In 2026, Vietnam’s real estate market is entering a phase of more sustained recovery following a period of correction, though growth no longer appears uniform across all segments. Key drivers remain the new legal framework for the market, the gradual removal of some administrative and financial restrictions, high domestic demand for housing, and sustained interest from foreign investors in specific projects. This is evidenced by data from Vietnam’s Ministry of Construction and assessments by market participants.
According to the Ministry of Construction, in 2025, apartment prices in Hanoi, Ho Chi Minh City, and a number of other major cities rose by 20–30% compared to 2024, and in some locations, growth exceeded 40%. The average primary price of apartments in Hanoi reached approximately $3,846 per square meter, making the capital one of the country’s most expensive markets. Selected market reviews at the end of 2025 also recorded a range of approximately $2,880–3,400 per square meter for new projects in Hanoi, and approximately $2,270–2,650 per square meter for the secondary market.
On the coast, the price picture is more varied. In Da Nang, considered one of the country’s key coastal markets, the average primary price of apartments in the first half of 2025 was around 58 million dong per square meter, equivalent to approximately $2,200–2,300 per square meter, while the secondary market was slightly lower—around $2,000–2,100 per square meter. At the same time, prices were significantly higher in certain premium seaside projects: for example, in Da Nang, at the Sun Symphony Residence project, they reached 115.6 million dong per square meter, or about $4,400–4,500 per square meter, and in Nha Trang, in the Grand Mark project, they were 38–47.2 million dong per square meter, or approximately $1,450–1,820 per square meter.
The overall market outlook remains mixed. On the one hand, the Ministry of Construction and industry experts expect the market to be more active in 2026, with end-consumer demand continuing to drive sales. On the other hand, the government and banks are tightening their approach to speculative lending, and rising mortgage rates and housing costs are limiting affordability, especially in the mass-market segment.
Legislative updates remain a key factor. New provisions of housing legislation took effect in Vietnam in August 2024, and by 2026, the market will already be operating under the new legal framework. For foreigners, this means more clearly defined—but still limited—rules for home ownership. Foreign nationals may purchase housing only in approved commercial projects, cannot own land directly, and the ownership limit for foreigners is up to 30% of apartments in a single building or block and up to 250 individual houses within an administrative unit of comparable level.
This is why the influence of foreigners on the Vietnamese market remains noticeable but not dominant. Local buyers drive the main demand, while foreigners are primarily focused on the premium segment, projects in major cities, and resort real estate. The most attractive locations for foreign buyers remain Ho Chi Minh City, Hanoi, Da Nang, and Nha Trang, where international demand is driven by business activity, tourism, and the expat community.
According to Vietnam News, foreign demand for housing in Hanoi in 2025 has grown significantly following the entry into force of the revised Housing Law 2023, with one contributing factor being the high concentration of foreign workers and businesses. Previously, government and industry sources also indicated that a significant portion of foreign demand in Vietnam is driven by citizens of South Korea, China, Singapore, Russia, and the United States.
However, no open and comprehensive official statistics on homebuyers in Vietnam broken down by nationality for the years 2025–2026 have been found in the public domain. As a result, it is currently impossible to compile a top 10 list of foreign nationalities of homebuyers based on government data. The most specific public data cited by the market pertains to individual projects and cities. In particular, CBRE previously reported that in Ho Chi Minh City, among foreign buyers who transacted through the company, Chinese buyers led with a 31% share, followed by South Koreans with 19%; while this is not nationwide statistics, it illustrates the demand structure in the most liquid segments.
Taking into account more recent market reports and the structure of foreign presence in Vietnam, it can be said that the main groups of foreign homebuyers include citizens of South Korea, China, Singapore, Taiwan, Japan, Hong Kong, the United States, as well as some overseas Vietnamese. Russians are present in the market primarily in resort locations, particularly in Nha Trang, where a significant Russian-speaking community has historically formed. Ukrainians are also among buyers and renters in resort areas; however, their share, like that of Russians, is not officially disclosed in national statistics and, according to available data, remains niche compared to the largest Asian groups.
Thus, Vietnam’s real estate market in 2026 is recovering primarily due to domestic demand, but foreigners continue to play an important role in the most expensive and liquid projects. An additional feature of the current cycle is the sharp gap between the capital and the coast: while in Hanoi the average price of new apartments has already approached $3,850 per square meter, in coastal markets such as Da Nang the average price remains at $2,200–2,300 per square meter, although the best coastal projects are already significantly more expensive.
Thailand’s residential real estate market ended 2025 with a decline in the number of transactions and their value, but demand from foreigners for condominiums remained stable and partially offset the weakness of domestic buyers.
According to the Real Estate Information Center (REIC), in 2025, 316,214 transactions for the transfer of ownership of housing were registered in the country, which is 9.1% less than a year earlier, and the total value decreased by 11.8% to 864.913 billion baht.
In the fourth quarter, the authorities implemented short-term stimulus measures, reducing registration fees and easing LTV parameters for mortgages, which supported transactions at the end of the year.
REIC reports that in the fourth quarter of 2025, foreigners made 3,888 condominium purchases (year-on-year growth), and 14,899 units for the year, which is 2.2% more than in 2024. At the same time, the value of such transactions decreased by 10.7% over the year to 60.921 billion baht, indicating a shift in demand to a more affordable segment.
China remained the largest group of buyers, but its figures declined: REIC indicates that in 2025, Chinese citizens completed 4,940 transactions (about 33% of the total number of foreign transactions), while the value of these transactions decreased more significantly.
REIC published the most detailed breakdown by nationality for specific periods of 2025. According to REIC, in the first four months of 2025 (January-April), the top 10 countries by number of condominium purchases were as follows: China – 1,728, Myanmar – 566, Russia – 365, Taiwan – 225, France – 205, USA – 185, UK – 175, Germany – 144, Singapore – 103, Australia – 76.
In terms of transaction value for the same period, the top ten were: China – 7,097 million baht, Myanmar – 1,850 million, Russia – 1,246 million, Taiwan – 1,045 million, followed by the US, UK, France, Singapore, India, and Germany.
At the end of the first half of 2025, REIC reported a high concentration of transactions in Bangkok and Chonburi (more than 80%), with China, Myanmar, and Russia remaining among the leaders in terms of the number of purchases.
Separately, REIC noted the growing role of Russians and Taiwanese in the demand structure, while Ukrainian buyers did not make it into the top 10 in the REIC tables published for 2025. However, experts rank Ukrainian citizens among the top 20 most active buyers of Thai real estate.
REIC expects a scenario of “stability” for 2026 – transaction indicators may remain close to the 2025 level, without significant growth.
http://relocation.com.ua/thailands-housing-market-in-2025-supported-by-foreigners/
The national postal operator Ukrposhta has launched auctions for the sale of 20 unused real estate properties with a total area of 32,800 square meters, with a starting price of over UAH 200 million, the company’s CEO Ihor Smelyansky announced on Thursday.
According to his Telegram post, the properties listed on the Prozorro.Prozori platform range from a small building in a village in Zakarpattia to a 5,600-square-meter sorting center in Lviv.
The head of the company expects profits from the sale in the tens of millions of hryvnia, which will go towards investments, as well as savings on the maintenance of these properties and tax payments of over UAH 3 million.
“The funds received from the sale, in accordance with the decision of the shareholder of Ukrposhta, the Ministry of Community and Territorial Development, will be immediately directed to investments in fixed assets,” Smelyansky said.
The CEO of Ukrposhta specified that the sorting center, which was built in the 1920s in the very center of Lviv near the railway station, has a starting price for investors of UAH 56.9 million.
The day before, Ukrposhta also completed the second auction on Prozorro.Prozori for the sale of 716 units of decommissioned transport, receiving UAH 9 million, and is preparing to start the final sale of about 250 more vehicles.
In the fourth quarter of 2025, Ukrposhta received a net profit of UAH 257.9 million, which exceeded the figure for the same period in 2024 by 69.2% due to additional income from the sale of the company’s property, which amounted to UAH 168 million.
The national postal operator increased its revenue in the fourth quarter by UAH 10.7 million compared to the same period in 2024, to UAH 3 billion 601.6 million.
The UAE has simplified the process of obtaining a “golden visa” for real estate investors: the key criterion remains the cost of the property from 2 million dirhams, while in Dubai it is possible to apply on the basis of a mortgage purchase if there is a letter from the bank and confirmation of payments, according to the description of the Dubai Land Department (DLD) service for applying for a 10-year investor residence visa.
According to the DLD’s terms and conditions, the applicant must own a property (or several properties) with a total value of at least AED 2 million, and the property may be mortgaged – a letter from the bank stating that there are no objections is required, as well as an indication of the amount paid and the outstanding balance.
The changes came into effect on February 20, 2026, and expand the pool of applicants to include buyers using mortgages and installment plans, as well as buyers of off-plan properties.
As reported by Serbian Economist, the average price of 1 square meter of housing in new buildings in Montenegro in the IV quarter of 2025 amounted to 2 206 euros, which is 14% higher than the level of the IV quarter of 2024 (1 936 euros), according to data from MONSTAT.
The growth was uneven by region. On the coast, the average price reached EUR 2,570 per sqm (approximately +24% y/y), in Podgorica – EUR 2,141 (+10%), in the central region – EUR 1,363 (growth from a low base, approximately +46%), while the northern region did not record new building sales in Q4 2025.
The dynamics during 2025 were in waves: the national average price was €2,158 in Q1, €2,201 in Q2, €2,228 in Q3 and €2,206 in Q4, meaning that after peaking in the summer, the figure fell slightly towards the end of the year.
MONSTAT separately emphasizes that the average price is strongly influenced by the share of so-called solidarity housing (housing sold under the preferential model). In the fourth quarter of 2025, in the category “enterprises” (market sales), the average price in the country was 2,415 euros per square meter, while in solidarity housing – 705 euros.
From the point of view of “Serbian Economist”, the key conclusion for 2025 is as follows: the market of new buildings in Montenegro remains “two-speed” – the coast continues to rise in price faster due to tourist demand and limited supply in prime locations, while the capital and inland regions are more dependent on the structure of transactions and availability of credit. The Financial Stability Board at the Central Bank of Montenegro also warned about the risks of overheating amid active lending and rising prices at the end of 2025.
In 2026, the pressure on prices is likely to continue, but the pace may become more “selective” in terms of locations and quality of projects: the priority will be objects with clear documents, ready infrastructure and rental potential, while the mass segment is more sensitive to household incomes and financing conditions.
https://t.me/relocationrs/2311
According to Serbian Economist, the total volume of investment in Belgrade’s office real estate in 2025 grew to EUR 131 million, compared to EUR 14 million a year earlier, amid steady demand for prime-class properties and moderate new space supply, Serbia Business reports.
The total volume of modern office space in Belgrade reached 1.46 million square meters at the end of 2025, with more than 65,000 square meters of new space added during the year (about +5% year-on-year). Annual take-up amounted to 180,000 sq m, which is 9% lower than in 2024.
Vacancy in the market at the end of 2025 is estimated at 5.67% (within the “healthy” range of 5-10%), while in the prime segment it fell to 2.5%, reflecting a shortage of quality space. In the transaction structure, 43% were contract renewals and 40% were new leases.
Rental rates remained stable: prime offices – EUR 16-18 per sq. m per month, with rates exceeding EUR 19 in top properties, and class B remaining in the range of EUR 12-14.
Industry consultants generally confirm the trend of stable supply and sustained demand for high-quality space. CBRE indicated that in 2025, Belgrade’s office stock increased by more than 72,000 sq m of speculative supply, while IO Partners recorded stable prime rates at EUR 18-19 and an increase in stock of 86,900 sq m over the year.
https://t.me/relocationrs/2308
