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Binh Duong's rental market has become one of the most attractive in Vietnam, offering yields of 4.7% to 7.5% that significantly outperform Ho Chi Minh City and Hanoi.
As of September 2025, apartments rent for 12-20 million VND monthly ($470-790), while townhouses command 20-30 million VND ($790-1,180), driven by massive industrial expansion and foreign direct investment.
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Binh Duong offers Vietnam's highest rental yields at 4.7-7.5%, with apartments averaging 12-20 million VND monthly and strong demand from industrial workers and expats.
Premium locations like Thu Dau Mot and Di An command 10-30% higher rents, while vacancy rates remain low at 10-20% for quality properties near industrial parks.
| Property Type | Average Monthly Rent | Rental Yield |
|---|---|---|
| 1-Bedroom Apartment | 12-14 million VND ($470-550) | 6-7.5% |
| 2-Bedroom Apartment | 15-16 million VND ($590-630) | 5.5-6.5% |
| 3-Bedroom Apartment | 18-20 million VND ($710-790) | 4.7-6% |
| 3-Bedroom Townhouse | 20-30 million VND ($790-1,180) | 4-5.5% |
| Premium Villa | 40-70 million VND ($1,570-2,750) | 3.8-5% |
| Per Square Meter | 100,000-300,000 VND ($4-12) | Varies by location |
| Prime Locations Premium | +10-30% above average | Highest yields |
What's the current average rent in Binh Duong by property type?
As of September 2025, apartment rents in Binh Duong range from 12-20 million VND monthly depending on size and location.
One-bedroom apartments in quality developments average 12-14 million VND ($470-550) monthly, while two-bedroom units command 15-16 million VND ($590-630). Three-bedroom apartments reach 18-20 million VND ($710-790) in prime locations like Thu Dau Mot and Di An.
Townhouses present a different segment entirely, with typical 3-bedroom units spanning approximately 150 square meters starting at 20-30 million VND ($790-1,180) monthly. Newer properties near business districts command premium rates, often exceeding the upper range significantly.
Premium villas represent the luxury segment, typically ranging from 350-450 square meters in sought-after locations. These properties rent for 40-70 million VND monthly ($1,570-2,750), though availability remains limited compared to apartment and townhouse options.
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How does rent vary by specific area or district within Binh Duong?
Location dramatically impacts rental prices across Binh Duong province, with central districts commanding significant premiums.
Thu Dau Mot, Di An, and Thuan An represent the most expensive rental markets due to their proximity to major industrial parks and established urban amenities. Properties in these areas typically cost 10-30% more than equivalent units in suburban locations.
Binh Duong New City and other central development projects maintain premium positioning, with rents often 15-25% above provincial averages. These areas attract expatriate managers and executives willing to pay for convenience and modern facilities.
Suburban and peripheral areas like Tan Uyen and Ben Cat offer more affordable options, with rents typically 15-30% below central district rates. Older apartment complexes and townhouses in these areas provide entry-level investment opportunities, though they may experience higher vacancy rates.
The proximity to industrial zones remains the primary driver of rental demand, with properties within 10-15 minutes of major factories commanding consistent premium pricing regardless of overall district classification.
What are the average rental prices per square meter and how does size impact total rent?
Rental prices per square meter in Binh Duong apartments average 100,000-300,000 VND ($4-12) monthly depending on location and property quality.
Smaller units under 60 square meters typically experience higher per-square-meter rates due to efficiency premiums. Studio and one-bedroom apartments often reach 250,000-300,000 VND per square meter in central locations.
Larger apartments between 70-100 square meters see per-square-meter rates moderate to 150,000-200,000 VND, as the efficiency premium decreases with size. Three-bedroom units above 100 square meters often achieve the most competitive per-square-meter pricing for tenants.
Townhouses and villas command 150,000-300,000 VND per square meter monthly, with luxury properties maintaining premium rates regardless of size. The landed property segment benefits from scarcity value and family-oriented demand.
Total rent calculations favor larger units for landlords, as absolute rental income increases substantially despite lower per-square-meter rates, while operating costs remain relatively stable across different unit sizes.
What's the typical total monthly cost for landlords after including fees, taxes, and maintenance?
Landlords face several mandatory costs that reduce gross rental income by approximately 15-25% monthly.
| Cost Category | Rate/Amount | Monthly Impact (Example: 15M VND Rent) |
|---|---|---|
| VAT (Value Added Tax) | 10% of gross rent | 1.5 million VND |
| Income Tax | 5-10% depending on total earnings | 750,000-1.5 million VND |
| Property Maintenance | 1-2% of property value annually | 400,000-1 million VND |
| Property Management (Premium Buildings) | 800-2,500 VND/sqm monthly | 560,000-1.75 million VND (70sqm unit) |
| Insurance and Miscellaneous | Variable | 200,000-500,000 VND |
| Total Monthly Deductions | 15-25% of gross rent | 2.25-3.75 million VND |
| Net Monthly Income | 75-85% of gross rent | 11.25-12.75 million VND |
How do mortgage costs factor into rental income if you're financing the property?
Mortgage financing significantly impacts net rental returns, with current interest rates ranging from 8-10% for local buyers and potentially lower rates for certain expatriate or business borrowers.
Typical mortgage payments for apartments range from 3-8 million VND monthly depending on loan amount, term, and interest rate. For a 2-billion VND apartment with 70% financing over 15 years at 9% interest, monthly payments would approach 6.5 million VND.
Properties generating 15-16 million VND monthly rental income would yield approximately 8.5-9.5 million VND net cash flow after mortgage payments, assuming 15% total operating costs. This represents roughly 5-6% annual return on the initial 600 million VND down payment.
Larger properties face proportionally higher mortgage costs, with townhouse and villa mortgages often exceeding 8-15 million VND monthly. Investors must carefully calculate cash flow scenarios, as negative cash flow situations can occur during vacancy periods or market downturns.
Financing strategies become crucial for portfolio building, as positive cash flow properties enable reinvestment opportunities while overleveraged properties can strain overall investment performance during market corrections.
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What are the best rental options for short-term versus long-term tenants?
Short-term rental strategies focus on premium serviced apartments in central locations, particularly near industrial zones and universities.
Properties like Sora Gardens, The Habitat, and Happy One Central excel in the short-term market, offering fully furnished units with hotel-like amenities. These developments can match long-term rental yields if occupancy exceeds 70%, but require professional management and regulatory compliance.
Long-term rental strategies emphasize standard and luxury apartments near major industrial hubs in Thu Dau Mot, Di An, and Thuan An. These locations maintain high occupancy rates and provide stable returns with minimal management overhead.
Townhouses and villas typically attract long-term family tenants or executive expatriates seeking stable housing arrangements. These properties often secure 12-24 month lease agreements, reducing vacancy risk and management intensity.
Market conditions in September 2025 favor long-term strategies for most investors, as regulatory frameworks for short-term rentals remain evolving and professional management requirements can significantly impact net returns for individual property owners.
Can you provide concrete rental examples for different property types and sizes?
Real market examples demonstrate the rental range across Binh Duong's property segments as of September 2025.
1. **45-square-meter 1-bedroom apartment in Thuan An**: 12-14 million VND monthly, typically featuring modern amenities and parking, attracting young professionals and couples.2. **70-square-meter 2-bedroom apartment in Thu Dau Mot**: 15-16 million VND monthly, often including balcony and upgraded finishes, popular with small families and expatriate managers.3. **85-square-meter 3-bedroom apartment in Di An**: 18-20 million VND monthly, usually offering premium locations near industrial parks with full furnishing options.4. **150-square-meter 3-bedroom townhouse in Thu Dau Mot**: 20-30 million VND monthly, featuring private parking, small garden areas, and family-oriented layouts.5. **350-450 square-meter premium villa in New City/central areas**: 40-70 million VND monthly, including luxury amenities, extensive outdoor space, and executive-level finishes.These examples reflect current market conditions with standard lease terms, full furnishing, and proximity to major employment centers driving premium pricing across all categories.
Who are the main renter profiles and what are their preferences?
Binh Duong's rental market serves four distinct tenant segments with specific preferences and requirements.
Industrial workers represent the largest segment, typically seeking small apartments from studio to 2-bedroom units close to factory locations. This group prioritizes affordability, transportation access, and basic amenities over luxury features.
Expatriate managers and technical specialists prefer 2-3 bedroom apartments with serviced options, security features, and proximity to business hubs. They're willing to pay premium rates for modern amenities including pools, gyms, and international-standard furnishing.
Local families gravitate toward townhouses and villas, seeking green spaces, parking, security, and child-friendly environments. This segment values long-term stability and often negotiates extended lease arrangements.
Corporate and business tenants require premium units for short-term executive housing, focusing on location convenience, full furnishing, and professional management services. They typically have flexible budgets but demanding service expectations.
Current preferences across all segments trend toward 3-bedroom configurations in new developments, with security, swimming pools, gyms, and comprehensive furnishing packages becoming standard expectations rather than luxury features.
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What are the current vacancy rates by property type and area?
Vacancy rates in Binh Duong vary significantly by property type, location, and quality standards as of September 2025.
Apartment vacancy rates range from 10-20% province-wide, with highest vacancies affecting older buildings and less central locations. Premium apartment developments in central areas maintain vacancy rates below 10% due to consistent demand from industrial workers and expatriate tenants.
Townhouses and villas experience varied vacancy patterns, with quality units in desirable locations achieving strong occupancy while older or rural properties may face 20-30% vacancy rates. Family-oriented properties near good schools and amenities typically outperform the broader market.
Central areas including Thu Dau Mot and Binh Duong New City consistently maintain 80-90% occupancy rates across property types. These locations benefit from employment concentration, transportation infrastructure, and amenity availability.
Industrial park proximity remains the strongest occupancy predictor, with properties within 15 minutes of major factories experiencing minimal vacancy regardless of age or specifications. This pattern reflects the province's economic foundation and primary tenant base.
Seasonal patterns show lower vacancy during industrial hiring periods (typically early and mid-year), while holiday periods and economic uncertainties can temporarily increase available inventory in secondary locations.
What are the average yields and how do they break down by property category?
Binh Duong delivers Vietnam's highest rental yields, averaging 4.7% across all property types with premium segments reaching 6-7.5%.
Apartments generate the strongest yields, with 1-bedroom units achieving 6-7.5% gross returns and larger 3-bedroom units producing 4.7-6% yields. Smaller units benefit from higher rent-per-square-meter ratios and consistent demand from industrial workers.
Townhouses typically yield 4-5.5% gross returns, with newer properties in central locations achieving higher performance. The landed property premium and family tenant stability offset lower per-square-meter rental rates.
Premium villas produce 3.8-5% yields, reflecting higher purchase prices relative to rental income. However, this segment offers appreciation potential and targets the executive market willing to pay premium rates for luxury accommodation.
Geographic yield variations show central locations (Thu Dau Mot, Di An, Thuan An) achieving 5-7.5% yields, while suburban areas produce 4-5.5% returns. Industrial park proximity directly correlates with yield performance across all property categories.
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How have rents and yields changed compared to five years ago and last year?
Binh Duong's rental market has experienced dramatic growth since 2020, with fundamental shifts in both pricing and yield structures.
Since 2020, property purchase prices have increased approximately 700% while rental rates have risen 40-60%, creating a complex yield environment. Despite significant price appreciation, yields have remained attractive due to moderate purchase costs during the early growth phase and sustained rental demand growth.
Compared to 2024, rental rates have increased 5-8% across most property categories, while yields have remained relatively stable at 4.7-6% for prime apartment developments. This stability reflects balanced supply and demand dynamics despite continued price appreciation.
The yield compression from earlier periods (when yields reached 8-10%) to current levels (4.7-7.5%) represents market maturation rather than fundamental weakness. Industrial expansion and foreign direct investment have sustained rental demand even as property values have appreciated significantly.
Year-over-year comparisons show rental growth has outpaced general inflation, indicating real purchasing power gains for property owners. This trend reflects Binh Duong's transformation from emerging market to established industrial center.
Market fundamentals suggest current yield levels represent sustainable long-term performance rather than peak conditions, as underlying economic drivers continue strengthening throughout the province.
What's the forecast for rental prices and yields, and how does Binh Duong compare with other cities?
Binh Duong's rental market outlook remains exceptionally strong through 2035, with projected growth outpacing major Vietnamese cities.
One-year forecasts predict 5-9% rental increases as urban population growth and industrial demand continue outpacing new supply additions. Yields are expected to remain stable around current levels due to balanced market fundamentals.
Five-year projections show urban rents rising an additional 15-25%, particularly in central districts benefiting from continued industrial expansion. Suburban rental growth may moderate to 8-15% as new housing developments increase supply in peripheral areas.
Ten-year outlook positions Binh Duong's yields at 4.7%+ to remain Vietnam's highest, significantly above Ho Chi Minh City (3.6%) and Hanoi (3.7%). Massive industrial expansion and sustained foreign direct investment inflows support this premium positioning absent major policy changes.
Comparative analysis shows Binh Duong's yield advantage stems from lower property acquisition costs relative to income generation, while major cities face yield compression from speculative price appreciation exceeding rental growth rates.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Binh Duong's rental market offers exceptional opportunities for property investors, with yields of 4.7-7.5% that significantly outperform Vietnam's major cities.
The combination of industrial growth, expatriate demand, and limited quality supply creates a compelling investment environment for both immediate income and long-term appreciation potential.
Sources
- Vietnam.vn - Apartment Rental Yields
- BambooRoutes - Binh Duong Property Market
- BambooRoutes - Real Estate Market Analysis
- Fazwaz - Condo Rental Listings
- Phat Dat Real Estate - Market Report
- BambooRoutes - Market Forecasts
- Chambers Practice Guides - Vietnam Real Estate
- The Investor - Market Growth Analysis
- Vietnam Plus - Industrial Park Development
- Global Property Guide - Price History
-Complete Guide to the Property Buying Process in Binh Duong
-Property Taxes and Fees in Binh Duong: Complete Breakdown
-Should You Buy Property in Binh Duong? Investment Analysis
-How to Buy a House in Binh Duong: Step-by-Step Guide
-Binh Duong Real Estate Market Outlook and Forecasts
-Average Price per Square Meter in Binh Duong