyers consider.

4. Market Liquidity Will Vary According to Project Competitiveness  

With interest rates remaining a major variable, the market is likely to remain uneven rather than recover uniformly. If adjustments occur, they may not necessarily begin with reductions in listed prices. 

“Developers are currently prioritising the maintenance of listed prices and supporting buyers through financing policies,” Ms Huong said. Common measures include interest rate subsidies, fixed-rate loan packages, principal repayment deferrals, discounts for early payment and extended payment schedules.  These measures help ease cash flow pressure for buyers without directly affecting listed prices. 

Over the next 6–12 months, apartment prices in HCMC are unlikely to fall sharply, as developers also face high financing costs when developing projects. However, differences between projects may become more pronounced. “Projects with favourable locations, clear legal status and reputable developers are more likely to maintain stable prices. Conversely, less competitive products or those that rely heavily on leverage will face greater pressure to adjust prices.” 

According to Ms Huong, any adjustments are likely to be limited to individual projects and implemented mainly through sales policies rather than reductions in listed prices. 

The issue facing the apartment market in HCMC in Q3/2026 is therefore not simplywhether prices will rise or fall.  More relevant considerations include where new supply is located, how infrastructure is widening the range of areas available to buyers, and which products match buyer budgets. With purchasing activity slowing and primary prices remaining high, market performance is likely to vary according to location, legal status, developer credibility and individual project sales policies. 

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