Four kinds of land, September 2026 asking prices (median of public listings, not agreed sale prices): subdivided plots of 150–300 m² about 4.06 million VND/m², plots of about 500 m² with residential land 2.33 million, land over 1,000 m² 1.37 million, view plots 3.16 million. At roughly 26,000 VND to the dollar, that is about 156 · 90 · 53 · 121 USD per m². All four sit well below Da Lat.
Measured by Namban Panorama for the Namban Index: public listings from seven websites, duplicates removed, a median printed only where a group has at least 10 listings. Last measured 4 October 2026.
Before the numbers, one thing: if you are a foreign national, check first whether you can legally hold the property at all. That question comes before price, and the answer is often no. We wrote it out plainly here → Can a foreigner buy land in Nam Ban?
Four kinds of land, and what each is for
Subdivided plots, 150–300 m² — median about 4.06 million VND/m² (21 listings, September 2026)
Small plots in an already subdivided cluster, with residential land, ready to build on. Most listings asked 2.5–5.1 million (~98–196 USD); in the first half of 2026 the common asking range was 3–4.5 million. Suited to a small build or a weekend garden house. Total commonly 500 million–1.2 billion VND (~19,000–46,000 USD).
Plots of about 500 m² with residential land — median about 2.33 million VND/m² (39 listings)
Frontage of 10–18 m, split off before the rules allowed small subdivision. Few on offer, and they trade well. Most listings asked 1.5–4 million (~56–152 USD).
Land over 1,000 m² — median about 1.37 million VND/m² (37 listings)
Mostly agricultural land split from farms, not yet eligible for small subdivision. Suited to farming or long-term holding. Most listings asked 0.3–3 million (~12–116 USD); in the first half of 2026 the common asking range was 1.7–2.8 million. Check road access and conversion potential carefully.
Lake, hill or panoramic-view plots — median about 3.16 million VND/m² (15 listings)
Rare, and priced by the view. In the first half of 2026 they were asked at 4–6 million, commonly 1.2–1.8 billion VND (~46,000–69,000 USD) per lot. The September median sits below that range. Our reading, from the field rather than the data: a stormy rainy season and a slower economy put more land on offer than there were buyers.
These are asking prices from public listings, not agreed sale prices. The “most listings” ranges are the 10th to 90th percentile of every listing still online on 4 October 2026. Every parcel differs by location, legal status and negotiation.
Why listed prices and real prices differ
A listed price is what a seller wants. It is not what the land trades for.
In some areas the gap is significant. So a number that looks cheap needs checking on the ground, not accepting from a listing. This is true everywhere, but more so in a rural market where there is no central price index and no MLS.
If you are buying from abroad, this is the single most expensive assumption to get wrong.
How Nam Ban compares to Da Lat
Land in Nam Ban is generally priced well below Da Lat.
But "cheaper than Da Lat" is a poor reason to buy. If a place is only worth considering because it costs less than somewhere else, there will always be somewhere cheaper tomorrow. A place cannot build a future on being the discount version of its neighbour.
What makes Nam Ban interesting is different, and it has little to do with the price per square metre.
What the price table doesn't show
Between trips here, the thing that stands out is not land prices. It is who is arriving, and why.
People leaving the city after years of running a business — not retiring, but looking for a different rhythm in which to keep working. Families who want their children growing up near trees rather than near a shopping mall; 25km from Da Lat, about 45 minutes over the Ta Nung pass, is close enough to have both. Remote workers — designers, developers, small founders — taking long-term rentals rather than short holidays. That demand exists here now, and supply has not caught up.
Most of them are not arriving as investors. They are arriving with a larger question: how do I want to live for the next ten years?
And most of them do not post about it. No videos, no livestreams — some would rather nobody knew. Which means if you only watch land prices and planning maps, you miss the shift that actually matters.
When cafés, homestays and shops start appearing, that is not the cause of growth. It is the consequence. Services follow people. People arrive before the amenities do. And usually, by the time the amenities are complete, the price is no longer the same.
What to check before the number matters
Establish, in this order:
- Can you legally hold it? For a foreign national, often the answer changes everything that follows.
- What exactly is the land? Agricultural, residential quota, garden, house attached — different legal objects, different prices, different futures.
- Road access and conversion. A cheap parcel with no legal access is not cheap.
- Your exit. Who can legally buy it from you in five years?
A cheaper parcel with a complicated legal position is not cheaper. Establish eligibility, then discuss the number.
Frequently asked questions
How much does land cost in Nam Ban?
Asking prices, September 2026 (median, number of listings): subdivided plots of 150–300 m² about 4.06 million VND/m² (21), plots of about 500 m² with residential land 2.33 million (39), land over 1,000 m² 1.37 million (37), lake, hill or panoramic-view plots 3.16 million (15). At roughly 26,000 VND to the dollar, about 156, 90, 53 and 121 USD per m². These are prices sellers ask in public listings, not agreed sale prices, measured by Namban Panorama for the Namban Index.
Is land near Da Lat cheaper in Nam Ban?
Yes. Land in Nam Ban is generally priced well below Da Lat. But price alone is a weak reason to choose a place — there will always be somewhere cheaper.
What can 500 million VND buy in Nam Ban?
In the first half of 2026, subdivided plots of 150–300 m² with some residential land and utilities in place were commonly asked at 500 million to 1.2 billion VND in total (~19,000–46,000 USD). That is the realistic entry point — suited to a small build or a weekend garden house. 500 million alone sits at the bottom of that range.
Why do listed prices differ from actual sale prices?
A listing shows what the seller wants, not what the land trades for. In some areas the gap is significant, which is why a "cheap" number needs verifying on the ground rather than accepting from a listing.
Which type of land in Nam Ban attracts the most buyer interest?
Lots with a genuine lake, hill or valley view. They were asked at 4–6 million VND/m² in the first half of 2026, commonly 1.2–1.8 billion VND per lot; the September 2026 median was lower, about 3.16 million VND/m² across 15 listings.
Can a foreigner buy land in Nam Ban?
An ordinary foreign individual generally cannot acquire rural land-use rights here. Check that question before price — we set it out in full in our guide on foreign ownership.
Note
Prices are public asking prices measured by Namban Panorama for the Namban Index (seven listing websites, duplicates removed, median shown only for groups of 10 or more listings; last measured 4 October 2026), offered as independent reference — not investment advice. Prices change with time, location and the specific characteristics of each property. USD figures are approximate conversions at around 26,000 VND to the dollar and will shift with the exchange rate. Always verify directly before any transaction.