Social housing in southern Vietnam 2026: sale schedule, requirements and prices

A roundup of social housing (NOXH) sale schedules in southern Vietnam for 2026, with design standards, eligible buyers, purchase requirements under the latest rules and per-project asking prices. Data as of September 2026.

Supply in the south

Ho Chi Minh City (after merging Binh Duong and Ba Ria – Vung Tau): 10 projects with 11,362 units have broken ground; 22 projects under construction total nearly 19,900 units (about 70% of the current target).
89 projects with roughly 97,100 units have been approved for developers and are completing procedures.
In H1 2027 Ho Chi Minh City will break ground on 53 more projects, adding around 80,500 units.
2025–2030 target: over 194,000 units for Ho Chi Minh City (the highest in the country) and nearly 64,700 for Dong Nai.

Notable sale schedules

Bcons City Life (Hoang Nam Uyen Hung 2) — Tan Uyen ward, HCMC: 802 units, 39–57 m², provisional price 19.8 million VND/m² (VAT included, excluding 2% maintenance) → 774 million–1.13 billion VND per unit; applications open in Q4 2026.
Phuc Dat Tan Uyen — Tan Hiep ward (Di An), HCMC: 936 units, 32–62 m², 22 million VND/m² → 704 million–1.3 billion VND; opened 27 Nov–7 Dec 2025, completion June 2027.
An Sinh (Chanh My) — Thu Dau Mot, HCMC: 978 units, 38–67 m², about 16–17 million VND/m²; HUD accepted applications 20–25 Nov.
Long Truong (Centana Dien Phuc Thanh) — Thu Duc City: about 600 units, 45–60 m², about 20 million VND/m²; Q4 2025 and subsequent rounds.
No. 4 Phan Chu Trinh — Binh Thanh district (inner city): 870 units, 45–75 m², 18–29 million VND/m²; screening from late 2025.
Cho Binh Phu — District 6: 390 units, 45–68 m², 20–25 million VND/m²; Q4 2025 and subsequent rounds.
K-Home New City (Hoa Phu) — Thu Dau Mot: 1,666 apartments + 1,376 terrace houses; apartments about 20.8 million VND/m² (~777 million VND), terrace houses about 2.16 billion VND.
Sonadezi Huu Phuoc — Ngai Giao (former Ba Ria – Vung Tau): 210 units, 25–68.5 m², 12.4–14.2 million VND/m² — the cheapest group; sale round 15–22 Oct 2025 and later rounds.
Bao Vinh NOXH — Dong Nai city: about 1,000 units (592 terrace houses completed), terrace houses at 9.2 million VND/m² (5% tax included); draw for 168 units in early November 2025.
Planned residential area, Long Thanh commune — Dong Nai: 628 units, 48–77 m², tower E 21.7 million VND/m², tower F 21 million VND/m² (VAT included); round 1 applications 14 Oct–15 Dec 2025 (314 units).

Official sources: the Construction Department portals of Ho Chi Minh City and Dong Nai (sxd.dongnai.gov.vn, NOXH sale announcements). Official prices are published at least 30 days before a sale opens.

Design standards

Apartment buildings:

Self-contained units meeting construction codes and standards.
Usable floor area per unit: minimum 25 m², maximum 70 m².
Provinces may raise the cap by at most 10% above 70 m², but units above 70 m² may not exceed 10% of the project total.
Developers may increase density/floor area ratio by up to 1.5x the prevailing code, subject to planning approval.

Low-rise terrace housing: plot area per unit no more than 70 m², floor area ratio no more than 2.0.

Who can buy

People with revolutionary merits and relatives of martyrs.
Poor and near-poor households in rural areas (including disaster- and climate-prone regions).
Poor and near-poor households in urban areas.
Low-income people in urban areas.
Workers employed in and around industrial parks.
Active-duty armed forces and cryptology personnel.
Civil servants and public employees.
Those who returned public-service housing; households whose land was recovered or demolished without housing/land compensation.
Students; enterprises in industrial parks; people with two or more biological children.

Housing requirements

No owned home in the province/city of the project (verified against the land use right certificate).
Or an owned home with below 15 m² of floor per person (counting the applicant, spouse, parents and children registered at that address).
Never bought/rented/lease-purchased NOXH or received housing support in that province; armed forces and civil servants must not occupy service housing.

Income requirements (Decree 136/2026, effective 7 Apr 2026)

Single: actual monthly income no more than 25 million VND.
Single raising a minor child: no more than 35 million VND.
Married: combined income of both spouses no more than 50 million VND.
Income is verified on the employer's pay statement over the preceding 12 months.
Low-income applicants without a labour contract: confirmed by the commune police within 7 days.
Armed forces: single income capped at a senior colonel's total pay; married couples at 1.5–2x depending on the case.

Documents and procedure

Application form (Form 01, Annex of Decree 261/2025) plus proof of eligibility, income and housing status.
Low-income workers with a labour contract use Form 01a (Circular 32/2025/TT-BXD); without a contract/pension use Form 05 (Circular 08/2026/TT-BXD); officers and police use Form 04.
Submit directly to the developer; each household may register at only one project.
The developer ranks applicants by score and sends the list to the Construction Department to filter out those already supported.
After 20 working days with no response, the developer invites buyers to sign; payment goes through a bank.

Financing

The Vietnam Bank for Social Policies lends up to 80% of the purchase or lease-purchase contract value.
Interest rate 5.4% per year; overdue debt at 130% of the loan rate.
Loan term up to 25 years; principal repaid at intervals of at most 6 months.

Resale rules

Before 5 years (counted from full payment): resale only to the developer or to eligible policy beneficiaries, at no more than the contract price; the seller pays no personal income tax.
After 5 years: sale to anyone at an agreed market price.

Practical notes

After the merger, many former Binh Duong/Ba Ria – Vung Tau projects are now in Ho Chi Minh City — check the new administrative unit when applying.
Published prices usually include VAT but exclude the 2% maintenance fund and management fees.
Beware of 'diplomatic quota' NOXH sold online; transact only through the developer and official trading floors.
Legal basis: Housing Law 2023 + Decree 100/2024/NĐ-CP (amended by 261/2025, 54/2026, 136/2026); Circulars 32/2025/TT-BXD and 08/2026/TT-BXD.
Related: Factory and industrial land rents in southern Vietnam 2026.

Supply in the south

Ho Chi Minh City (after merging Binh Duong and Ba Ria – Vung Tau): 10 projects with 11,362 units have broken ground; 22 projects under construction total nearly 19,900 units (about 70% of the current target).

89 projects with roughly 97,100 units have been approved for developers and are completing procedures.

In H1 2027 Ho Chi Minh City will break ground on 53 more projects, adding around 80,500 units.

2025–2030 target: over 194,000 units for Ho Chi Minh City (the highest in the country) and nearly 64,700 for Dong Nai.

Notable sale schedules

Bcons City Life (Hoang Nam Uyen Hung 2) — Tan Uyen ward, HCMC: 802 units, 39–57 m², provisional price 19.8 million VND/m² (VAT included, excluding 2% maintenance) → 774 million–1.13 billion VND per unit; applications open in Q4 2026.

Phuc Dat Tan Uyen — Tan Hiep ward (Di An), HCMC: 936 units, 32–62 m², 22 million VND/m² → 704 million–1.3 billion VND; opened 27 Nov–7 Dec 2025, completion June 2027.

An Sinh (Chanh My) — Thu Dau Mot, HCMC: 978 units, 38–67 m², about 16–17 million VND/m²; HUD accepted applications 20–25 Nov.

Long Truong (Centana Dien Phuc Thanh) — Thu Duc City: about 600 units, 45–60 m², about 20 million VND/m²; Q4 2025 and subsequent rounds.

No. 4 Phan Chu Trinh — Binh Thanh district (inner city): 870 units, 45–75 m², 18–29 million VND/m²; screening from late 2025.

Cho Binh Phu — District 6: 390 units, 45–68 m², 20–25 million VND/m²; Q4 2025 and subsequent rounds.

K-Home New City (Hoa Phu) — Thu Dau Mot: 1,666 apartments + 1,376 terrace houses; apartments about 20.8 million VND/m² (~777 million VND), terrace houses about 2.16 billion VND.

Sonadezi Huu Phuoc — Ngai Giao (former Ba Ria – Vung Tau): 210 units, 25–68.5 m², 12.4–14.2 million VND/m² — the cheapest group; sale round 15–22 Oct 2025 and later rounds.

Bao Vinh NOXH — Dong Nai city: about 1,000 units (592 terrace houses completed), terrace houses at 9.2 million VND/m² (5% tax included); draw for 168 units in early November 2025.

Planned residential area, Long Thanh commune — Dong Nai: 628 units, 48–77 m², tower E 21.7 million VND/m², tower F 21 million VND/m² (VAT included); round 1 applications 14 Oct–15 Dec 2025 (314 units).

Design standards

Apartment buildings:

Self-contained units meeting construction codes and standards.

Usable floor area per unit: minimum 25 m², maximum 70 m².

Provinces may raise the cap by at most 10% above 70 m², but units above 70 m² may not exceed 10% of the project total.

Developers may increase density/floor area ratio by up to 1.5x the prevailing code, subject to planning approval.

Low-rise terrace housing: plot area per unit no more than 70 m², floor area ratio no more than 2.0.

Who can buy

People with revolutionary merits and relatives of martyrs.

Poor and near-poor households in rural areas (including disaster- and climate-prone regions).

Poor and near-poor households in urban areas.

Low-income people in urban areas.

Workers employed in and around industrial parks.

Active-duty armed forces and cryptology personnel.

Civil servants and public employees.

Those who returned public-service housing; households whose land was recovered or demolished without housing/land compensation.

Students; enterprises in industrial parks; people with two or more biological children.

Housing requirements

No owned home in the province/city of the project (verified against the land use right certificate).

Or an owned home with below 15 m² of floor per person (counting the applicant, spouse, parents and children registered at that address).

Never bought/rented/lease-purchased NOXH or received housing support in that province; armed forces and civil servants must not occupy service housing.

Income requirements (Decree 136/2026, effective 7 Apr 2026)

Single: actual monthly income no more than 25 million VND.

Single raising a minor child: no more than 35 million VND.

Married: combined income of both spouses no more than 50 million VND.

Income is verified on the employer's pay statement over the preceding 12 months.

Low-income applicants without a labour contract: confirmed by the commune police within 7 days.

Armed forces: single income capped at a senior colonel's total pay; married couples at 1.5–2x depending on the case.

Documents and procedure

Application form (Form 01, Annex of Decree 261/2025) plus proof of eligibility, income and housing status.

Low-income workers with a labour contract use Form 01a (Circular 32/2025/TT-BXD); without a contract/pension use Form 05 (Circular 08/2026/TT-BXD); officers and police use Form 04.

Submit directly to the developer; each household may register at only one project.

The developer ranks applicants by score and sends the list to the Construction Department to filter out those already supported.

After 20 working days with no response, the developer invites buyers to sign; payment goes through a bank.

Practical notes

After the merger, many former Binh Duong/Ba Ria – Vung Tau projects are now in Ho Chi Minh City — check the new administrative unit when applying.

Published prices usually include VAT but exclude the 2% maintenance fund and management fees.

Beware of 'diplomatic quota' NOXH sold online; transact only through the developer and official trading floors.

Legal basis: Housing Law 2023 + Decree 100/2024/NĐ-CP (amended by 261/2025, 54/2026, 136/2026); Circulars 32/2025/TT-BXD and 08/2026/TT-BXD.