Ho Tram – Long Hai Real Estate — What to Know Before You Buy

Ho Tram – Long Hai is a resort coast east of Vung Tau, part of Ho Chi Minh City since 1 July 2025 (former Ba Ria – Vung Tau). Ho Tram Commune (former Phuoc Buu Township and Phuoc Tan and Phuoc Thuan communes, Xuyen Moc District) covers over 94.5 km² and has nearly 52,000 residents. Long Hai Commune (former Long Hai Township and Phuoc Hung and Phuoc Tinh communes) covers nearly 28 km² and has over 11 km of coastline. Between the two lies Phuoc Hai Commune (former Phuoc Hai Township and Phuoc Hoi Commune).

Why buyers look at Ho Tram – Long Hai real estate

• A beach close to Ho Chi Minh City. Since 18 May 2026, the Bien Hoa – Vung Tau Expressway, about 54 km long, has been open along its whole length, ending at the National Highway 56 roundabout in Tam Long Ward — closer to Long Hai than before. The route is currently open only to vehicles under 9 seats.
• A resort strip already operating. Ho Tram has many resorts, golf courses and hotels in operation, including one resort tourism area with total investment of over USD 4 billion. Ho Tram Commune is preparing a proposal to become a ward.
• Planning for a chain of coastal tourist cities. For the 2025–2030 term, Long Hai Commune has chosen high-quality, sustainable marine tourism as its breakthrough area, within the chain of coastal tourist cities Vung Tau – Long Hai – Phuoc Hai – Ho Tram – Binh Chau.
• The Long Thanh – Ho Tram Expressway is only proposed. The route is over 42 km long, with phase 1 capital of about VND 19,521 billion, proposed by an investor under a PPP model. As of the end of 2025, the project was still at the consultation stage and had not started construction.

Long Hai is busy at weekends and on holidays; Ho Tram leans towards resort stays, groups and events. Weekdays are much quieter — work out rental income over the whole year.

What to check before you buy

• Land type and term of use: villas and apartments in resorts are usually on commercial and service land with a fixed term, unlike long-term residential land. Ask which type of certificate you will receive and how much of the term remains.
• Forest and coastal planning: this strip has protection forest, conservation areas and a coastal protection corridor. Check the planning at the exact plot; do not buy subdivided land that has not been legally separated into plots.
• Coastal erosion, storms: ask whether the project has an embankment, how far the setback from the water's edge is, and the erosion history of the beach in front of the project.
• Rental and operation commitments: read carefully the operator, how revenue is shared, which costs are deducted and how long the commitment lasts. No level of return is guaranteed.
• Proposed infrastructure: do not pay a price as if the Long Thanh – Ho Tram Expressway were already built. Count it only once there is an investment decision and a construction schedule.
• New administrative address: contracts and new certificates state Ho Chi Minh City, Ho Tram / Long Hai / Phuoc Hai Commune. Cross-check against the old township and commune names in the project's documents.

How HPR can help

HPR does not currently distribute any project in Ho Tram – Long Hai. An HPR consultant can still advise on buying holiday apartments on this coast, reading leaseback contracts and comparing with projects near Vung Tau. You can read about how to choose a tourist or seaside holiday apartment, check a project's legal status, read infrastructure progress without being misled by inflated prices and gross and net rental yield. If you already have a home in Ho Tram or Long Hai to sell or rent out, see the rental consignment or apartment resale consignment services.