Tiếng Việt
日本語
中文（简体）
한국어
РусскийHome-buying guides · updated 19 October 2026
Flooding and high tides — what to consider when choosing a project
The year-end high-tide season and heavy downpours leave many streets in Ho Chi Minh City and Dong Nai temporarily flooded. This article brings together sourced figures and shows how to check a project yourself before placing a deposit.
Flooding and high tides in Ho Chi Minh City and the South — latest figures
Flooding in Ho Chi Minh City and neighbouring provinces takes two main forms: tidal flooding (river water rises over the banks and flows back through drains into low-lying riverside areas) and rain flooding (heavy rain exceeds the drainage capacity of the sewers). The two often happen at the same time at the end of the rainy season, when high tides peak. Most flooding spots drain within a few hours, but they still affect getting around, basements and home maintenance costs, so buyers should weigh this factor alongside location, price and legal status.
High tides rising year after year
Measured tide peaks at Phu An station (Saigon River), the station used to monitor high tides in Ho Chi Minh City:
| Date | Tide peak | Notes |
|---|---|---|
| 12–13 Nov 2008 | 1.50 m | then the highest level in 49 years, above the 1.49 m mark (Nov 2007) |
| Sep 2019 | 1.77 m | the historical record used until 2025 |
| 23–24 Oct 2025 | 1.77 m | equal to the historical record |
| 6 Nov 2025 (4 a.m.) | 1.78 m | 1 cm above the historical record |
During the same 6 November 2025 high tide, Thu Dau Mot station (former Binh Duong) measured 1.88 m, 8 cm above its historical record of 1.80 m (18 October 2024). The tide overtopped the banks at Binh Quoi – Thanh Da (flooding 0.25–0.35 m deep), and a breach in the Ong Thang canal bank flooded several neighbourhoods in Thu Dau Mot Ward 0.3–1.2 m deep, affecting about 600 households. The authorities attribute the rising amplitude and frequency of high tides to climate change and sea level rise.
2026 tide season: the Southern Regional Hydro-Meteorological Station forecast tide peaks at Phu An and Nha Be on 28–30 September 2026 of 1.6–1.65 m, around or about 0.05 m above alert level III. Tide peaks usually occur around 6–8 a.m. and 5–7 p.m.; the high spells fall around the 1st–5th and 15th–20th days of the lunar month (the late-September 2026 spell corresponded to the 18th–20th days of the 8th lunar month). In Dong Nai, Bien Hoa station was forecast to reach alert level III on 10–12 October 2026; Nguyen Van Tri street (Tran Bien Ward), Tan Mai residential area (Tam Hiep Ward), Phuoc Tan and Tan Trieu were flooded.
Current flooding spots
- According to the Ho Chi Minh City Department of Construction (October 2026 report), the city still has 159 flooding spots, of which 57 are severe (deeper than 30 cm, lasting more than 1.5 hours): 34 in former Ho Chi Minh City, 9 in former Binh Duong and 14 in former Ba Ria – Vung Tau.
- Areas named: Thao Dien – Quoc Huong – Nguyen Van Huong, the Thu Duc market area, Go Vap and the Tan Son Nhat airport area, Nguyen Van Qua street, National Road 13 (former Binh Duong) and National Road 51 (former Ba Ria – Vung Tau).
- In June 2026, the Department of Construction listed 34 severely flooded roads: 26 flooded by rain (including National Road 13, National Road 1K, Provincial Road 43 and Vo Nguyen Giap street) and 8 flooded by tides in riverside and low-lying areas.
Why flooding persists
- Rain beyond drainage capacity. The existing drainage system is designed for about 85.3 mm of rain in 3 hours and a high tide of +1.32 m. On 30 September and 1 October 2026, many stations recorded more than 100 mm of rain in just 45 minutes to 1 hour.
- High tides coinciding with rain. When rivers and canals run high, rainwater struggles to drain away, and in some places water flows back through the drains.
- Land subsidence. The average subsidence rate across the city is about 2–5 cm/year, and up to 7–8 cm/year where the ground is soft — roughly twice the rate of sea level rise (about 1 cm/year).
- Ageing infrastructure, encroached waterways. Many sewer lines are 20–30 years old, and the city centre has sewers over 50 years old with small diameters; rubbish blocks drain inlets; many natural canals have been encroached upon or filled in.
Major flood control works
- Tidal flood control project (about 10,000 billion VND): 6 large tidal sluice gates (Ben Nghe, Tan Thuan, Phu Xuan, Muong Chuoi, Cay Kho, Phu Dinh), smaller gates and about 6 km of embankment along the Saigon River, controlling tidal flooding for about 570 km² and about 6.5 million people. Work started in 2016, stopped at the end of 2020 and restarted in February 2026. According to the Ho Chi Minh City People's Committee (3 October 2026), phase 1 is expected to begin operating in November 2026. The areas that benefit are mainly on the south bank of the Saigon River and the centre — former Districts 1, 4, 7, 8, Nha Be and Binh Chanh.
- Experts note that the project's effectiveness may not be fully assessable until next year's rainy season, and that it also depends on the internal drainage system of each area. The left bank of the Saigon River (Thao Dien, Thu Duc) has no dyke plan yet.
- 2026–2030 plan: 87 flood control and water environment projects with total capital of about 142,340 billion VND, aiming to resolve more than 50 flooding locations; 9 projects to be completed in 2026 and 45 in 2027.
What does this mean for home buyers?
- Flooding on the road leading to a project is different from flooding inside the project. Ask about both separately.
- Flood control works under construction are a positive factor, but rely on the project's actual ground elevation and drainage system, not just on plans.
- A high-rise project with a good ground level and pumping system can still be affected indirectly if surrounding roads flood — factor in getting around at peak tide times.
This article compiles press reports and government figures at the time of updating and is for reference only. Flooding conditions in each area change with the seasons and with the progress of the works.
How to check a project before you buy
Six steps buyers can take themselves, or ask a consultant to compile for them.
1. Ground elevation versus tide levels
Ask for the finished ground level of the project and of the ground floor, and compare it with recent tide peaks (Phu An 1.78 m on 6 November 2025) and the level of the surrounding roads. Make sure the elevations being compared use the same datum.
2. Flooding maps and lists
Check the project's location and access roads against the list of flooding spots published by the Department of Construction and local press reports from the last 1–2 rainy seasons.
3. Visit at peak tide
Visit the area on a high-tide day (peaks usually around 6–8 a.m. and 5–7 p.m.) or right after heavy rain. Ask nearby residents and shops how long the water takes to drain.
4. The project's drainage and pumping stations
Which sewer or canal the project drains into; whether there is a retention pond, pumping station and non-return valves to stop backflow; whether the project lies inside or outside the area protected by flood control works.
5. Basements and flood protection equipment
Whether the basement ramp has a raised kerb, flood barriers (stop logs), collection channels, drainage pumps and backup power; at what level the electrical plant room sits.
6. Ask the developer in writing
Ask the developer to reply in writing or by email about the ground elevation, drainage solution and basement flood protection — and check these points in the design documents and the sale and purchase agreement.
Frequently asked questions about flooding and high tides
High tides usually occur in the last months of the year. Recent record tide peaks all fell between late September and November (September 2019, October 2025, November 2025). Each spell lasts a few days, with peaks usually in the early morning and early evening.
That cannot be said yet. The project controls tidal flooding for about 570 km² on the south bank of the Saigon River and the centre; phase 1 is expected to begin operating in November 2026. Flooding from heavy rain also depends on the sewer system within each area, and experts say its effectiveness can only be fully assessed after the next rainy season.
Yes, to a different degree. High-floor apartments are rarely affected directly, but the parking basement, electrical plant room, lifts and the roads around the project can still be affected when heavy rain coincides with a high tide.
Ask the developer for the finished ground level in the detailed plan and the approved design documents. An HPR consultant can compile this information from the project documents (when the developer provides them) so you can compare it with road levels and recent tide levels.
Not necessarily. Look at the severity (how deep, how long it takes to drain), the cause (rain or tide), whether the flooded road is the main access, and whether flood control works have a clear plan, funding and schedule — then weigh this with price, legal status and whether you are buying to live in or to invest.
No one can promise that for every weather situation. What to ask is which rainfall and tide levels the project is designed for and what solutions it has when those levels are exceeded — ideally with a written answer.
References
- Tuoi Tre — High-tide alert in HCMC rising ever higher, tide peak reaches 1.88 m in places, 13 November 2025 (figures from the Ho Chi Minh City Department of Agriculture and Environment).
- Tuoi Tre — High tides in HCMC and the Mekong Delta keep breaking records: man-made or natural?, 1 October 2019 (figures from the Southern Regional Hydro-Meteorological Station).
- VOV — Ho Chi Minh City: tide peak at its highest level in 49 years, 13 November 2008.
- Tien Phong — High tide in HCMC about to peak, 27 September 2026 (forecast by the Southern Regional Hydro-Meteorological Station).
- Tien Phong — Central Dong Nai streets badly flooded by high tide, 10 October 2026.
- Tien Phong — How will HCMC's 10,000-billion flood control project operate?, 6 September 2026.
- VTC News — HCMC to spend more than 142,000 billion VND on 50 flooding locations, 3 October 2026.
- VTC News — HCMC's 10,000-billion-VND flood control project expected to operate in November, 3 October 2026.
- VTC News — When will HCMC stop flooding?, 9 October 2026.
- VietNamNet — HCMC Department of Construction lists 34 "flood hotspots", 25 June 2026.
- Tuoi Tre — HCMC subsiding 2–8 cm a year, at risk of gradually "sinking", 29 August 2025.
All sources are in Vietnamese; article titles are translated for reference.
Want HPR to check for you?
Send us the name of the project you are considering, and an HPR consultant will compile information on its location, ground elevation and the area's flooding history.
or contact us directly
Your information is used only for HPR to contact you. By submitting, you agree to our Privacy Policy.
