Market11/01/2026

Ho Chi Minh City Expands Land Valuation Framework for Housing Projects: Sales Period of Up to 11 Years

Decision 85/2026/QĐ-UBND of the Ho Chi Minh City People's Committee divides high-rise housing projects into 10 scale tiers, extends the maximum sales period to 11 years and raises sales costs to 5% of revenue.

What Does Decision 85/2026/QĐ-UBND Change?

The Ho Chi Minh City People's Committee has just issued Decision 85/2026/QĐ-UBND, which sets out the factors used to estimate revenue, development costs and land price adjustments when determining specific land prices for housing projects. According to VnExpress, the most notable change is that the project scale framework has been expanded for calculating construction and sales periods. According to CafeLand, the document sets the sales period of projects in order to determine specific land prices using the residual method.

Specifically, according to VnExpress, high-rise housing projects are now divided into 10 scale tiers, instead of 5 tiers as before. Tuổi Trẻ also reported on the city expanding the framework for specific land valuation for investment projects and commercial housing.

Phú Đông Sky Garden, Di An — illustrative project image

Sales Period: 10 Groups, From 2 to 11 Years

According to CafeLand, the sales period is divided into 10 groups, with a minimum of 2 years and a maximum of 11 years, depending on the project's total floor area. Some of the tiers cited by this outlet include:

Projects under 50,000 m² of floor area: 2 years.
Projects from 50,000 to under 150,000 m²: 3 years.
Projects from 600,000 to under 750,000 m²: 7 years.
Projects from 1.05 to under 1.2 million VND m²: 10 years.
Projects from 1.2 million VND m² of floor area and above: implementation period of up to 11 years.

Mega Projects, Subdivided-Plot Projects and Cost Ratios

According to VnExpress, the old regulation stopped at projects above 500,000 m² with 6 years; the largest group has now been extended to 11 years. CafeLand reports that for the group from 1.2 million VND m² and above, the sales ratio in the first year is 0%, then from the 2nd year to the 11th year, 10% is sold each year. For subdivided-plot projects selling land plots, VnExpress notes that the top tier has been opened up to 3,500 plots and above, with a period of 9 years.

On costs, according to VnExpress, marketing, advertising and sales costs have been raised to 5% of total revenue for all types of projects, compared with 2% previously; Tuổi Trẻ also cites the 5% level. According to Tuổi Trẻ, the project occupancy rate is calculated at 75%, while financing costs, profit and risk equal 15% multiplied by the total construction investment costs, business costs and land use right value.

Adjusting Site Factors in the Comparison Method

According to VnExpress, the adjustment range for advantages or limitations of the land plot has been widened when applying the comparison method. The decision adds a maximum reduction of 5% for land that often floods during heavy rain, or is located less than 1 km from a waste treatment facility or cemetery. Conversely, a land plot with a land use coefficient from 4 to under 5 times may be adjusted upward by up to 10%.

VnExpress stresses that these are adjustment ratios used when state agencies and consulting units appraise specific land prices, not a reduction in the selling price of real estate on the commercial market.

Perspective for Apartment Buyers and Renters

The sources do not yet state how this decision affects apartment sale prices. This is a regulation on how project land prices are determined, which in turn affects the developer's financial obligations; market prices still depend on supply and demand, location and the costs of each individual project. Buyers should follow the legal progress and land valuation of the project they are interested in, as these factors may affect the timing of unit releases.

For reference, according to Đức Hưng Group's available-unit data for November 2026, the median sale price of a 2-bedroom apartment in District 2 is 6.9 billion VND with 212 units for sale, and the median rent is 19 million VND/month. District 7 has 270 units for sale, a median sale price of 4.2 billion VND and rent of 14 million VND/month. Thu Duc has 173 units for sale, a sale price of 4.7 billion VND and rent of 13.3 million VND/month.

In the higher segment, Binh Thanh has a median sale price of 12.3 billion VND and rent of 26 million VND/month, while District 1 is at 41.5 billion VND with 20 units for sale. Di An (3.8 billion VND) and District 9 (3.7 billion VND) have lower sale price levels, but the number of units for rent is still small, so there is not enough data for a median rent. These are only Đức Hưng Group's available-unit figures at a single point in time and do not reflect the whole market.

Those who need to buy or rent an apartment can contact Đức Hưng Group for advice based on their budget and desired area.

Median sale price of 2-bedroom apartments by area — Đức Hưng Group available units, November 2026

Median rent of 2-bedroom apartments by area — Đức Hưng Group available units, November 2026

Frequently Asked Questions

Does Decision 85/2026/QĐ-UBND reduce apartment sale prices?

There is no information indicating this. The adjustment ratios in the decision apply when determining a project's specific land price, not as a reduction in selling prices on the commercial market, according to VnExpress.

What is the maximum sales period under the new regulation?

According to CafeLand, the sales period is divided into 10 groups from 2 to 11 years. Projects from 1.2 million VND m² of floor area and above have an implementation period of up to 11 years.

How much is the sales cost in the residual method?

According to VnExpress, marketing, advertising and sales costs are raised to 5% of total revenue for all types of projects, compared with 2% previously.