Vietnam House Construction Price List 2026
The 2026 house construction price list is the reference owners need to plan finances accurately before breaking ground. Prices in 2026 are up 5–10% year over year, driven by material and labor cost shifts. This article aggregates unit prices by house type, investment tier, and region across Vietnam.
Use our house cost estimator with VLXD data updated across 34 provinces.
1. Turnkey Price List 2026
Turnkey (move-in ready) covers everything from shell to finishing: foundation, structure, roof, plaster/paint, tiles, electrical, plumbing, and doors. Owner only adds furniture.
1.1. Grade-4 Turnkey
| Tier | Unit price (VND/m²) | What's included |
|---|---|---|
| Budget | 4,600,000 – 5,100,000 | Metal roof, basic ceramic tile, interior paint, standard aluminum doors |
| Standard | 5,200,000 – 5,800,000 | Tile or RC roof, full tile finishing, exterior paint, aluminum-glass doors |
| Premium | 6,300,000 – 7,300,000 | Thai tile roof, granite tiles, premium paint, Xingfa/Eurowindow aluminum |
Full breakdown at Grade-4 house cost.
1.2. Townhouse Turnkey
| Type | Standard (VND/m²) | Mid (VND/m²) | Premium (VND/m²) |
|---|---|---|---|
| Single frontage | 5,250,000 | 5,450,000 – 5,750,000 | 6,550,000 – 7,000,000 |
| Corner (two frontages) | 5,350,000 | 5,550,000 – 5,950,000 | 6,050,000 – 7,200,000 |
| Terraced | 5,100,000 | 5,350,000 – 5,600,000 | 6,200,000 – 6,800,000 |
Corner townhouses cost more since two exterior sides need finishing (plaster, paint, cladding) plus extra door and drainage systems.
1.3. Villa Turnkey
| Villa type | Standard (VND/m²) | Mid (VND/m²) | Premium (VND/m²) |
|---|---|---|---|
| Mini villa (1–2 floors) | 5,350,000 – 5,600,000 | 5,800,000 – 6,200,000 | 6,450,000 – 7,000,000 |
| Garden villa | 5,600,000 – 5,950,000 | 6,200,000 – 6,700,000 | 7,000,000 – 8,000,000 |
| Classical villa | 6,000,000 – 6,500,000 | 6,700,000 – 7,500,000 | 8,000,000 – 9,500,000 |
Classical (French/European) villas cost the most: complex decorative details, Roman columns, mansard roofs, ornate iron balconies.
2. Shell Construction Price List 2026
Shell includes structural only: foundation, columns, beams, slabs, walls, roof. Owner handles finishing (or hires another crew). Suitable for experienced owners or those who want tight cost control.
| Project type | Shell unit price (VND/m²) | Note |
|---|---|---|
| Grade-4 | 3,200,000 – 3,800,000 | Excludes tile roof (metal roof is ~200k/m² cheaper) |
| Townhouse 2–3 floors | 3,500,000 – 4,100,000 | Includes RC slabs, staircase |
| Villa | 3,800,000 – 4,500,000 | More structural complexity, architectural details |
Finishing (remaining scope)
If you build shell only, budget for finishing:
| Finishing scope | Unit price (VND/m² floor) |
|---|---|
| Plaster + paint | 250,000 – 400,000 |
| Tiles | 300,000 – 800,000 |
| Electrical | 150,000 – 300,000 |
| Plumbing | 120,000 – 250,000 |
| Doors (aluminum glass / wood) | 250,000 – 600,000 |
| Ceiling (gypsum / PVC) | 80,000 – 200,000 |
| Total finishing | 1,600,000 – 4,050,000 |
Total (shell + finishing) lands at 4,950,000 – 7,000,000 VND/m² — similar to turnkey. The upside of DIY finishing: flexibility to pick every material.
3. Price by Project Size
Key rule: the larger the floor area, the lower the unit price. Fixed costs (foundation, roof, scaffolding, equipment) amortize over more area.
| Total floor area | Standard turnkey (VND/m²) | Premium turnkey (VND/m²) |
|---|---|---|
| Under 150m² | 5,500,000 – 6,500,000 | 7,000,000 – 9,000,000 |
| 150 – 300m² | 5,200,000 – 6,200,000 | 6,500,000 – 8,500,000 |
| 300 – 500m² | 5,000,000 – 5,800,000 | 6,300,000 – 8,000,000 |
| Over 500m² | 4,800,000 – 5,500,000 | 6,000,000 – 7,500,000 |
4. Regional Price Comparison 2026
House prices vary significantly by region, primarily due to labor, material transport, and cost-of-living differences. Standard tier townhouse 2-floor comparison:
| Region | Unit price (VND/m²) | Vs. average |
|---|---|---|
| Ho Chi Minh City | 6,200,000 – 7,500,000 | +10–15% |
| Hanoi | 6,000,000 – 7,200,000 | +8–12% |
| Da Nang | 5,500,000 – 6,800,000 | +3–5% |
| Hai Phong, Can Tho | 5,300,000 – 6,500,000 | Average |
| Central provinces | 5,000,000 – 6,200,000 | −3–5% |
| Rural areas | 4,800,000 – 5,800,000 | −8–15% |
Check specific material prices for your province at Construction material prices by province.
5. How Material Prices Affect House Prices
Materials account for 60–65% of total house cost. When material prices rise, house unit prices follow. Material movements in early 2026:
- Steel: +400,000 – 600,000 VND/ton vs late 2025. Current 14,300 – 15,200 VND/kg. Steel prices today
- Cement: +60,000 – 100,000 VND/ton. Cement prices today
- Sand: most volatile — up 10–30% on supply shortage. Sand prices today
- Stone: +15–20%. Stone prices today
- Brick: relatively stable, +3–5%. Brick prices today
Monitor material prices on Vật Giá Top to time your material purchases.
6. 2026 Price Trends & Forecast
Overall, 2026 house prices continue moderate growth:
- Q1 2026: highest material price spike — early-year demand + sand/stone shortage.
- Q2–Q3 2026: prices expected to stabilize or rise slightly. Rainy season softens demand, dropping labor 5–10%.
- Q4 2026: labor usually rises as projects rush to finish year-end.
Tip: If building in 2026, start in early Q2 (Apr–May) when material prices stabilize and weather cooperates.
7. Investment Tiers Explained
When reading the price list, understand the differences between tiers:
Budget / Basic
- Metal roof or simple RC slab
- Standard floor tile (100,000 – 150,000 VND/m²)
- Interior paint: 1 primer + 2 top coats
- Standard aluminum doors, 5mm glass
- Domestic-brand sanitary fixtures
- Basic electrical and plumbing
Standard / Mid
- Tile roof or RC slab with decorative tile
- Domestic granite floor tile (200,000 – 350,000 VND/m²)
- Waterproof exterior paint, premium interior
- Xingfa/Eurowindow aluminum-glass systems
- Branded fixtures (TOTO, Inax, American Standard)
- Concealed electrical, full hot/cold water
Premium
- Thai/Japanese tile roof, galvanized steel trusses
- Imported tiles (400,000+ VND/m²)
- Full gypsum ceiling, recessed LED lighting
- Xingfa aluminum with Low-E insulated glass
- Premium imported sanitary fixtures
- Smart electrical, solar water heater
8. How to Use This Price List Effectively
Step 1: Calculate converted construction area
Don't multiply unit price by lot area — use converted construction area with coefficients for foundation, roof, balcony, yard. See construction area formulas.
Step 2: Pick a tier matching your budget
Don't force premium if budget is tight. Better to build standard tier solidly and upgrade later. Many owners build shell first, finish when funds allow.
Step 3: Use the estimator
Our house cost estimator lets you enter area, pick a template, choose a province, and get a detailed estimate with real local material prices.
Step 4: Compare to contractor bids
With reference numbers from this list and the estimator, get bids from at least 3 contractors. Compare line item by line item — not just the total.
9. FAQ
What does turnkey unit price include?
Includes: foundation, RC structure, walls, roof, plaster/paint, tiles, electrical/plumbing, doors, basic sanitary fixtures. Excludes: land, permits, architectural design, furniture, landscaping.
Why do contractor quotes differ from reference prices?
Due to: material spec (same "tile" at different prices), foundation type (weak soil needs much pricier piling), site location (narrow alleys add transport cost), contractor margin (15–25%).
Will 2026 house prices keep rising?
Expect +5–8% in 2026, mainly from continued sand/stone shortage and labor wages. Slower than 2022–2024 (+15–20%/year).
Turnkey or buy materials yourself?
If you have time and know materials, DIY saves 10–15%. Track prices at Vật Giá Top to buy at the right time. If busy, turnkey is more convenient — just ensure the contract specifies every material grade.
Enter area, template, and province — our estimator computes cost using real material prices.
10. Related Articles
- 100m² house cost 2026 — detailed analysis for the most common size
- Grade-4 house cost — price list and estimate for single-floor houses
- Grade-4 house guide — comprehensive design-to-build
- Construction area formulas — accurate formulas and coefficients
- Construction material prices — across 34 provinces
- House sketch tool — drag-drop layout and cost estimate