Luxury Apartments in Ho Chi Minh City 2026: Price Tiers, Branded Residences and the 30% Rule
In the second quarter of 2026, the average primary price for ultra-luxury apartments in Ho Chi Minh City reached roughly US$18,000 per square metre, according to Avison Young Vietnam. At the very top of the market, one project facing Ben Thanh Market is projected by brokerages to exceed VND 1 billion per sqm — around US$38,000 — though the developer has not published an official price. Behind these numbers sits a category with its own name: branded residences, and Vietnam now ranks fourth in the world by number of such projects.
Ho Chi Minh City luxury market 2026
Table of Contents
What "Luxury" Actually Means in Ho Chi Minh City
The word gets used loosely by agents here, so it helps to anchor it to numbers. Avison Young Vietnam’s Q2 2026 data splits the primary market into clear tiers:
| Tier | Average primary price | In VND |
|---|---|---|
| Ultra-luxury | ~US$18,000/sqm | ~VND 470 million/sqm |
| Luxury (general) | >US$8,000/sqm | >VND 200 million/sqm |
| Central-area primary | US$3,500 – 5,900/sqm | VND 91 – 155 million/sqm |
| Binh Duong (former province) | US$2,000 – 2,900/sqm | VND 52 – 75 million/sqm |
| Ba Ria – Vung Tau (former province) | US$1,800 – 5,200/sqm | VND 47 – 135 million/sqm |
The gap that matters: ultra-luxury trades at more than double the general luxury tier, and three to five times a standard primary unit in the same central districts. That is not a difference in finishes or floor area. It is a different asset class.
Graphic: Realtique · Data: Avison Young Vietnam, Q2 2026
The Projects Setting the Ceiling Right Now
Vietnamese business daily Dan Tri surveyed the downtown luxury pipeline on 19 August 2026:
| Project | Location / Developer | Reported price |
|---|---|---|
| One Central Saigon | Facing Ben Thanh Market | Projected above VND 1bn/sqm (~US$38,000) — brokerage estimate; no official price released |
| Grand Marina Saigon | Saigon riverfront | VND 380 – 450m/sqm (~US$14,500 – 17,200), currently selling |
| The Grand Manhattan | 100 Co Giang, Cau Ong Lanh ward · Novaland | ~VND 350m/sqm (~US$13,400) |
| Lancaster Lincoln | Trung Thuy Group | ~VND 300m/sqm (~US$11,500), indicative |
Read these figures carefully. They are not on the same footing. Grand Marina Saigon is actively selling; The Grand Manhattan is scheduled for handover from Q3 2026; One Central Saigon restarted construction in mid-March 2026 with roughly 30 months of works ahead, and its headline number is a brokerage projection, not a published price list. Treat the VND 1 billion figure as a market signal, not a quote you can transact on today.
Graphic: Realtique · Data compiled from Dan Tri and VnExpress, August 2026
Branded Residences: Why Vietnam Ranks Fourth in the World
A branded residence is a residential project operated under, and named after, an international brand — usually a luxury hotel group such as Marriott International, The Ritz-Carlton or Nobu, and occasionally a fashion or design house such as Elie Saab. The buyer acquires the apartment plus the operator’s service standard, under a long-term management agreement between brand and developer. That contract is what separates a genuine branded residence from a project that has merely licensed a name for marketing.
Savills’ Branded Residences 2025-2026 report places Vietnam fourth globally by project count, behind only the United States, Saudi Arabia and Mexico, with more than 50 projects across 34 international brands. C9 Hotelworks puts Vietnam at 41% of the branded residence supply currently under development in Asia — the highest share in the region.
The composition is shifting too. Urban projects now account for roughly 60% of the development pipeline, against 28% of already-completed stock, which was dominated by coastal resort schemes. In other words, the branded model is moving from the beach into the city centre.
Who Is Actually Buying at This Level
The demand base is the ultra-high-net-worth individual (UHNWI) — someone with net assets of US$30 million or more. Knight Frank’s Wealth Report 2026 forecasts Vietnam’s UHNWI population will grow 59% over the next five years, among the fastest rates in the region.
Nguyen Thai Binh, Vice Chairman of the Vietnam Association of Realtors and CEO of Dong Tay Land, is blunt about what that means: “These prices turn downtown real estate into a separate game with very few participants. The vast majority of investors cannot access this segment because of capital constraints.”
Two practical consequences for a foreign buyer. First, liquidity is thin — the resale pool is small, so exit timelines are measured in quarters, not weeks. Second, headline prices rarely fall: Dan Tri reports that developers in this bracket prefer discounts and payment incentives over cutting list prices, precisely to protect the valuation of unsold stock. Negotiate on terms, not on the sticker.
Can Foreigners Buy at This Level? The 30% Rule, Building by Building
Yes — but eligibility is set project by project, not by price tier. Three checks matter before any deposit:
- Is the project on the approved list for foreign sale? A number of prime downtown sites sit inside national defence and security zones and are closed to foreign buyers entirely, regardless of budget.
- The 30% cap applies per building, not per development. A multi-tower scheme can be sold out of foreign quota in one tower while quota remains in another. Always ask which tower the unit sits in.
- Completed and handed-over phases are usually exhausted. Foreign quota tends to be absorbed early, so the remaining availability is typically in later phases.
Where a foreign individual is eligible, ownership runs for 50 years and is renewable. This does not change for branded residences — the brand affects the service contract, not the land tenure.
Overseas Vietnamese: A Different Rulebook Since January 2025
This is the single most misunderstood point at the top of the market. Since 1 January 2025, the Land Law 2024 (Articles 41, 43 and 44) draws a sharp line:
- Someone who still holds Vietnamese nationality has housing and land rights equivalent to a domestic citizen — no 30% quota, no 50-year limit.
- Someone of Vietnamese origin who no longer holds nationality has a narrower scope of rights.
On a unit priced in the millions of US dollars, that distinction governs resale, inheritance and how the asset passes to the next generation. It is worth confirming nationality status with documentation before structuring the purchase, not after.
Supply Outlook 2026–2027: Scarce Downtown, Abundant on the Fringe
Total supply is rising, yet supply where luxury buyers want to be keeps tightening.
Knight Frank, Q2 2026: the former Ho Chi Minh City area recorded 2,101 new units with 1,781 transactions. Across the expanded city, new supply reached 7,154 units — mostly added from the former Binh Duong area — against 7,682 transactions citywide, an absorption rate of roughly 39%.
JLL, first half of 2026: around 3,000 new units launched, lifting cumulative supply to nearly 342,300 units. The eastern corridor took 70% of new supply, of which 43.2% was high-end.
Two forecasts — note what each one measures. These are not additive:
- Cumulative, to end-2027 (Knight Frank via Dan Tri): the expanded city is expected to hold about 76,000 new units, with roughly 31,740 in the former city area, predominantly high-end and luxury. Binh Duong and Ba Ria – Vung Tau supply stays mid-market and affordable.
- Annual flow, 2027–2030 (Avison Young): Ho Chi Minh City is projected to absorb more than 30,000 new units per year, with transit-oriented development around metro stations and the completion of Ring Road 3 expected to lift the mid-market share from 2027.
The first is a stock figure at a date; the second is a yearly flow. What both point to is the same conclusion: the growth is on the fringe and in the mid-market, while the central core — the only place branded residences exist — gains essentially no new land.
Frequently Asked Questions
How much do luxury apartments in Ho Chi Minh City cost in 2026?
According to Avison Young Vietnam, the average primary price for ultra-luxury apartments reached about US$18,000 per square metre (roughly VND 470 million) in Q2 2026. The general luxury tier sits above US$8,000 per sqm, while standard primary units in central districts range from US$3,500 to US$5,900 per sqm.
What is a branded residence?
A branded residence is a residential development operated under, and named after, an international brand — typically a luxury hotel group such as Marriott, The Ritz-Carlton or Nobu. The buyer receives the apartment together with the operator’s service and management standards under a long-term agreement between the brand and the developer. Vietnam ranks fourth worldwide by project count, with more than 50 projects across 34 brands, according to Savills.
Can foreigners buy luxury apartments in Ho Chi Minh City?
Yes, subject to project eligibility. Foreign individuals may own up to 30% of the units in any one apartment building, for a renewable 50-year term. Before committing, confirm that the project appears on the approved list for foreign sale — some prime downtown sites fall within defence and security zones and are closed to foreign buyers — and check whether the specific tower still has quota available, since the cap applies per building rather than per development.
Do overseas Vietnamese face the same 30% quota?
Not if they retain Vietnamese nationality. Under the Land Law 2024, effective 1 January 2025 (Articles 41, 43 and 44), an overseas Vietnamese who still holds nationality has housing and land rights equivalent to a domestic citizen, with no 30% cap and no 50-year term limit. Those of Vietnamese origin who no longer hold nationality have a narrower set of rights. The distinction directly affects resale and inheritance.
Which project is the most expensive in Ho Chi Minh City right now?
Dan Tri reported on 19 August 2026 that One Central Saigon, facing Ben Thanh Market, is projected by brokerages to exceed VND 1 billion per sqm — approximately US$38,000 — which would be the highest in the market. The developer has not released an official price list, so this remains an estimate rather than a quotable figure. Grand Marina Saigon is currently selling at VND 380–450 million per sqm.
⚠️ A note on these figures: prices in this article are compiled from Vietnamese press coverage and market research (Avison Young, Savills, Knight Frank, JLL, C9 Hotelworks) as of August 2026. The VND 1 billion per sqm figure for One Central Saigon is a brokerage projection; the developer has not published an official price. Handover dates and supply forecasts are indicative and subject to change. USD conversions are approximate. This article is market information and not investment, financial or legal advice — please speak with a Realtique advisor to verify the current foreign-quota status and available inventory of any specific tower before committing.
Considering a branded residence in Ho Chi Minh City?
Foreign quota is set tower by tower, and the best-priced inventory is rarely the inventory that is still open to foreign buyers. Send us your requirements and a Realtique advisor will check live availability and quota status before you place a deposit.
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KC Pham
KC Pham advises foreign buyers and overseas Vietnamese on prime residential property in Ho Chi Minh City, including branded residences in the central business district.
