Villa prices at Hồng Hạc City in Phase 1 range from VND 23 billion to VND 60 billion per property, depending on the type. Detached villas (17 properties) are priced from VND 35 billion to VND 60 billion, while semi-detached villas (42 properties) range from VND 23 billion to VND 32 billion, with reference land prices of VND 125 million to VND 160 million per square metre, depending on the specific location within the Hồng Phát subdivision. Notably, these are the most preferential Phase 1 prices throughout the project’s entire development programme, with only 59 villas offered in the first launch on 14 June 2025.
Regarding the financing policy, investors only need to pay 20% by handover on 10/12/2026, while receiving support for bank financing of up to 70% of the property value through Vietcombank, VietinBank and ACB at a 0% interest rate throughout the pre-handover period, and benefiting from a 36-month management fee waiver and a 1% discount if they are Bắc Ninh residents or existing Phú Mỹ Hưng customers.
Regarding whether the price is reasonable, Hồng Hạc City villas priced at VND 125–160 million/m² reflect Phú Mỹ Hưng’s urban standards, are significantly lower than villas of the same brand in Hồ Chí Minh City, and are higher than local property prices but supported by clear fundamentals, including construction quality, an integrated amenity ecosystem and separate red-book title deeds for each unit. Let us explore the complete detailed price list and financing policy in the article below.
What are Hồng Hạc City villas?
Hồng Hạc City villas is the common name for the luxury villa range at Hồng Hạc City eco-urban development, developed by Phú Mỹ Hưng in partnership with NOMURA Real Estate (Japan) in Xuân Lâm Commune, Thuận Thành District, Bắc Ninh Province. It comprises 2 main types: detached villas and semi-detached villas.
Specifically, Phase 1 of the Hồng Phát precinct (Zone F1) offers 59 villas out of a total of 323 low-rise properties, comprising 17 detached villas (4 garden-facing sides, 3 storeys) and 42 semi-detached villas (3 garden-facing sides, 3 storeys). In addition, all villas are designed in a French neo-classical style, handed over with completed exteriors and unfinished interiors, and planned within a fully independent, 24/7-secured compound separate from the townhouse and shophouse precincts. Let us explore the detailed prices for each type of Hồng Hạc City villa below.
How much do Hồng Hạc City villas cost?
There are 2 main villa price ranges at Hồng Hạc City according to type: detached villas from VND 35 to 60 billion and semi-detached villas from VND 23 to 32 billion, all based on land prices of VND 125–160 million per square metre depending on the location within the Hồng Phát precinct.
Below is a summary of Hồng Hạc City villa prices for Phase 1, helping investors understand the full price range for each property type before examining the details:
The table below provides an overview of the selling prices for all types of Hồng Hạc City villa in Phase 1, including the number of units, floor areas and price ranges for each property group:
| Villa type | Quantity | Land area | Price range |
| Intermediate detached villa | 10 units | 271 to 364m² | VND 35 to 50 billion |
| Detached corner villa | 7 units | 364 to 470m² | VND 50 to 60 billion |
| Intermediate semi-detached villa | 34 units | 180 to 200m² | VND 23 to 27 billion |
| Semi-detached corner villa | 8 apartments | 200 to 247m² | VND 27–32 billion |
More specifically, prices clearly vary according to 2 main factors: type (detached villas are always more expensive than semi-detached villas of the same size because they have 4 garden-facing sides compared with 3) and location (corner units are always more expensive than intermediate units because of their advantages in views, floor area and natural light from multiple directions). Below is a detailed price analysis for each property line.
What are the latest prices for detached villas at Hồng Hạc City?
Hồng Hạc City detached villa prices range from VND 35 to 60 billion per unit depending on floor area and location. They are the most premium and scarce property line in Phase 1, with only 17 units released.
Specifically, the table below provides a detailed breakdown of Hồng Hạc City detached villa prices by house type, helping investors accurately determine the budget they need to prepare:
| House type | Size | Land area | Total floor area | Estimated price |
| Standard detached model A | 15×20m | 300m² | 325m² | VND 37 to 42 billion |
| Standard detached model B | 15×23m | 345m² | 356m² | VND 43–48 billion |
| Standard detached model C | 16×20m | 320m² | 333m² | VND 40–45 billion |
| Standard detached model D | 16×23m | 368m² | 355m² | VND 46–51 billion |
| Corner detached model E | 20×14.5m | 364m² | 418m² | VND 50–55 billion |
| Corner detached model F | 25×16m | 400–470m² | 418m² | VND 55–60 billion |
In addition, all 17 detached villas are built with 3 floors, featuring modern French-style completed exteriors and unfinished interiors, together with lift shafts, a septic tank, concrete floors, toughened-glass doors and staircases. More importantly, only 7 of these 17 villas are end-of-row corner units with completely open frontages on all 4 sides and land areas ranging from 364 to 470m² — this is the fastest-selling group and has the greatest potential for price appreciation across the entire Phase 1 villa portfolio. Therefore, investors wishing to own a corner detached villa should place their orders early to gain the advantage of choosing the best location among the limited 7 units.
What is the latest price of Hồng Hạc City semi-detached villas?
Hồng Hạc City semi-detached villa prices range from VND 23 to 32 billion per unit, making this the largest product segment within the villa category, with 42 units in Phase 1. It is suitable for investors wishing to own a Phú Mỹ Hưng villa with more flexible capital requirements than a detached villa.
Specifically, the table below provides a detailed breakdown of Hồng Hạc City semi-detached villa prices by house group:
| Property group | Size | Land area | Total floor area | Estimated price |
| Standard semi-detached villa | 9×20m | 180m² | 256m² | VND 23–25 billion |
| Standard semi-detached villa (large plot) | 9×20m | 180–200m² | 284m² | VND 25–27 billion |
| Corner semi-detached villa | 12.3×20m | 200–247m² | 256–284m² | VND 27–32 billion |
In addition, all 42 semi-detached villas are built with 3 floors and handed over to the same standard as the detached villas — completed exteriors, unfinished interiors and full technical infrastructure. In particular, among the 42 semi-detached villas, the 8 end-of-row corner units (measuring 12.3×20m) have more open frontages and considerably larger gardens than the standard 9×20m units, thereby offering greater liquidity and higher price-growth potential within the same segment. Investors interested in semi-detached villas should prioritise these 8 corner units when making their selection, especially as the price difference is only VND 2–7 billion compared with standard units, while their long-term asset advantages are many times greater.
What are the financial policies for buying a Hồng Hạc City villa?
The financial policies for buying a Hồng Hạc City villa comprise 5 main incentives: financing of up to 70% of the property’s value, 0% interest until handover, interest-rate support of 3% per annum for 12 months after handover, management fees waived for the first 36 months, and a 1% discount exclusively for Bắc Ninh residents and existing Phú Mỹ Hưng customers.
Below is a summary table of all financial policies for buyers of Phase 1 Hồng Hạc City villas, including all conditions and partner banks:
| Financial incentives | Details |
| Bank loan support | Up to 70% of the property value |
| Partner bank | Vietcombank, VietinBank, ACB |
| Principal and interest grace period | 0% in full until handover on 10/12/2026 |
| Interest rate support after handover | 3% per annum for the following 12 months |
| Management fee waiver | First 36 months after handover |
| Special discount | 1% for Bắc Ninh residents and existing PMH customers |
| Initial payment period | Only 20% until handover |
What is the Hồng Hạc City villa payment schedule?
The Hồng Hạc City villa payment schedule is divided into several instalments according to construction progress, beginning with the reservation and signing of the sale and purchase contract. The first instalment, due on 10/7/2025, is the most important.
Specifically, the indicative payment schedule for Hồng Hạc City villas is as follows:
The table below describes the key payment milestones according to the Hồng Hạc City villa construction schedule, helping investors plan their cash flow from reservation through to handover:
| Timeline milestone | Payment instalment | Percentage |
| Deposit | Priority reservation for unit selection | By agreement |
| 10/7/2025 | Sign the sale and purchase contract and pay instalment 1 | 20% of the pre-VAT selling price + the corresponding 20% VAT |
| 10/9/2025 | Instalment 2 according to construction progress | 5% of the pre-VAT selling price + 5% VAT |
| Subsequent instalments | 5% per instalment according to construction progress | 5% + VAT per instalment |
| 10/12/2026 | Property handover | Pay the remaining balance (if not taking out a loan) |
In addition, for customers taking out a bank loan, the entire financed amount (up to 70%) benefits from a principal repayment deferral and 0% interest until 10/12/2026 — the house handover date. This means that throughout the construction period from July 2025 to December 2026, investors incur no borrowing interest costs, thereby retaining their free cash flow for flexible allocation to other opportunities during the same period.
How much equity capital is needed to buy a Hồng Hạc City villa?
The minimum equity capital required to buy a Hồng Hạc City villa is 30% of the unit’s total value (after the bank provides 70% financing), ranging from VND 6.9 billion for a standard semi-detached villa to VND 18 billion for the largest corner detached villa.
Specifically, the table below summarises the minimum equity capital required for each Hồng Hạc City villa group, helping investors determine the appropriate budget:
| Villa type | Property value | Vay 70% | 30% equity |
| Standard semi-detached villa (lowest price) | VND 23 billion | VND 16.1 billion | VND 6.9 billion |
| Standard semi-detached villa (average) | VND 25 billion | VND 17.5 billion | VND 7.5 billion |
| Corner semi-detached villa | VND 27–32 billion | VND 18.9–22.4 billion | VND 8.1–9.6 billion |
| Standard detached villa (lowest price) | VND 35 billion | VND 24.5 billion | VND 10.5 billion |
| Standard detached villa (average) | VND 45 billion | VND 31.5 billion | VND 13.5 billion |
| Detached corner villa (highest price) | VND 60 billion | VND 42 billion | VND 18 billion |
More importantly, the 30% equity contribution does not need to be paid in full immediately but is allocated according to the payment schedule across instalments. Specifically, the first instalment (20% upon signing the sale and purchase agreement) is the largest amount to be prepared at one time; thereafter, each subsequent instalment is only 5% or more, thereby significantly reducing cash-flow pressure compared with needing the full 30% immediately upon placing the deposit. Furthermore, investors who are residents of Bắc Ninh or who already own a Phú Mỹ Hưng property receive an additional 1% discount on the sale price, thereby directly reducing both the equity contribution and the bank loan amount at the same time.
Is the price of Hồng Hạc City villas reasonable?
Yes, the price of Hồng Hạc City villas is entirely reasonable based on at least 3 clear grounds: the price of VND 125–160 million/m² accurately reflects the Phú Mỹ Hưng urban development standard, proven over 30 years in Ho Chi Minh City; it is significantly lower than that of villas under the same brand in Ho Chi Minh City; and the separate red book for each villa protects the full long-term value of the asset.
More specifically, when this price is compared with local villa developments in Thuận Thành and neighbouring districts of Bắc Ninh without an established brand, Hồng Hạc City villas are 30–60% more expensive, depending on the segment. However, this price difference is fully explained by PMH-standard construction quality, an integrated 200-hectare amenities ecosystem, a separate 24/7 secure compound and a brand reputation spanning more than 30 years — factors that no local development in Bắc Ninh can currently replicate.
In addition, the separate red book for each villa, with long-term ownership rights, is the most important factor protecting asset value. The Bắc Ninh Provincial People’s Committee officially directed that the red books be issued by 25/3/2025, thereby completely eliminating the legal risks commonly encountered when investing in high-end property in an emerging market. In particular, Hồng Hạc City’s total investment capital amounts to VND 27,000 billion — a level of investment that reflects the developer’s long-term commitment to the entire urban development, rather than a short-term speculative project. Furthermore, Phase 1 offers only 59 villas out of the 2,844 properties in the entire development — this limited proportion is the strongest natural mechanism for protecting the value of early buyers’ purchases.
How will Hồng Hạc City villa prices increase in the future?
Hồng Hạc City villas have strong price-growth potential driven by major infrastructure, with 3 clear milestones expected — Ring Road 4, Gia Bình Airport in 2026 and Bắc Ninh becoming a centrally governed city in 2030 — while current Phase 1 prices remain significantly lower than the Phú Mỹ Hưng villa benchmark in Ho Chi Minh City.
Below is a detailed analysis of each factor affecting the price-growth trajectory of Hồng Hạc City villas over the next 5 to 10 years.
How will Ring Road 4 and Gia Bình Airport affect Hồng Hạc City villa prices?
Ring Road 4 and Gia Bình Airport, which are expected to be completed in 2026, will significantly shorten travel times from Hồng Hạc City villas to central Hanoi and international airports, thereby repositioning the entire villa segment in Thuận Thành from suburban villas to strategically connected peri-urban villas. In addition, Bắc Ninh is planned to become a centrally governed city by 2030, thereby repricing all high-end property in the province according to the standards of a class-1 urban area. Taken together, these 3 infrastructure milestones create a well-grounded price-growth trajectory for Hồng Hạc City villas that does not depend on short-term market sentiment fluctuations.
Comparing Hồng Hạc City villa prices with Phú Mỹ Hưng villas in Ho Chi Minh City — which offers the better investment entry point?
Hồng Hạc City villas currently cost VND 23–60 billion, which is 2 to 4 times lower than Phú Mỹ Hưng villas under the same brand in Ho Chi Minh City, such as Nam Phúc and Star Hill, which currently range from VND 80 to 200 billion. This price gap reflects the early stage of introducing the brand to a new market — precisely when the price gap is widest and the potential to narrow it offers early investors the highest profit margin. Investors comparing the 2 markets should prioritise Hồng Hạc City in Phase 1 because of its lower entry threshold under the same management brand, while investors prioritising immediate liquidity and a deeper secondary market should consider Ho Chi Minh City.
