Amid the surge in commercial housing prices, homeownership is slipping out of reach for many young people and middle- to low-income families. According to the Ho Chi Minh City Institute for Development Studies, households can afford only about 53% of the price of their desired apartment. In this context, social housing is a practical way to secure a stable home and support sustainable urban development. To make the right choice, buyers should understand social housing and the key checks before selecting a project.
What is Social Housing?
Social housing is housing supported by the State for eligible groups under the Law on Housing No. 27/2023/QH15. It serves policy beneficiaries, workers, and households with middle and low incomes.
Two main forms:
- Apartment buildings: Common in dense urban areas; efficient land use with shared infrastructure and services.
- Low-rise adjacent houses: More common in suburban areas; more open space and community amenities.
Who Can Buy Social Housing?
Summarized from the 2023 Housing Law, Decree No. 100/2024/NĐ-CP and Decree No. 261/2025/NĐ-CP
| Eligible groups | Housing conditions | Income conditions |
|---|---|---|
| People with meritorious service; families of martyrs; poor/near-poor households in rural or disaster areas; poor/near-poor households in urban areas. | • No home ownership at the project location. • Not previously purchased/rented/lease-purchased social housing. • Not previously supported with housing by the locality. • If owning a home, average usable area ≤ 15 m²/person. |
• Must prove poor/near-poor status as prescribed. |
| Low-income earners in urban areas; workers in industrial parks; officials, civil servants, public employees; officers and armed forces; those who returned government housing; households affected by land recovery; boarding students. | • Not living in government housing. • Must meet the general conditions above. |
Income limits (based on salary)
Single: ≤ VND 20 million/month
Single with dependent child: ≤ VND 30 million/month
Married couple: ≤ VND 40 million/month
Preferred proofs: payroll, salary bank statements, labor contract and/or social insurance.
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| Enterprises, cooperatives, or unions of cooperatives in industrial parks. | Eligible to rent/buy social housing to allocate to workers. | No income condition applies. |
Key Social Housing Projects in Ho Chi Minh City
The city is expanding supply to meet strong demand. Highlighted projects include:
| Project (Name & Location) | Scale | Status |
|---|---|---|
| Thu Thiem Green House, Thanh My Loi Ward, Thu Duc City | ~974 units | Handover Q4/2024 |
| 324 Ly Thuong Kiet, Ward 14, District 10 | ~600 units | Expected completion in 2025 |
| Residential area, Long Truong Ward, Thu Duc City | ~800 units | Expected completion in 2025 |
| Former Binh Phu Market site, District 6 | ~500 units | Expected completion in 2025 |
| Social housing in Phu Huu Ward, Thu Duc City | ~1,000 units | Project Commencing in 2025 |
| Tan Thuan Tay Residential Area (Tan Thuan Tay & Binh Thuan Wards), District 7 | ~1,200 units | Project Commencing in 2025 |
| No. 4 Phan Chu Trinh, Ward 12, Binh Thanh District | ~600 units | Project Commencing in 2025 |
| Low-income residential project, Hiep Thanh Ward, District 12 | ~800 units | Project Commencing in 2025 |
| Le Thanh Tan Kien, Binh Chanh District | ~1,000 units | Project Commencing in 2025 |
| Le Thanh 2 Social Housing, Tan Tao Ward, Binh Tan District | ~900 units | Project Commencing in 2025 |
| Lot 6, 38ha Resettlement Area, Tan Thoi Nhat Ward, District 12 | ~1,200 units | Project Commencing in 2025 |
| Truong Thanh Ward, Thu Duc City | ~1,300 units | Project Commencing in 2025 |
| Van Phuc City – HUD Thu Duc, Residential Area 6, Hiep Binh Phuoc Ward, Thu Duc City | ~209 units | Project Commencing in 2025 |
What to Check Before You Buy
Buying a social housing unit is not simply about “having a slot”; it is a major decision tied to one’s career path and long-term stability. Buyers should keep in mind the following:
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Identify needs and financial capacity: Even though social housing costs less than commercial housing, buyers must assess repayment ability, loan plans, and long-term payment schedules.
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Location and connectivity: A cheap home that is too far from the center, workplace, or lacks essential amenities can become a burden. Consider whether the project has convenient roads, schools, hospitals, markets, supermarkets, or is near industrial zones.
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Amenities and construction quality: Many assume social housing means “just livable.” In reality, apartment quality, building durability, fire safety, elevators, utilities, and shared spaces directly impact long-term living.
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Legal regulations on sales and transfers: Under the 2023 Housing Law, owners can only transfer social housing after 5 years from full payment. If sold earlier, it must be sold back to the State, the investor, or eligible buyers. After 5 years, resale to the market is allowed but 50% of the price difference (compared to initial purchase) must be paid to the State budget.
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Transparency in pricing and legal documents: Buyers should only rely on official information from the Ho Chi Minh City Department of Construction and avoid speculative “slot” purchases through informal brokers.
Loan Interest Policy
Previously, under Decree No. 100/2024/NĐ-CP, the loan interest rate was 6.6% per year (equivalent to the lending rate for poor households as prescribed by the Prime Minister from time to time). This rate was higher than the lending rates applied to beneficiaries under other programs.
Therefore, Decree No. 261/2025/NĐ-CP has amended and supplemented Clause 4, Article 48 of Decree No. 100/2024/NĐ-CP to reduce the loan interest rate as follows:
The lending interest rate is 5.4% per year. The overdue debt interest rate is 130% of the lending rate.
A secure home is the dream of every family. Among many social housing options, the right choice should balance affordability, location, quality and legal clarity. Solid market information is the foundation for a fair valuation and a careful decision, helping households choose a sustainable, long-term place to live.
References
- VNExpress: Homebuyers in Ho Chi Minh City can only afford about half the price of their desired apartments (analysis on housing affordability).
- Law on Housing No. 27/2023/QH15 (Regulations on social housing and eligible beneficiaries).
- Decree No. 100/2024/NĐ-CP (Previous phase social housing policy, interest rate 6.6%/year).
- Decree No. 261/2025/NĐ-CP (Adjustment of social housing loan interest rate to 5.4%/year; overdue debt interest rate set at 130%).
- List of Social Housing Projects in Ho Chi Minh City (summary).
Disclaimer:
This content is the product of the author and does not reflect the views or stance of DCF Vietnam Corporation. Furthermore, this content is not intended to create a valuer-client relationship, does not constitute valuation/consultation, and does not replace professional valuation/consultation services. Actual and specific situations or assets require consultation with a professional valuer before taking any action related to the subject matter discussed herein.
