HCMC luxury apartment prices cool: some units cut by nearly VND 1 billion, absorption down to 11%

Prices at many luxury apartment projects in HCMC are falling on the secondary market after the strong rise of 2024–2025. A 3-bedroom unit of over 140 m2 with its own pink book at The Vista An Phu (Binh Trung Ward, HCMC) dropped from VND 13.6 billion to VND 12.8 billion but still has no buyer.

Price cuts recorded at projects

• The Vista An Phu: a 3-bedroom unit of over 140 m2 down VND 800 million (from 13.6 to 12.8 billion); the owner said buyers dealing directly without a broker could get another VND 120 million off, a total cut of VND 920 million.
• The Sun Avenue: a 75 m2, 2-bedroom unit listed down from VND 7.4 billion to VND 7.2 billion.
• Eco Green Saigon (Tan Thuan Ward): an 87 m2, 3-bedroom unit listed at VND 7.2 billion, over VND 500 million below the original asking price.
• According to Batdongsan.com.vn data: The Vista An Phu is down over 4% from June; The Sun Avenue and Eco Green Saigon are down over 4% from April.
• Gateway Thao Dien is down 9.5% from January; Estella Heights down 1% from May; Diamond Island down over 3% from May.
• The Nassim Thao Dien is down 17% from December 2025; Imperia An Phu down over 18% from April; Cantavil An Phu down 18% from February.
• Cuts vary by unit, size, floor, view and interior condition; actual transaction prices may be lower than asking prices.

Related market figures

• Primary apartment absorption in August was about 11%, down 5 percentage points from the previous month, according to DKRA Consulting’s August report on the HCMC and surrounding residential market.
• Loan interest rates are commonly 13–14% per year; many owners borrowed 60–70% of the apartment’s value from banks.
• 12-month deposit rates rose about 0.3 percentage points from the previous quarter to 7.5–9%, according to MB Securities (MBS) real estate sector report.
• Total transactions fell 18% year on year to 239,860, according to the Ministry of Construction.
• To stimulate demand, developers are offering interest support, principal grace periods, lower initial payments, longer payment schedules, bigger discounts and conditional free furniture.