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Vietnam real estate 2024: a year in review

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As positive signals become more evident, now is the time to restart capital flows into real estate transactions in Vietnam and embrace the new growth cycle, write Avison Young Vietnam analysts.

A corner of Nha Be district, Ho Chi Minh City, southern Vietnam. Photo courtesy of Thanh Nien (Young People) newspaper.

A corner of Nha Be district, Ho Chi Minh City, southern Vietnam. Photo courtesy of Thanh Nien (Young People) newspaper.

Globally, 2024 marks a year of significant changes: over 50 countries held elections, Fed cut rates, and Donald Trump won the presidency the second time.

In Vietnam, August 1 became a landmark date as three real estate-related laws took effect, four months earlier than planned. While market activity seemed sluggish, the underway shifts in macro-economy and geo-politics would have a profound impact on the real estate market in the coming time.

Below are five key trends shaping the Vietnam’s real estate market in 2024.

Residential segment on recovery track amid supply imbalances

In 2024, the housing market performed better than last year, driven by new apartment supply in the second half of the year, mainly high-end properties.

In Ho Chi Minh City, most new developments were from high-end segment onwards, prices reached VND72-142 million ($2,830-5,590) per square meters. Property prices of re-launched projects also went up.

In Hanoi, housing prices surged in early 2024 and continued rising throughout the year. Units priced at VND70 million/sqm became more common in Q3, and primary prices rose by 2-4% quarter-on-quarter in Q4.

Some projects introduced and open for sales in HCMC and Hanoi at year-end.

Some projects introduced and open for sales in HCMC and Hanoi at year-end.

Supply in the mid-range segment continued to be limited in both HCMC and Hanoi. Apartments at affordable prices of below VND38 million ($1,500)/sqm nearly disappeared.

As prices kept going up, the housing market moved further away from intrinsic value and posed liquidity risks. The gap between market offerings and homebuyers’ needs and affordability was widening.

Meanwhile, obstacles remained in developing reasonable-priced housing. Policies and credit incentives for social housing were insufficient, while investment, leasing and purchasing processes remained complex.

Yet, there are opportunities for a more balanced market. Building more budget-friendly commercial projects and social housing in suburban or new urban areas with ample undeveloped land banks and lower development costs offers a solution to sustainable growth. Following this trend, some affordable projects have been launched recently in HCMC’s Binh Chanh district, Binh Duong province, and Dong Nai province.

New land banks for residential development will soon be available as HCMC aims to build 11 TOD compact urban areas and auction 22 land plots around metro stations. For developers, rising capital costs create a new “puzzle” where securing the land plots and balancing costs, prices, and product segmentation are critical to ensuring liquidity and operational efficiency.

New opportunities arising in industrial real estate

The industrial real estate segment remained the market’s top performer in 2024, with rising rents, growing supply, and high occupancy rates. This growth was primarily driven by FDI in manufacturing, fueled by supply chain diversification and the China+1 strategy.

In major and tier-1 markets, industrial land rents increased by 2-5% per quarter. New supply was expected to increase as numerous industrial park projects received licenses or began construction nationwide. Industrial and logistics (I&L) properties continued to attract significant interest from foreign investors, leading real estate transactions in Vietnam throughout 2024.

In the short term, the economic, trade, and geopolitical fluctuations associated with Donald Trump’s new policies may temporarily affect foreign investment and exports. However, due to its strategic location, relative political stability, competitive costs, and improving investment environments, Vietnam still has potential to become the next global manufacturing hub if seizing this opportunity.

Demand is expected to grow in these types of industrial property:

More completed legal framework in real estate, strengthened market sentiment

2024 marked a turning point for Vietnam’s legal system with the implementation of the 2024 Land Law, the 2023 Housing Law, and the 2023 Real Estate Business Law. These changes and adjustments were widely praised for their transparency, clarity, and fairness, encouraging professionalism in brokerage and transactions, and laying a sound foundation for a more sustainable real estate market.

The new laws addressed four key matters:

1. Transactions covering various real estate types and products, including completed works and off-the-plan projects.

2. Requirements on incorporation, financial capabilities and the obtainment of Land Use Rights Certificate for various investors and developers.

3. Requirements on contract and planning in the purchase and sale of Land Use Rights.

4. Eligibility and conditions for transferring real estate projects.

Some notable new points include:

However, businesses, investors, and people are looking for more detailed guidance on implementing these laws to fully realize the law’s potential.

Irreversible sustainability trend, ESG criteria shaping new projects

Over the past few years, most new office buildings in HCMC and Hanoi aimed for green certifications. Not only increasing in quantity, green offices were also expanding geographically. In HCMC, green offices are expected to develop in adjacent, vibrant and fast-growing areas such as District 4, District 7, Tan Binh district and Thu Duc city.

New office buildings with green certifications in HCMC and Hanoi in the past 2 years.

New office buildings with green certifications in HCMC and Hanoi in the past 2 years.

Industrial real estate has also been embracing sustainability. Notable green-certified projects recently included Hitachi Energy’s transformers factory in Bac Ninh (achieved LEED Gold), Mitsubishi Estate Group’s Logicross Hai Phong ready-buit warehouse (aiming for EDGE Advanced certified) and the Lego Vietnam factory in Binh Duong (aiming for LEED Gold for the manufacturing plant, and LEED platinum for the office).

Developers such as BW Industrial, Fraser Property, KCN Vietnam and most recently Sembcorp are pursuing modern, sustainable industrial park infrastructure.

Rising market demand drives investment decisions in green buildings in Vietnam. For investors, projects resilient to environmental and climate risks and contributing positively to society hold higher value and better asset valuations. Green-certified or ESG-compliant properties are also more appealing for partnerships and capital investments, becoming key consideration in M&A transactions.

Sharp rise in foreign investment in real estate sector despite global slowdown

In 2024, global FDI slowed, and Vietnam followed suit, with registered FDI capital reaching $31.38 billion by November – up just 1% year-on-year.

This modest growth reflected the same trend as Vietnam had economic openess and global FDI flows had declined for two consecutive years (2022-2023) due to macroeconomic instability and geopolitical tensions.

Despite this, foreign investor confidence in Vietnam remained strong, and they continued to implement licensed or approved projects. Realized FDI reached $21.68 billion in the first 11 months of 2024, a 7.1% increase year-on-year. With continued disbursements, total committed FDI for 2024 is projected to surpass last year’s figures, potentially setting a record for the 2019-2024 period.

While global manufacturing activities has not yet recovered (registered FDI to Vietnam’s manufacturing sector down 8.7% compared to the same period last year) and the world’s major real estate markets remained sluggish, the Vietnam’s real estate sector saw impressive growth in FDI. Accumulated registered FDI in real estate surged 89.1% year-on-year, reaching $5.63 billion by November.

This robust FDI inflow highlights Vietnam’s increasing appeal to foreign investors. Not only are they driven by favorable policies, investment environment, a growing population, rapid urbanization, investors also see demand outpacing supply across sectors such as industrial and logistics (I&L), housing, offices, and retail. Improvements in legal frameworks and infrastructure development in 2024 have further enhanced the real estate market’s attractiveness.

David Jackson, principal and CEO, Avison Young Vietnam. Photo courtesy of the company.

David Jackson, principal and CEO, Avison Young Vietnam. Photo courtesy of the company.

Looking at the five real estate trends above, David Jackson – principal and CEO, Avison Young Vietnam said: “Significant changes in 2024 in terms of policies, investment trends, and the business landscape give us many reasons to stay optimistic for the Vietnam’s real estate market. As positive signals become more evident, now is the time to restart capital flows into real estate transactions in Vietnam and embrace the new growth cycle.”

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ACCA event highlights technology’s role in sustainability practices

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The commitment of the Association of Chartered Certified Accountants (ACCA) to supporting firms in their development was evidenced at a conference on technology’s role in applying sustainability practices that took place in Ho Chi Minh City on March 12.

The event presented key topics including international standards and technological solutions for carbon emissions’ management, environmental, social, and governance policy evaluation based on global standards, and the application of technology in optimising operational costs.

ACCA event highlights technology's role in sustainability practices
ACCA event highlights technology’s role in sustainability practices

The conference served as a platform for future-oriented businesses to share their successes and challenges while fostering collaboration among those committed to sustainability.

During the conference, Ren Varma, ACCA’s head of Mainland Southeast Asia, delivered in-depth insights into ACCA’s role in supporting businesses in building sustainable development capabilities.

Citing 2024 trade figures, Varma noted that Vietnam’s import-export turnover maintained unprecedented levels over the past 40 years, supported by the enforcement of over 17 trade agreements.

Vietnam-EU trade exceeded $67 billion, with numerous domestic enterprises integrating into European and global supply chains.

“Implementing sustainability reporting is imperative for Vietnamese firms participating in global supply chains to comply with Europe’s mandatory sustainability disclosure regulations. The key challenge is how businesses can effectively implement sustainability reporting with existing resources while meeting international standards,” said Varma.

Ren Varma, ACCA’s head of Mainland Southeast Asia speech at the conference. Photo: ACCA Vietnam
Ren Varma, head of Mainland Southeast Asia, ACCA. Photo: ACCA Vietnam

Representatives from various other organisations, such as VACPA, FPT, Unilever, HDBank, PwC, and the University of Economics in Ho Chi Minh City shared their experiences in leveraging technology for sustainability.

These real-world case studies enabled participants to gain practical insights into how best to apply technology to sustainable management, while understanding the essential competencies required for effective implementation.

At the event, experts reaffirmed their commitment to enhancing capabilities and professional expertise in achieving national sustainable development goals and the target of Net-Zero by 2050.

Ren Varma, ACCA’s head of Mainland Southeast Asia with other speakers at the conference. Photo: ACCA Vietnam
Photo: ACCA Vietnam

ACCA pledged its continued support by launching the Professional Diploma in Sustainability (ProDipSust) across more than 180 countries, including Vietnam. This initiative aims to equip professionals with the necessary expertise to implement sustainable business practices.

ProDipSust not only provides in-depth knowledge on sustainability but also guides businesses on practical applications, from understanding international frameworks and regulations to strategic management, sustainability reporting, and assurance.

Recognised as a globally standardised knowledge framework, this diploma plays a crucial role in strengthening corporate sustainability governance, ensuring transparency, and complying with international standards.

Beyond offering training programmes, ACCA actively collaborates with leading organisations to drive sustainable development initiatives.

Beyond offering training activities, ACCA collaborates with major organisations to drive sustainability initiatives. In this seminar, ACCA Vietnam, in partnership with VACPA and PwC Vietnam, established a highly practical forum to help Vietnamese firms align with international standards and devise effective sustainability strategies.

Ren Varma underscored the critical role of finance and accounting professionals in advancing sustainable development, saying, “Financial expertise is not just about financial reporting, it plays a fundamental role in shaping sustainable strategies. Finance professionals are responsible for integrating sustainability initiatives into business models, accurately measuring their impact, and transparently communicating them to stakeholders. ACCA’s certification serves as a vital tool for businesses and individuals to enhance their expertise in this field.”

“With a strong commitment to fostering sustainability competencies, ACCA will continue to support businesses and financial professionals on their journey towards a responsible and sustainable economy,” he added.

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Ho Chi Minh City looks to develop potential of Saigon River

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Ho Chi Minh City has announced plans to develop infrastructure along the Saigon River towards the East Sea.

Ho Chi Minh City will lead toward the sea and along Saigon river

Ho Chi Minh City has announced plans to develop infrastructure along the Saigon River towards the East Sea.

Photo: Le Toan

Talking with VIR on March 4, Doan Manh Thang, director of water and resilience at Royal HaskoningDHV Vietnam, said the Saigon River has great potential but has not been exploited properly. The plan will map out a waterway from Cu Chi to the city centre.

Royal HaskoningDHV is the leader of a consortium that includes Boston Consulting Group, Roland Berger, the Ministry of Construction, and ACUD Consult that has been tasked with developing this plan which was approved by the prime minister on December 31, 2024.

The plan aims to develop Ho Chi Minh City into a hub of high-quality human resources, modern services, and advanced industries, pioneering in the green economy, the digital economy, and a digital society. It will also maintain its position as Vietnam’s leading centre for economy, finance, commerce, culture, education, and science and technology, with deep international integration.

“We can build service areas such as marinas and commercial centres along the river, alongside green spaces,” Thang said.

Moreover, a metro line from the city centre to Can Gio Island could act as the driving force for the city to reach double-digit growth, he confirmed.

Can Gio Port, meanwhile, is strategically located opposite Cai Mep-Thi Vai Port – the largest international port in Vietnam. However, it is only operating at 50 per cent capacity. The government has decided to upgrade Can Gio Port to become an international transit centre, with an estimated investment of $4 billion. The port is expected to handle 10 per cent of Vietnam’s imports and exports, of which 90 per cent will be international transshipment.

According to Phan Van Mai, newly appointed Chairman of the National Assembly’s Economic and Financial Committee and former Chairman of Ho Chi Minh City People’s Committee, the city will strive for regional GDP growth of 8.5-9.0 per year until 2030.

“To effectively implement the plan, the city needs to mobilise resources, attract investment, develop human resources, and apply science and technology, innovation, digital transformation, and environmental protection,” Mai said.

Meanwhile, Thang said that the biggest bottleneck in implementing this plan is the lack of mechanisms to entice capital.

“Public investment is the seed capital to stimulate investment from other economic sectors. In fact, many investors are interested, but the mechanisms for investment must be more detailed,” he said.

A resolution issued in June 2023 grants special mechanisms for the development of Ho Chi Minh City. Meanwhile, in February 2025, the National Assembly issued another resolution for Hanoi and Ho Chi Minh City to invest and develop metro systems. On that basis, Ho Chi Minh City will invest simultaneously and complete seven routes with a total length of 355km within 10 years.

“Initially, the state will have to spend money because it will be difficult to attract investment, but when it starts to take shape, private investors will be looking to spend money to build infrastructure. This would remove the bottleneck, but still requires appropriate policies,” Thang said.

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Ho Chi Minh City International Financial Centre to be built in Thu Thiem New Urban Area

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Thu Thiem New Urban Area on the Saigon River has been allocated as the site for Vietnam’s first International Financial Centre.

Ho Chi Minh City International Financial Centre to be built in Thu Thiem New Urban Area
Thu Thiem New Urban Area – the new financial and economic hub of Ho Chi Minh City. Photo: Le Toan

In total, 11 plots covering 9.2 hectares in the Number 1 Functional Area will be used for the project in Thu Duc city.

The location was reported to the local Department of Telecommunications on March 11 to set up a plan to develop telecommunications and digital infrastructure for the centre.

​​Thu Thiem New Urban Area was approved in 1996 covering 930 hectares on the east bank of the Saigon River and opposite District 1. When completed, the area will have a population of 200,000 people.

The area will be divided into a central core, a northern residential area, a residential area along Mai Chi Tho Avenue, an eastern residential area, and a southern zone.

On January 4, Prime Minister Pham Minh Chinh chaired a conference to announce an action plan to implement a regional and international financial centre in Ho Chi Minh City.

At the conference, PM Chinh said that Ho Chi Minh City is located at the head of Southeast Asia, making it convenient for trade and financial connections with major markets such as China, Japan, South Korea, and ASEAN. Building a financial centre there will help reduce costs and transaction times for traders.

To accelerate the project, early this year, Ho Chi Minh City established a steering committee for the construction and development of the centre with 29 members. The establishment of the international financial centre is expected to create a foundation for the future growth of Ho Chi Minh City. This is also an opportunity for the city to attract international investors and increase foreign investment in various sectors.

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