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Can Tho's rental market offers affordable entry points for both tenants and investors, with monthly rents ranging from $106 for basic apartments to over $700 for luxury villas as of September 2025.
The Mekong Delta's largest city has experienced significant rental growth, with some districts seeing increases of up to 20% year-on-year, driven by infrastructure development and the expanding student population from Can Tho University.
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Can Tho rental prices vary significantly by location, with city center apartments commanding $204/month for one-bedroom units while suburban areas offer similar properties for $122/month.
Total monthly costs including utilities and services typically add $50-80 to base rent, with yields ranging from 3-4% for residential properties.
| Property Type | Average Monthly Rent (USD) | Typical Size (m²) |
|---|---|---|
| Studio/1-bed apartment (suburbs) | $106-$176 | 30-40 |
| 1-bed apartment (city center) | $204 | 35-45 |
| 2-bed apartment (city center) | $250-$300 | 50-60 |
| Townhouse | $250-$400 | 60-100 |
| Detached house | $350-$600 | 90-160 |
| Villa (luxury) | $700+ | 120+ |
| Commercial unit | $250-$450 | varies |
What are the current average rents for different property types in Can Tho?
As of September 2025, Can Tho's rental market shows clear price segmentation across different property types.
One-bedroom apartments in the city center average $204 per month, while similar units in suburban areas cost around $122 per month. Studio and one-bedroom social housing apartments range from $106 in the suburbs to $176 in central locations.
Two-bedroom apartments in the city center typically rent for $250-$300 monthly, reflecting the growing demand from families and young professionals. Townhouses command $250-$400 per month depending on the district and size, making them attractive for families seeking more space.
Detached houses in central and upscale areas range from $350-$600 monthly, while luxury villas start at $700 and can exceed $1,000 for waterfront properties with premium features.
Commercial units including small shops and offices rent for $250-$450 per month near main thoroughfares, with premium locations commanding higher rates.
How do rental prices vary between different districts and neighborhoods?
Ninh Kieu district commands the highest rental rates as Can Tho's central business and administrative hub.
This riverside district attracts students from Can Tho University and working professionals who value proximity to amenities, government offices, and the iconic floating markets. Properties here command premium rates due to the riverfront location and established infrastructure.
Cai Rang district has emerged as the fastest-growing rental market, with prices increasing most rapidly due to strong new development and improved infrastructure. The district benefits from its strategic location and ongoing urbanization projects.
An Khanh and An Binh districts are experiencing high growth rates as they undergo rapid urbanization. These areas offer a balance between accessibility and affordability, making them popular with both tenants and investors.
Binh Thuy, O Mon, and Thoi Lai districts provide more affordable suburban options, appealing to families and long-term investors seeking lower entry costs and quieter residential environments.
What is the typical rent per square meter across different property sizes?
Can Tho's rental market shows distinct pricing tiers based on property category and location.
Social housing apartments average VND 15.8 million per square meter (approximately $620/m²) for purchase, translating to monthly rents of $5-7 per square meter. Commercial apartments command higher rates at VND 18-22 million per square meter ($700-$870/m²) for purchase, with monthly rents reaching $8-10 per square meter.
The overall residential market shows average asking prices of $3,202 per square meter, with monthly rental rates typically ranging from $5-10 per square meter depending on the property's age, condition, and location.
Premium properties in central districts or with riverfront views can command rates above $12 per square meter monthly. Older properties in suburban areas may rent for as low as $3-4 per square meter.
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What are the total monthly costs including service fees, taxes, and maintenance?
The total monthly housing cost in Can Tho extends well beyond the base rental price when factoring in additional fees and utilities.
| Cost Component | Monthly Amount (USD) | Notes |
|---|---|---|
| Base rent (1-bed center) | $204 | Starting point |
| Service charges | $20-$30 | Security, amenities |
| Utilities | $30-$46 | Water, electricity, internet |
| Maintenance fees | $4-$6 | 2% of monthly rent |
| VAT (if applicable) | $20 | 10% on commercial leases |
| Total monthly cost | $258-$306 | All-inclusive estimate |
For a typical one-bedroom apartment in the city center, tenants should budget approximately $263 per month total, including $204 for rent, $24 for building services, and $35 for utilities, excluding any tenancy taxes.
VAT at 10% typically applies to commercial properties and may be built into the rental rate. Registration fees of 0.5% of property value apply to property sales, not leases.
How would mortgage payments affect my cash flow as an investor?
Vietnamese mortgage rates averaged 5.9% in 2025, making property investment financing relatively accessible for qualified buyers.
For a typical $120,000 apartment purchase with 20% down payment, a 30-year mortgage at 5.9% would result in monthly payments of approximately $569. Additional property taxes and management fees could add $20-50 monthly.
Comparing this to rental income, a property generating $300 monthly rent would produce negative cash flow of $269-319 before considering vacancy, repairs, and other investment costs. This demonstrates why many Can Tho investors focus on cash purchases or seek properties with higher rental yields.
The mortgage payment represents nearly double the potential rental income in many cases, making highly leveraged investments challenging in the current market environment.
Investors should consider shorter loan terms or larger down payments to improve cash flow, or focus on commercial properties that may command higher rents relative to purchase prices.
Can you provide specific rental price examples for each property category?
Real rental examples from Can Tho's market demonstrate the wide range of available options across different property types and price points.
Studio and one-bedroom social housing apartments typically rent for $106-176 monthly in 30-40 square meter units, making them popular with students and single professionals. Two-bedroom apartments in central areas command $250-300 for 50-60 square meter units.
Townhouses in suburban areas start at $250 monthly for 60-80 square meter properties, while larger units in better locations can reach $400. These properties appeal to families seeking more space and privacy.
Detached houses ranging from 90-160 square meters rent for $350-600 monthly depending on location and amenities. Premium properties in central or upscale neighborhoods command the higher end of this range.
Luxury villas exceeding 120 square meters start at $700 monthly, with waterfront or exceptionally well-appointed properties exceeding $1,000. Commercial units including offices and retail spaces rent for $250-450 monthly near main commercial areas.
What tenant profiles typically rent in Can Tho and what do they pay?
Can Tho's rental market serves diverse tenant segments, each with distinct preferences and budgets.
Students represent the largest tenant group, driven by Can Tho University's massive enrollment growth. They typically seek affordable, walkable apartments near campus, budgeting $130-200 monthly for shared or modest individual accommodations.
Local professionals including government workers, bank employees, and small business owners typically pay $180-350 monthly for upgraded units with modern amenities and better locations. This group values convenience and professional appearance.
Industrial workers often favor suburban rentals or shared housing arrangements, typically spending below $150 monthly. They prioritize affordability and proximity to industrial zones and factories.
The small but growing expat community willingly pays premiums of $200-400 monthly for modern amenities, security features, and proximity to international businesses or the scenic riverfront areas.
Families typically seek detached houses or suburban townhouses, budgeting $250-600 monthly depending on size requirements and preferred neighborhoods.
What are the current vacancy rates by property type and location?
Can Tho's rental market shows varying vacancy rates depending on property type, location, and target tenant segment.
Short-term rental data indicates median Airbnb occupancy rates of just 17% monthly, though the best-performing units achieve 31-50% occupancy, particularly during peak tourist seasons and in areas near major attractions.
Traditional residential rentals show more stability, with entry-level and older units experiencing vacancy rates above 15-20% in non-central neighborhoods due to increased competition from new developments.
Student and expat-focused areas maintain lower vacancy rates due to constant demand from Can Tho University's growing enrollment and the steady influx of international professionals and teachers.
The highest vacancy rates affect older properties in peripheral areas where new construction has created oversupply, while well-located modern properties maintain consistent occupancy.
Commercial properties near main thoroughfares and business districts generally maintain steady occupancy, though rates vary significantly based on foot traffic and accessibility.
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What rental yields can investors realistically expect from different property types?
Can Tho's rental market delivers gross yields ranging from 3-4% for most residential properties, placing it competitively within Vietnam's secondary city markets.
Standard apartments and houses typically generate yields at the lower end of this range, around 3-3.5%, due to the relationship between purchase prices and achievable rental rates. Budget rental properties serving local workers may yield slightly higher returns due to stable demand from the local workforce.
Short-term rental properties show potential for higher yields if managed effectively, with median Airbnb earnings of $138 monthly and top-performing units generating $453 monthly. However, the 17% median occupancy rate demonstrates the challenges of maximizing these returns.
Commercial properties may offer different yield profiles depending on location and tenant type, though specific data varies widely based on the business type and lease terms.
These yields compare favorably to Vietnam's national average of 3.2% in Q1 2025, and compete well with major cities like Ho Chi Minh City and Hanoi, which range from 2.9-3.5%.
How have rental prices and yields changed over the past year and five years?
Can Tho's rental market has experienced significant growth over both short and long-term periods, reflecting the city's rapid development and increasing economic importance.
Year-on-year increases from 2024 to 2025 have ranged from 3-20% depending on the specific area and property type. The highest growth rates have occurred in developing districts with new infrastructure projects and improved connectivity.
The five-year picture shows even more dramatic changes, with property prices doubling or tripling in many areas. Central districts like An Khanh, An Binh, and Hung Loi have seen price increases of 100-200% since 2020, driven by urbanization and infrastructure development.
Rental yields have remained relatively stable with a slight dip as new supply enters the market. The increase in available properties has helped moderate yield compression despite rising property values.
This growth trajectory reflects Can Tho's transformation from a regional center to a significant economic hub in the Mekong Delta, with continued population growth and infrastructure investment driving demand.
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We did some research and made this infographic to help you quickly compare rental yields of the major cities in Vietnam versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What is the forecast for rental demand and pricing over the next decade?
Can Tho's rental market outlook appears positive for the next decade, supported by several demographic and economic trends.
Over the next year, continued growth is expected with rents likely increasing 5-10% while yields remain stable. New infrastructure projects and improved connectivity will particularly benefit districts currently under development.
The five-year outlook shows sustained demand driven by ongoing urbanization and project completions. Rental prices are expected to continue climbing as the city attracts more residents and businesses, while yields should stabilize as additional supply comes online.
The ten-year forecast suggests market maturation with satellite districts and suburban areas potentially outperforming the city center for growth. Vietnam's urban population is projected to reach 45% by 2030, creating sustained rental demand in secondary cities like Can Tho.
Government infrastructure investments, including transportation and utility improvements, should support continued rental market strength throughout the decade.
This sustained growth trajectory makes Can Tho attractive for long-term rental property investors seeking exposure to Vietnam's urbanization trend.
How do Can Tho's rental returns compare with other similar Vietnamese cities?
Can Tho's rental market performance positions it competitively among Vietnam's secondary cities while offering distinct advantages over major metropolitan areas.
Rental rates per square meter in Can Tho remain lower than Ho Chi Minh City and Hanoi but higher than most other provincial cities, reflecting its status as the Mekong Delta's primary urban center.
Yields of 3-4% compare favorably to Da Nang's 2.3-3.5% range and substantially exceed returns available in Vietnam's tier-1 cities. This yield advantage reflects Can Tho's lower property acquisition costs relative to rental income potential.
Affordability represents a key competitive advantage, with both monthly rents and property purchase prices remaining well below national averages for tier-1 cities. This makes Can Tho accessible to a broader range of tenants and investors.
Growth rates in Can Tho have outpaced other southern tier-2 cities due to concentrated infrastructure investment and economic expansion, suggesting continued outperformance potential.
The combination of moderate yields, strong growth prospects, and affordable entry costs makes Can Tho attractive for investors seeking exposure to Vietnam's secondary city growth story.
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.
Can Tho's rental market presents compelling opportunities for both tenants seeking affordable housing and investors looking for steady returns in Vietnam's growing secondary cities.
The combination of student-driven demand, infrastructure development, and moderate yields creates a stable foundation for long-term rental market growth.
It's something we develop in our Vietnam property pack.
Sources
- Vietnam Real Estate - Can Tho Property
- BambooRoutes - Can Tho Price Forecasts
- BambooRoutes - Can Tho Property Market
- Yahoo Finance - Mortgage Rates
- Fortune - Current Mortgage Rates
- AirROI - Can Tho Rental Data
- Global Property Guide - Vietnam Price History
- BambooRoutes - Can Tho Real Estate Forecasts