Is the expected land price list applied in Ho Chi Minh City high or low?

The Department of Agriculture and Environment (DARD) of Ho Chi Minh City has just submitted a document to the Ho Chi Minh City Land Price Appraisal Council, requesting the appraisal of the first land price list to be applied from January 1, 2026. This is an important step in preparing for the application of the new land price framework according to the provisions of the 2024 Land Law, in the context of the real estate market constantly fluctuating and the need to narrow the gap between the land price list and the market price is increasingly urgent.

In the submission, the Department of Agriculture and Environment presented 3 groups of data for comparison, including: land prices according to Decision 79/2024/QD-UBND; actual survey prices collected by the consulting unit and expected prices for consultation to be applied from January 1, 2026.

Comparing these three prices shows a significant difference, especially between the actual survey price and the expected applicable price, with an average deviation of 30% to 40%.

In the central area (area 1), where land prices are the highest in Ho Chi Minh City, the three streets of Le Loi, Nguyen Hue and Dong Khoi continue to lead. According to a survey by a consulting unit, land prices on these streets are up to more than 954 million VND/m².

However, the price included in the draft to apply the land price list from 2026 is only about 687 million VND/m², nearly 40% lower than the actual survey. This is also the ceiling price according to Decision 79/2024, showing that the new price list still maintains the current highest ceiling price.

Many other routes in the central area also recorded a large gap between the surveyed price and the draft price. For example, Mac Thi Buoi Street was surveyed at 783 million VND/m² but the expected price to be included in the 2026 land price list is only 470 million VND/m².

The actual price of Cong Truong Me Linh Street is about 780 million VND/m², while the expected price is only 468 million VND/m², slightly higher than the level of 447 million VND/m² according to Decision 79/2024.

- Ảnh 2. — Graphics: NotebookLM - V.Vinh

Cong Xa Paris Street is also in the group with large differences. The surveyed price reached 738 million VND/m² but the expected applicable price is only 450.8 million VND/m², significantly lower than the actual price.

Another case mentioned by the Department of Agriculture and Environment is a road with a price according to Decision 79/2024 at 165.2 million VND/m², while the actual survey is up to 365.1 million VND/m²; the expected price applied from 2026 is 219.1 million VND/m², which is still about 40% lower than the actual price.

Some other routes such as Thi Sach and Chu Manh Trinh also recorded similar differences. The survey price of these two routes is over 540 million VND/m², but the expected price to be applied is only about 325 - 326 million VND/m². Although this price is higher than the price list according to Decision 79/2024, it is still 35% to 40% lower than the actual survey.

Even for the lowest priced routes in the central area, such as the Nguyen Dinh Chieu section (Hoang Sa area) or the Vo Van Kiet route, the expected price applied from 2026 is still much lower than the advertised price on the market.

According to real estate information sites, the asking price on these central routes in the past year has rarely been below 1.5 billion VND/m². Particularly on Dong Khoi and Nguyen Hue, there were times when the asking price reached 1.7 - 1.8 billion VND/m², the common price was around 900 million VND/m² and recorded an increase of 17.5% within a year. On Le Loi Street, the highest asking price ever reached 1.3 billion VND/m², the common price was around 687 million VND/m², an increase of nearly 16% over the same period last year.

According to the Department of Agriculture and Environment, the land price list applied from 2026 is built according to the 2024 Land Law with the orientation of reflecting local land values more closely, while supporting economic growth goals and reducing impacts on land users.

The agency said the new land price list aims to overcome the limitations of the current land price list; ensuring the principle of fairness between the State, people and investors in fulfilling financial obligations.

The Department of Agriculture and Rural Development also emphasized that Decision 79/2024/QD-UBND (adjusting the land price list before applying the 2024 Land Law) was built in a direction closer to the market than before. Previously, the announced price was often 20% to 25% lower than the market price depending on the area to support economic stability and reduce the burden on land users.

The construction of a new land price list from 2026 is expected to continue to narrow the gap between land prices according to the price list and market prices, creating a more transparent foundation when carrying out land procedures in the coming time.

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