The “Price Low Zone” of Tay Ninh Real Estate

Real estate prices in Tay Ninh are significantly lower compared to Ho Chi Minh City and surrounding areas

The real estate market in Tay Ninh after the merger is showing a “price depression” when compared with Ho Chi Minh City and other satellite urban areas.

The report “Tay Ninh Real Estate Market After the Merger – Synergy and Breakthrough Opportunities” by the Vietnam Institute for Real Estate Studies (VIRES) indicates that while land prices in surrounding areas have reached high levels, Tay Ninh still maintains an attractive price range. This is considered a major opportunity before infrastructure and industrial leverage is strongly activated.

Accordingly, in the land plot segment, the primary price level in Tay Ninh is significantly lower than Ho Chi Minh City and surrounding areas. The average price in Ho Chi Minh City starts from more than VND 50 million/m2 and can reach up to VND 140 million/m2, while the former Long An area has an average price of over VND 27 million/m2, with the highest exceeding VND 60 million/m2.

Meanwhile, in Tay Ninh, land plots have an average price of around over VND 12 million/m2 and the highest level is around VND 38 million/m2. Secondary prices in the land plot segment increased by an average of 4% compared to the previous quarter, supported by demand shifting toward fully legal products due to limited primary supply.

A survey from batdongsan.com also shows that land prices in the Duc Hoa area vary significantly, ranging from VND 2–34 million/m2 depending on location, size and characteristics of the land. The main selling price in August 2025 for residential land was VND 13.5 million/m2, up 20.5% from the same period last year and 73.1% over the past five years.

For project land plots, the common selling price in Q2/2025 was nearly VND 19 million/m2. Although the price has increased by 105.4% over the past five years, the price level is still considered low.

The most active areas with strong supply and transactions include Duc Hoa Dong and Duc Hoa Ha. Notably, land prices in Duc Hoa are showing signs of “heating up” but still have room to grow, especially project land plots, as prices remain lower than other areas bordering Ho Chi Minh City such as Can Giuoc (project land price averaging VND 31.7 million/m2) and Ben Luc (VND 23.2 million/m2).

For the townhouse and villa segment, the common transaction price in Duc Hoa in Q2/2025 was VND 21.3 million/m2, with flexible areas from 50–264m2.

This price level is 78.1% higher than the same period last year and 85.2% over the past five years, showing sustainable value growth of townhouses and villas in the area.

However, the price level in this segment in Q2/2025 in Duc Hoa remains lower than surrounding areas such as Ben Luc (VND 41.2 million/m2), Can Giuoc (VND 27.3 million/m2) and areas bordering former Ho Chi Minh City such as Thu Dau Mot (VND 42.1 million/m2), Thuan An (VND 52.1 million/m2), Cu Chi (VND 29.3 million/m2), and Binh Chanh up to VND 114.3 million/m2.

In recent times, due to limited supply and high prices in Ho Chi Minh City, the market is showing clear signs of “demand shifting” toward satellite markets.

According to CBRE, in Q2/2025, primary prices in Ho Chi Minh City increased by nearly 30%/year, Binh Duong and former Dong Nai increased by around 14–15%/year, while former Long An increased the highest at around 90%/year. In the townhouse and villa segment, primary prices in Long An increased 21%/year.

Among these areas, Long An recorded the highest price increase across both condominium and townhouse/villa products, mainly due to its current low price level and large growth potential.

For example, the An Huy My Viet project in Duc Hoa, Long An (now Duc Lap commune, Tay Ninh province) is expected to supply around 2,250 townhouse and villa products. Preliminary surveys show its initial selling price is from VND 21 million/m2, which is 78% higher compared to 2024, but the project still has strong growth potential when compared to surrounding areas.

A “boost” from the merger and resource synergy

VIRES experts have identified seven major drivers for the breakthrough development of the Tay Ninh real estate market after the merger.

First is the strong economic foundation. GRDP for the first 9 months of 2025 of Tay Ninh after the merger reached 9.52%, ranking first in the Southeast region and 8th among 34 provinces and cities nationwide, targeting a GRDP growth of 10.1% in 2025.

Second is the rapid completion of transport infrastructure. Many key infrastructure projects such as the Ho Chi Minh City – Moc Bai Expressway (expected to open in 2027), Ring Road 3, Ring Road 4 and the Ben Luc – Long Thanh Expressway are being urgently completed, positioning Tay Ninh strategically on the regional logistics map and promoting the development of urban–residential corridors according to the progress of transportation connectivity.

Third is the consistent strategy for industrial development. The province has 46 industrial parks, with planning to reach 59 by 2030, targeting to become one of the provinces with the highest number of industrial zones in the country.

Fourth is the potential demand from population decentralization. The population density of Tay Ninh is still much lower than other key economic regions such as Ho Chi Minh City and former Binh Duong, allowing room to attract residents and labor from central areas.

Fifth is the clear improvement in the local investment environment. The PCI index in 2024 of the province was among the leading group nationwide, reflecting a more favorable business environment.

Sixth is the presence and trend-setting role of strategic investors. Major corporations such as Becamex, VSIP, Vingroup, Sun Group… have been expanding investment in Tay Ninh, creating positive spillover effects on the economy and society.

Finally, the seventh driver comes from the trend of developing green, integrated urban areas. Urban development projects in the province are planned carefully, with transparent legality, integrated utilities, harmonizing modern amenities with cultural identity, ensuring landscape and green space — a requirement of the new era.

The demand for end-use housing and sustainable investment of society and the market in the new period will be the “guiding compass” shaping the direction of urban development planning and the real estate market in Tay Ninh.

Many areas of Tay Ninh’s real estate market, such as the former Duc Hoa district of Long An (now clusters of communes in the new Tay Ninh province) including An Ninh, Hiep Hoa, Hau Nghia, Hoa Khanh, My Hanh, Duc Hoa and Duc Lap currently share many similarities with Binh Duong in 2015.

Real estate in this area promises growth potential thanks to infrastructure connectivity, abundant industrial land, increasing FDI inflows and a growing migrant labor population. Notably, price levels across segments remain significantly lower compared to other localities.

An Huy Group Media