At a glance
- From November 25, 2026, HCMC’s new management fee range for apartments with elevators is VND 1,800-13,700 per sq m per month.
- The ceiling is nearly double the old HCMC level for buildings with elevators and more than 2.5 times higher for those without. The rise comes from merging the separate HCMC, Binh Duong and Ba Ria-Vung Tau rules.
- For privately developed (commercial) apartments, the range is mainly a reference for negotiations and disputes, so not every building’s fee will rise.
- Contracts signed before November 25 keep the old fee until they expire unless both sides agree to change it. New, renewed or repriced contracts follow the new rules.
What changed: one merged fee range and a higher ceiling
The Ho Chi Minh City People’s Committee has set a new price range (khung giá) for apartment management and operation services. It takes effect on November 25, 2026. The background is the city’s administrative merger: separate rules previously used by the old HCMC, Binh Duong and Ba Ria-Vung Tau have been replaced by a single framework.
The main point is that the ceiling is much higher. Compared with the old HCMC area, the maximum for apartments with elevators is nearly twice as high, and for apartments without elevators it is more than 2.5 times higher.
New fee range (per sq m, per month)
| Area | With elevator | Without elevator |
|---|---|---|
| Wards and communes (phuong, xa) | VND 1,800-13,700 | VND 600-8,800 |
| Con Dao special zone | VND 3,200-24,700 | VND 1,100-15,800 |
These figures exclude value-added tax, the maintenance fund, fire and explosion insurance, parking fees, electricity, water, TV, telecoms, and any services residents request for their own needs. Check how your monthly bill separates the management fee from these items.
Who is affected: not every apartment will get more expensive
It would be a mistake to read this as “the cap doubled, so my fee will double.” According to the report, the range applies directly to publicly owned housing. For commercial (privately developed) apartments, it is mainly a reference when fees are negotiated or disputes are settled. The actual charge still depends on service quality, operating costs and agreement between the parties.
Most HCMC apartment buildings today set fees by agreement between residents and the developer or service provider. A common approach is for the residents’ management board to run a tender and pick an operator whose price and service match what residents can afford.
How the new cap compares with today’s market
- Average HCMC apartment management fee: VND 5,500-30,000 per sq m per month
- High-end and luxury complexes: roughly VND 200,000-260,000 per sq m per month
- New ceiling (wards and communes, with elevator): VND 13,700 per sq m per month
The upper part of the market average and luxury projects already sit above the new ceiling. It is reasonable to assume the new range will not by itself push those fees up or down. How the range would be used in a dispute at a building that charges above it is not yet clear [needs verification].
A hypothetical: an 80 sq m apartment
This is a simple illustration, not real figures for any building.
- At VND 5,500 per sq m: VND 440,000 per month
- At VND 13,700 per sq m: VND 1,096,000 per month
- At VND 30,000 per sq m: VND 2,400,000 per month
- At VND 200,000 per sq m: VND 16,000,000 per month
The spread between building tiers is far larger than the effect of the new range. Your building’s contract structure and its operator’s service level will matter more for your costs than the ceiling itself.
Timing: old contracts versus new ones
- Contracts signed before November 25, 2026: the old fee continues until the contract ends, unless the parties agree to adjust it.
- Contracts newly signed, renewed or repriced on or after November 25: the new rules apply.
- If residents and the operator cannot agree on a fee: the operator may temporarily charge last year’s rate or another rate, but not above the city’s range, and only until an agreement is reached.
How that last rule works in privately developed buildings is not fully clear from the report. Ask your management board or a legal professional [needs verification].
The range also does not apply to:
- Older apartments on public property that have not been renovated or rebuilt
- Social housing for students only, and worker dormitories where several people share one room
What owners and tenants should do
Owners (investors or residents)
- Find the signing and expiry dates of your management service contract. If it was signed before November 25, the old fee should generally stay until it expires.
- If renewal is near, the operator may propose an increase citing the new ceiling. Ask for a breakdown of services and the cost basis.
- Follow management board meeting agendas and notices. If you live abroad, set up in advance how you receive notices and how you can give a proxy.
Landlords and tenants
Check your lease for who pays the management fee and who bears any increase. If the tenant pays it, an increase becomes the tenant’s real cost and can affect rent negotiations. If the lease has no adjustment clause, sharing an increase during the lease term needs a separate agreement.
Anyone considering a purchase
Do not compare only the purchase price and rental yield. Compare the management fee per sq m and any separate charges such as parking and the maintenance fund. The new range can serve as one reference point in that comparison.
Summary
This measure sets a new fee range for the merged city. It is not a blanket increase in management fees for private apartments. Still, for new and renewed contracts and for disputes, the ceiling may become a negotiating benchmark. Before November 25, review your building’s contract expiry date, how your fee is built up, and who bears the cost under your lease. For specific legal interpretation, confirm with a local lawyer or your building operator. This article is general information, not legal or investment advice.
Frequently asked questions
When does the new management fee range take effect?
It takes effect on November 25, 2026. Contracts newly signed, renewed or repriced from that date follow the new rules. Contracts signed earlier keep the old fee until they expire unless both sides agree otherwise.
Will my apartment’s management fee go up right away?
Not necessarily. The range applies directly to publicly owned housing. For privately developed apartments it is mainly a reference in negotiations and disputes. The actual fee depends on service quality, operating costs and agreement between the parties.
Do the new figures include electricity, water and parking?
No. VAT, the maintenance fund, fire and explosion insurance, parking, electricity, water, TV, telecoms and services requested for personal needs are all outside these figures.
Sources
This article summarises publicly available reports and is not legal, tax or investment advice. Check with the relevant authorities or a qualified adviser before making important decisions.