Real estate market 2026: filtering out inflated values and positioning strategic assets amid volatility

2026 is expected to bring a major “cleansing” phase for the real estate market as interest rates and input costs rise, while new regulations are implemented in a coordinated manner. The process is expected to help remove inflated values and make room for assets with sustainable fundamentals.

Experts speaking at the seminar “Real Estate Market 2026 – Positioning strategic assets amid volatility,” held on April 2 in Ho Chi Minh City, said the global environment is also weighing on the market. Geopolitical instability—particularly the conflict in the Middle East—is disrupting supply chains and increasing volatility in energy prices and financial assets. Domestically, interest rates that remain relatively elevated are putting pressure on market liquidity. At the same time, legal regulations and digitization of real estate data are becoming tighter and more standardized, improving transparency.

Capital shifts toward assets with stronger fundamentals

In this context, capital flows into real estate are described as becoming less defensive and more selective, moving toward assets with real value, solid legal foundations, and long-term price resilience.

PGS.TS Tran Đình Thiên, former director of the Vietnam Institute of Economics, said: “In that context, capital flowing into real estate is no longer defensive but is shifting selectively toward assets with real value, solid legal foundations and long-term price resilience. This signals a shift in investment mindset as investors increasingly focus on real value and long-term potential of assets.”

Other speakers said projects with unclear legal status or developers relying heavily on debt are gradually being phased out. Conversely, capital is moving toward projects with solid legal status, clear master plans, and infrastructure connectivity.

Development space expands for transparent projects

Mr. Phạm Lâm, Chairman of DKRA Group, said the market’s cleansing process is creating favorable development conditions for projects with transparent legal status, high liquidity, and backing from stable capital.

Suburban Ho Chi Minh City gains momentum

The peri-urban area around Ho Chi Minh City is emerging as a bright spot, supported by infrastructure and public investment. Key projects—including Long Thanh International Airport, ring roads, expressways, and the metro network—are gradually taking shape, providing momentum for suburban real estate.

Provinces including Đồng Nai, Long An, and Bà Rịa–Vũng Tàu are highlighted as areas with high potential, supported by land banks and improving connectivity.

Apartment segment remains central; land subdivision era ends

Mr. Võ Huỳnh Tuấn Kiệt, Director of Housing Projects Marketing at CBRE Vietnam, argued that the market is moving away from the era of subdividing land plots into land sites. He said the apartment segment will continue to be the backbone of urban areas for at least the next five years.

Branded residences expand in major cities

Savills Vietnam said branded residence models are accelerating in major urban centers such as Ho Chi Minh City and Hanoi. The market is seeing more projects not only in the ultra-luxury segment but also across a wider range. The trend is attributed to a growing group of high-value buyers and increased confidence among purchasers in projects backed by international brands offering quality and services.

Industrial, logistics and infrastructure-linked real estate seen as higher potential

Experts also assessed that industrial, logistics, and infrastructure-linked real estate may have greater growth potential as Vietnam deepens integration into the global supply chain.

At the same time, the cleansing process is described as both a source of pressure for businesses and a driver of change in market participants’ thinking—toward sustainable, transparent, and more professional development.

Transparency and professionalization as key factors

Dr. Nguyen Văn Đính, Chairman of VNREA, said: “If infrastructure-led growth is the sole focus for pushing land prices higher, that would be a mistake. Real estate value must be tied to real demand and efficient use. For investors and businesses, identifying the true value of assets and adapting to new standards will be the key to enduring in this reorganization cycle. In this context, transparency and professionalization will be the decisive factors in driving sustainable and stable market development.”