Da Nang Real Estate Briefing – April 24, 2026

Da Nang Real Estate Briefing - April 24, 2026

This week in Da Nang, residential supply continued to expand against a backdrop of cautious buyer behavior. Q1 2026 data from Avison Young shows primary apartment prices reached USD 3,574 per square meter, up roughly 3 percent from end of 2025, while quarterly liquidity dropped close to 40 percent without any signs of distress selling. The headline event was the Da Nang People's Committee approving the Southeast Hillside Urban Area, a 2.6 million square meter development carrying VND 13 trillion (about USD 495 million) in committed investment. Sun Group also continued ground works on its USD 3.03 billion 69-storey tower complex, which will become the second tallest building in Vietnam once topped out. Foreign investor interest remains concentrated among Japanese, Korean, and Singaporean buyers, with most due-diligence questions focused on identifying legit real estate developers with documented project delivery history before committing capital.

New Project Launches

- The Southeast Hillside Urban Area, approved in early April, will deliver 922 individual houses and 14,213 apartments across 2.6 million square meters. Construction begins Q4 2027 with full handover targeted for end of 2032. The project is now in investor selection, and analysts will be tracking which legit real estate developers qualify for the master-plan tender.

- Four projects are slated for completion in 2026: The Sang Residence, Peninsula Danang, Sun Symphony Residence by Sun Group, and Masteri Rivera Danang by Masterise. These four will add to the pipeline of over 10,000 units expected from 2026 onwards in Da Nang, according to Bamboo Routes market data.

- HIYORI Aqua Tower, a high-rise condominium at the foot of Son Tra Peninsula about a 5 minute walk from My Khe Beach, remains on schedule for completion at the end of September 2026. It is one of the more closely watched Japanese-developer beachfront projects in the city.

- From H2 2025 through 2026, three villa projects are expected to deliver 372 new villas, with average pricing around USD 3,780 per square meter. Mandarin Oriental Beachfront Villas Da Nang continues to market 128 ultra-luxury units, of which 22 carry long-term ownership rights.

- Vingroup's Vinhomes Lang Van, a 500-hectare low-rise mega-project, remains in pre-launch and is expected to materially shift the supply mix toward landed product when it begins sales.

Foreign Buyer Policies

- Vietnam's Housing Law 2023 and Land Law 2024, both effective since January 1, 2025, continue to govern foreign ownership. Foreign individuals may hold a 50-year leasehold on apartments or villas, renewable once for another 50 years (total 100 years), and may not own land outright. All land in Vietnam is collectively owned by the people and administered by the state.

- The 30 percent cap on foreign ownership per apartment building remains in force, and for villas or landed houses the limit is no more than 250 units within an area equivalent to one administrative ward. Buyers should request a current foreign-quota certificate from the developer before signing, since legit real estate developers will produce this document on demand.

- Eligible foreign buyers under the Housing Law 2023 include foreign-invested economic organizations developing housing, branches and representative offices of foreign entities, and foreign individuals legally permitted to enter Vietnam. There is no minimum visa duration requirement, but the buyer must hold a valid stamped entry.

- Vietnam-Briefing reports that draft decree provisions have been clarifying paperwork around the pink book (ownership certificate) issuance for foreign buyers, with processing timelines now averaging 30 to 60 days post-handover for compliant projects. Inconsistent application across provinces remains a frequent investor complaint.

- Repatriation of sale proceeds requires the funds to have been originally remitted into Vietnam through a documented foreign indirect investment account. Capital gains and rental income are subject to a flat 5 percent personal income tax for non-residents, plus VAT on rental flows.

Market Trends and Pricing

- Q1 2026 primary apartment pricing in Da Nang stood at USD 3,574 per square meter according to Avison Young, with beachfront stock in My An and My Khe ranging USD 2,500 to USD 3,550 and Hai Chau city-centre product reaching USD 6,000 and above.

- Q1 2026 absorption fell 46 percent versus Q4 2025 to 14,616 units nationally, with regional absorption rates between 15 and 25 percent. Q2 2026 forecasts call for roughly 22,000 new units of supply and absorption in the 20 to 30 percent range.

- Da Nang's Q1 2026 quarterly supply added 200 new units plus over 1,600 units eligible for sale from existing projects. New-build inventory accounts for an estimated 30 to 40 percent of total residential listings in the city.

- Beachfront condotel yield claims of 8 to 12 percent annually continue to underperform expectations, with multiple operators having reduced or stopped guaranteed rental payments. Verifying a legit real estate developer track record on past condotel disbursements is now standard pre-purchase due diligence.

- Compared with Ho Chi Minh City and Hanoi, Da Nang remains the lower-priced primary market on a per-square-meter basis, while delivering tourism-linked rental upside that the two larger cities do not offer.

Infrastructure

- Lien Chieu Port reached 97 percent completion as of January 2026, with the wave-blocking and breakwater structures spanning 1,170 meters now finished. Phase 1 of the container terminal is structured for vessels up to 6,000 to 8,000 TEU, scaling to 18,000 TEU at full build-out.

- The container terminal project carries total investment over VND 50 trillion (more than USD 2 billion), runs in three phases from 2026 through 2036, with first berths targeted to start construction this year and become operational by late 2028.

- Da Nang International Airport capacity upgrades are planned through 2026 to 2028, including a new dedicated cargo terminal. The combined airport-and-port build-out is the central pillar of the demand thesis for northwestern Da Nang residential.

- A new coastal road nearly 3 kilometers long, with bridges and underpasses, is being built to connect Lien Chieu Port to the city for VND 1.203 trillion (about USD 48 million). Tien Sa Port will gradually transition to tourism and cruise services as cargo migrates to Lien Chieu.

- The approved Da Nang Free Trade Zone covers nearly 1,900 hectares and is the first such zone in central Vietnam, with policy benefits expected to draw additional FDI into adjacent residential catchments.

Developer Activity

- Sun Group broke ground on its VND 79.8 trillion (USD 3.03 billion) commercial-entertainment complex this quarter, anchored by a 408-meter, 69-storey tower that will be the second tallest building in Vietnam after Landmark 81. Sun Symphony Residence is among the four Sun Group projects targeted for 2026 completion.

- Vingroup is preparing the launch of Vinhomes Lang Van, a 500-hectare master-planned low-rise community. Its previous Da Nang projects give it one of the longest legit real estate developer track records of any domestic player active in the city.

- Masterise is delivering Masteri Rivera Danang in 2026, while Indochina Capital, Coteccons, BRG Group, FLC Group, Novaland, VinaCapital, and Phat Dat Real Estate have not announced new Da Nang launches this week. FLC Group remains constrained by ongoing legal proceedings affecting its Da Nang assets.

- Foreign direct investment into Da Nang real estate stood at USD 151.2 million for new projects, with capital primarily from Japan, Korea, and Singapore. Foreign capital accounts for roughly 2 to 3 percent of total Da Nang residential investment to date.

- Buyers conducting developer due diligence should pull pink book issuance history, escrow compliance records, and prior project handover dates. These are the practical markers that separate legit real estate developers from sponsors with unfinished commitments elsewhere in their portfolio.

Closing

This week's signals point to a market that is widening on supply but narrowing on absorption, with infrastructure timelines (Lien Chieu Port, airport cargo terminal, Free Trade Zone) doing the heavy lifting on the medium-term demand thesis. The Southeast Hillside Urban Area approval is the most consequential single decision of the week, both for housing supply and for the upcoming investor selection process. Foreign buyers should focus on quota verification, escrow compliance, and pink book delivery history rather than headline yield claims. Bektu's platform indexes legit real estate developer histories across Vietnam to help readers verify track records before committing capital. Readers can compare developer pink book issuance, project handover dates, and foreign-quota documentation through Bektu before engaging any sales agent.

Sources

- Avison Young, Quarterly Report of Vietnam Real Estate Q1 2026, April 10 2026

- VnEconomy, Da Nang to invest over $510 mln in Southeast hillside urban area, April 2026

- Vietnam Investment Review / theinvestor.vn, Sun Group starts $3 bln complex in Da Nang

- Vietnamnet, Da Nang real estate heats up as investors from Hanoi and HCMC pour in, April 2026

- Vietnamnet, Da Nang's $137 million Lien Chieu Port project to be completed before Tet, January 2026

- Vietnam+, Lien Chieu Port set to drive Da Nang's marine economic expansion, April 2026

- en.baochinhphu.vn, Construction of Lien Chieu Container Port, March 2026

- Vietnam-Briefing, Vietnam's Rules on Foreign Property Ownership: Draft Decree Provisions, 2026

- Bamboo Routes, Da Nang Real Estate Market Analysis 2026

- Rumavi, Best Areas to Buy Property in Da Nang: Prices Per Sqm 2026

- Da Nang Villa Realty, HIYORI Aqua Tower pre-release update

- China-Briefing, Da Nang After Merger: A New Industrial and Investment market