Broad current-supply context for this transaction only—not a valuation or an individual-property history. THIS BLOCK is province-wide and combines every property type, so it is deliberately not joined to typed historical evidence. The property type used further down, Apartment / condo, is taken from the source’s own category field — not an independently verified canonical field.
Broad current market context · All current listings for ONE transaction across the province, property types combined. Not a valuation.
25th percentile3.8 B VND
Median6 B VND
75th percentile8.4 B VND
Transaction
For sale
Province/city
TP. Hồ Chí Minh
Current listings
4,680
Rounded median asking price
6 B VND
Middle 50% total asking price
3.8 B VND – 8.4 B VND
Usable price observations
4,180
Unknown asking price
0
Observed listing asking prices only; Tukey 1.5×IQR filtering. SALE and RENT stay separate. No interpolation, transaction/declaration prices, tax/notarial values or government price table.
Comparable asking prices right now (GIÁ THẬT observations)
This listing's asking price per m²
256 M VND/m² (separate marker, not part of the basket)
Comparable basket, weighted median
57 M VND/m²
Middle 50% of comparables (p25–p75)
45.6 M VND/m² – 108.8 M VND/m²
Where this listing sits
well above the middle band (+349.4% vs weighted median)
Comparables used
10
Observation period
2026-Q3 (2026-08-30 → 2026-08-31)
Cohort
apartment_condo · SALE · 45-60m2 · same province (no district could be matched from this listing's text)
Confidence
very low (5/12 factors demonstrated, effective n 8.3)
Estimated range for this property's area: 2.28 bn VND – 5.44 bn VND (median 2.85 bn VND). This is an ESTIMATE derived from the comparable basket × the stated area — not an observed price, not a valuation, not a transaction price.
Features that weighted this basket (stated by both this listing and the comparables): area · main street / alley · car access · floors · evidence quality
Not stated by this listing, so not used: alley width · frontage width · corner position · bedrooms · legal status · ward · street. Unknown is never counted as a match; it lowers the confidence.
Asking-price observations collected by GIÁ THẬT from public listings, SALE and RENT kept apart; weighted median after a log-space Tukey 1.5×IQR fence; no interpolation, no government, tax, notarial or declared-transaction values. Comparable evidence, not this property's own history.
Asking-price context
Comparable asking range
3.5 B VND – 6.9 B VND
Current asking price
12,800,000,000 VND
Asking-price evidence from comparable listings in this area/segment; not an individual-property valuation and not a transaction price.
One point per quarter: the weighted median asking VND/m² of comparable listings GIÁ THẬT itself observed (same type, transaction, area band, same province; the same attribute weights as the recent basket). Real dated observations only: nothing is interpolated, backcast or merged with the archive series below. Quarters without a defensible basket draw no point (5 of 25 quarters in the index): 2020-Q3, 2020-Q4, 2021-Q1, 2021-Q2, 2026-Q1.
Comparable series matched to this property · Selected on location, property type, transaction and area band, and weighted. Still market evidence, not this property's own sale history.
Swipe the chart sideways to see every period.
weighted median roseweighted median fellunchangedno preceding period (line breaks at a gap)P25-P75 of comparable asking pricesthis property
Period
2026-Q3
Weighted median
46.1M VND/m²
P25 - P75 of comparable asking prices
39.4M VND/m² – 53.6M VND/m²
Observations
280
Direction
Materially unchanged vs 2026-Q2
Matching level
same province
Confidence
medium (0.5206)
Geography
HCMC
Property type
Apartment / condo
Transaction
For sale
Evidence class
DATED_LISTING_ASKING_OBSERVATION
Tap or hover a period to read its figures here.
2024-Q3
52M VND/m² · n=46 · confidence medium
2024-Q4
52.7M VND/m² · n=44 · confidence medium
2025-Q1
52.1M VND/m² · n=28 · confidence low
2025-Q2
59M VND/m² · n=17 · confidence low
2025-Q3
54M VND/m² · n=18 · confidence low
2025-Q4
59M VND/m² · n=9 · confidence low
2026-Q2
45.5M VND/m² · n=13 · confidence low
2026-Q3
46.1M VND/m² · n=280 · confidence medium
Methodology boundary. The series below this line is the ARCHIVE comparable basket (historical package, pre-2021 asking observations, its own basket construction). It is kept as evidence and is NOT stitched onto the timeline above.
Comparable-market evidence selected for this property. It is not this individual property's own transaction history. Evidence classes are shown separately, gaps are preserved and nothing is interpolated. Government, tax and notarial prices are excluded.
Recent context
No sufficiently matched recent evidence for this property. The newest matched series ends 2020-Q1, about 78 months before the newest evidence Giá Thật holds (2026-Q3). This gap is retained as unfinished work: nothing is extrapolated and no broader series is passed off as this property's market.
Broader recent context (clearly labelled)
2026-07 · 56.7M VND/m² — median across the property types available for this district, with the type spread; a BROADER match than a single typed series and labelled as such · batdongsan.com.vn
Latest period: 2026-07Geography: 12, Hcmc (same district as this listing)Property type: all property types in the district combined — NOT matched to this listing's type (Apartment / condo)Transaction: For saleSample basis: 1 contributing typed series in the latest period (no listing-level sample size published)
The full series is charted below under “Wider area history” (first block). The older archive (to 2020-Q1) is shown separately below and is never joined to it.
* 20Y is unavailable: the observed evidence spans 14 years.
Matched: Comparable basket matched to this propertyLatest evidence: 2019-Q4Based on: 144 comparables from 122 distinct listingsConfidence: medium
This series is archived: its newest observation is 2019-Q4, about 81 months before the most recent evidence Giá Thật holds. It describes the market of that period, not today's asking prices.
Comparable basket matched to this property — Quận 12, Tp.HCM · apartment_condo · SALE · 45-60m2
This property's current asking price: 256M VND/m² (shown as the dashed marker, not as a point in the series)
Features that selected and weighted this basket: province: HCMC · district: 12 · property type: Apartment / condo · transaction: SALE · area similarity: 45-60m2 (50 m²) · evidence quality
Not available in this evidence, so not used: road / access width · frontage width · corner position · floors / bedrooms / condition · legal / ownership evidence · depth / shape. These lower the confidence below; they are never counted as matches.
weighted median of observed asking price per m2 per calendar quarter; weight = area_similarity x evidence_quality, and low/high are WEIGHTED p25/p75 computed with those same weights; recency is carried by the quarter bucket itself rather than by a within-bucket factor, and the locality/project signal the pool carries is deliberately NOT in the weight because using it would move published medians without re-validation; low/high are p25/p75 of the weighted comparables in that quarter
Comparable series matched to this property · Selected on location, property type, transaction and area band, and weighted. Still market evidence, not this property's own sale history.
Swipe the chart sideways to see every period.
weighted median roseweighted median fellunchangedno preceding period (line breaks at a gap)weak sample (n≤3), still shownP25-P75 of comparable asking pricesthis property
Period
2019-Q4
Weighted median
30.7M VND/m²
P25 - P75 of comparable asking prices
30M VND/m² – 31.6M VND/m²
Comparables
8
Distinct listings behind it
5
Direction
Not comparable - the preceding period is missing from the evidence, and the gap is preserved
Matching level
Comparable basket matched to this property
Confidence
medium (0.5)
Geography
Quận 12, Tp.HCM
Property type
Apartment / condo
Transaction
For sale
Evidence class
HISTORICAL_LISTING_OBSERVATION
Tap or hover a period to read its figures here.
2015-Q3
12.3M VND/m² (12.1M VND/m² – 13.4M VND/m²) · n=16
2015-Q4
14M VND/m² (13.8M VND/m² – 14M VND/m²) · n=13
2016-Q1
14M VND/m² (14M VND/m² – 14.1M VND/m²) · n=5
2016-Q4
16.1M VND/m² (15.4M VND/m² – 18M VND/m²) · n=8
2017-Q2
19M VND/m² (16.7M VND/m² – 19M VND/m²) · n=8
2017-Q4
16.9M VND/m² (16.4M VND/m² – 17.7M VND/m²) · n=6
2019-Q1
29M VND/m² (28M VND/m² – 30M VND/m²) · n=8
2019-Q4
30.7M VND/m² (30M VND/m² – 31.6M VND/m²) · n=8
Confidence: medium (0.5) · confidence is capped by demonstrated specificity: 6 of 12 contract score components are effective for THIS cohort. A component absent from this cohort - a district that was never matched, for instance - is not counted, and recency is not counted because it is carried by the quarter bucket rather than by a within-bucket weight.
Wider area history
Matched on district, property type and transaction
Broader context (all property types in the district) · Source-published asking history
batdongsan.com.vn · 12, Hcmc · VND/m² · 2019-09 – 2026-07 · 66 points · median across the property types available for this district, with the type spread; a BROADER match than a single typed series and labelled as such
Broader context only: this series combines all property types in the district and is NOT matched to this listing's type. It is shown because no type-matched series reaches the recent period; that type-matched gap remains unfinished work.
Broad historical market context · A wider area series aggregated across the property types in this district. Not specific to this property.
Swipe the chart sideways to see every period.
median rosemedian fellunchangedno preceding period (line breaks at a gap)weak sample (n≤3), still shownspread across the property types (not quartiles)
Period
2026-07
Median across property types
56.7M VND/m²
spread across the property types (not quartiles)
56.7M VND/m² – 56.7M VND/m²
Contributing property types
1
Direction
Not comparable - the preceding period is missing from the evidence, and the gap is preserved
Matching level
Matched on district and transaction only — property types combined (broader)
Geography
12, Hcmc
Property type
All property types in the district
Transaction
For sale
Evidence class
SOURCE_AGGREGATED_ASKING_HISTORY
Tap or hover a period to read its figures here.
2025-12
56.7M VND/m² · n=1
2026-Q1
75.9M VND/m² · n=4
2026-02
56.7M VND/m² · n=1
2026-03
56.7M VND/m² · n=1
2026-Q2
73.1M VND/m² · n=4
2026-07
56.7M VND/m² · n=1
Archive to 2020-Q1 · Dated archived listing observations
batdongsan.com.vn via web.archive.org · Quận 12, Tp.HCM · VND/m² · 2013-Q1 – 2020-Q1 · 18 points · quarterly median with p25/p75 over dated archived asking observations; sample_size is the number of DISTINCT listings in that quarter
Broad historical market context · A wider area series that may combine property types. Not specific to this property.
Swipe the chart sideways to see every period.
median rosemedian fellunchangedno preceding period (line breaks at a gap)weak sample (n≤3), still shownP25-P75 of comparable asking prices
Period
2020-Q1
Median
30.2M VND/m²
P25 - P75 of comparable asking prices
25.9M VND/m² – 34M VND/m²
Distinct listings
3
Direction
Materially unchanged vs 2019-Q4
Matching level
Matched on district, property type and transaction
Geography
Quận 12, Tp.HCM
Property type
Apartment / condo
Transaction
For sale
Evidence class
HISTORICAL_LISTING_OBSERVATION
Tap or hover a period to read its figures here.
2016-Q4
15.4M VND/m² · n=16
2017-Q2
16.5M VND/m² · n=15
2017-Q4
17.6M VND/m² · n=19
2019-Q1
27.1M VND/m² · n=16
2019-Q4
30.4M VND/m² · n=13
2020-Q1
30.2M VND/m² · n=3
How Giá Thật records this
This is the publicly recorded asking price, not a transaction price and not a valuation. Most recent observation: 2026-08-11. Location is shown at district and city/province level.
