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Hai Phong's rental market offers attractive opportunities for both landlords and tenants, with average apartment rents ranging from ₫5-18 million monthly for one-bedroom units and ₫7-63 million for three-bedroom apartments as of September 2025.
The city's growing economy, driven by its strategic port location and industrial development, has created steady demand from expatriates, local professionals, and industrial workers. Rental yields in Hai Phong consistently outperform major Vietnamese cities like Hanoi and Ho Chi Minh City, with apartments delivering 3.2-5.0% annual returns compared to Hanoi's 3.7%.
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Hai Phong rental prices vary significantly by location, with central districts commanding ₫70,000+ per square meter monthly while suburban areas range from ₫25,000-45,000 per square meter.
The city offers superior rental yields of 3.2-5.0% compared to Vietnam's major cities, with lower vacancy rates of 3-5% and strong tenant demand from industrial workers and expatriates.
| Property Type | Central Districts Rent | Suburban Districts Rent |
|---|---|---|
| 1-Bedroom Apartment | ₫9,250,000/month | ₫6,333,333/month |
| 3-Bedroom Apartment | ₫26,666,667/month | ₫15,000,000/month |
| Luxury Villa | ₫50-120 million/month | ₫30-60 million/month |
| Commercial Office | ₫70,000-250,000/m²/month | ₫40,000-80,000/m²/month |
| Industrial Warehouse | ₫24,000-77,000/m²/month | ₫20,000-50,000/m²/month |
| Retail Storefront | ₫100,000-300,000/m²/month | ₫50,000-120,000/m²/month |
| Serviced Apartment | ₫12-20 million/month | ₫8-15 million/month |
What are the current average rents in Hai Phong by property type?
Hai Phong's rental market shows clear segmentation between residential apartments, houses, and commercial properties as of September 2025.
Residential apartments in central districts like Hai An, Ngo Quyen, and Hong Bang command average monthly rents of ₫9,250,000 for one-bedroom units, with a range spanning ₫5,000,000 to ₫18,000,000. Three-bedroom apartments in these prime locations average ₫26,666,667 monthly, ranging from ₫7,000,000 to ₫63,000,000 depending on building quality and specific location.
Suburban districts including An Duong and Thuy Nguyen offer more affordable options, with one-bedroom apartments averaging ₫6,333,333 monthly and ranging from ₫3,000,000 to ₫12,000,000. Villas and townhouses in central areas command premium rates, often exceeding ₫50,000,000 to ₫100,000,000 monthly for larger properties with premium amenities.
Commercial properties follow different pricing structures. Industrial and warehouse units rent for $1.06 to $3.40 per square meter monthly (₫24,000 to ₫77,000), while premium office spaces in industrial parks lease for $120 to $170 per square meter over the lease term. Retail storefronts vary significantly based on location and visibility, commanding ₫70,000 to ₫250,000 per square meter monthly for main street and shopping center locations.
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How do rental prices differ across the main districts and neighborhoods?
Hai Phong's rental market demonstrates significant price variations across different districts, reflecting their development levels and proximity to business centers.
| District | Rent per m²/month | Best Suited For |
|---|---|---|
| Central Districts | ₫70,000+ | Expatriates and professionals |
| Suburban Areas | ₫25,000-45,000 | Families and students |
| Thuy Nguyen | ₫30,000+ | Growth-seeking investors |
| Le Chan | ₫50,000+ | Retail and commercial tenants |
| An Duong | ₫20,000-35,000 | Long-term investment |
| Industrial Zones | $1.06-3.40/m²/month | Expatriate industrial workers |
Central districts including Hai An, Ngo Quyen, and Hong Bang represent the premium segment, with rental rates exceeding ₫70,000 per square meter monthly due to their proximity to business districts and established infrastructure. These areas attract expatriates and local professionals seeking convenience and prestige.
Suburban districts like An Duong offer the most affordable options at ₫20,000 to ₫35,000 per square meter monthly, making them attractive for long-term investors and families seeking value. Thuy Nguyen district has emerged as a growth area, commanding ₫30,000+ per square meter as infrastructure development drives demand.
Le Chan district, positioned as a retail and commercial hub, maintains rental rates above ₫50,000 per square meter monthly, reflecting its commercial potential and strategic location.
What is the typical rent per square meter for different property types?
Hai Phong's rental rates per square meter vary significantly based on property type and location, providing clear guidance for investment decisions.
New public apartments in Dong Quoc Binh district experienced dramatic rent increases from ₫31,635 per square meter monthly in early 2025 to ₫72,914 per square meter monthly after 2025, though these rates remain well below Ho Chi Minh City levels. This represents a 131% increase, reflecting strong demand and limited supply in newer developments.
Central district apartments typically command ₫70,000+ per square meter monthly, while suburban areas range from ₙ25,000 to ₫45,000 per square meter. Premium villas and townhouses in central locations often exceed ₫100,000 per square meter monthly when considering their larger sizes and luxury amenities.
Commercial properties show different patterns, with industrial warehouse space renting for ₫24,000 to ₫77,000 per square meter monthly ($1.06 to $3.40). Retail storefronts command premium rates of ₫70,000 to ₫250,000 per square meter monthly in prime locations, reflecting their revenue-generating potential.
Office spaces in industrial parks lease for $120 to $170 per square meter over the lease term, making them attractive for businesses establishing operations in Hai Phong's growing industrial sector.
What is the total monthly cost for a landlord including all fees and charges?
Landlords in Hai Phong face several mandatory costs beyond basic rental income that significantly impact net returns.
Tax obligations include 5% VAT plus 5% Personal Income Tax (PIT) on rental income, with additional business license taxes required for larger property portfolios. These taxes alone reduce gross rental income by approximately 10% for most landlords.
Maintenance costs typically range from 1-2% of property value annually for apartments, with houses requiring higher maintenance budgets due to their complexity and exposure to weather. Property management fees for serviced apartments range from 5-10% of gross rent, depending on the level of services provided to tenants.
Property taxes remain relatively low in Vietnam, with annual land use and residential taxes representing less than 1% of rental income in most cases. However, landlords should budget for vacancy allowances, with average vacancy rates of 3-4% for well-managed portfolios and 5-10% for typical apartments and houses.
Additional costs include insurance, building fund contributions, utilities during vacancy periods, legal fees, and licensing costs. Overall, landlords should expect total monthly costs to consume 20-30% of gross rental income, depending on property type and management approach.
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How does mortgage repayment compare to average rental income for investors?
Hai Phong's mortgage market presents challenging dynamics for leveraged property investors as of September 2025.
Average mortgage rates range from 5.5% to 7.9% annually for the first 1-3 years, creating substantial monthly payment obligations. For a typical ₫2 billion apartment with a 20-year mortgage at 6% interest, monthly repayments reach approximately ₫14,300,000.
This mortgage payment significantly exceeds average rental income for similar properties, which ranges from ₫9 million to ₫13 million monthly. The price-to-rent ratio in Hai Phong's city center stands at 11.7, indicating that purchase prices are 11.7 times annual rental income.
Net positive returns only emerge with high rental yields or substantial down payments that reduce monthly mortgage obligations. Investors typically need down payments exceeding 40-50% to achieve positive cash flow from rental income alone.
However, this calculation doesn't include property appreciation, which has averaged 5-15% annually since 2020 in prime districts. Successful investors often rely on a combination of rental income and capital appreciation to achieve attractive total returns, rather than depending solely on rental cash flow.
What are some example rental prices for different property types today?
Current rental prices in Hai Phong reflect the city's diverse property market and tenant demands as of September 2025.
Small one-bedroom apartments in central areas rent for ₫7 million to ₫12 million monthly, making them accessible to young professionals and expatriate workers. Mid-size two-bedroom serviced apartments with amenities command ₫12 million to ₫20 million monthly, appealing to families and executives seeking convenience.
Luxury villas and townhouses represent the premium segment, with monthly rents ranging from ₫50 million to ₫120 million for properties in central locations. These properties typically feature gardens, parking, and high-end finishes that justify their premium pricing.
Commercial properties show different pricing patterns. Prime office and retail spaces rent for ₫70,000 to ₫250,000 per square meter monthly, depending on location and foot traffic. Industrial and warehouse facilities offer more affordable options at ₫24,000 to ₫77,000 per square meter monthly.
Serviced apartments with housekeeping, security, and utility management typically add 20-30% premiums to basic rental rates, reflecting the convenience they provide to busy professionals and short-term residents.
What kinds of tenants are most common in Hai Phong?
Hai Phong's tenant profile reflects its role as a major industrial and port city, attracting diverse demographic groups with varying rental needs.
Expatriates working in industrial parks and the port zone represent a significant tenant segment, typically seeking serviced apartments and modern housing with international standards. These tenants often work for multinational companies and accept premium rents for convenience and quality.
Local families and commuters form another major group, preferring suburban flats and townhouses that offer good value and proximity to schools and local amenities. Industrial workers, both domestic and international, seek budget apartments near industrial estates, prioritizing affordability and transportation access.
Students represent a growing segment, typically sharing flats in affordable districts and seeking proximity to educational institutions. Local professionals working in Hai Phong's central business district prefer high-rise apartments and modern developments that reflect their career success.
The tenant mix varies significantly by district, with central areas attracting professionals and expatriates, while suburban areas appeal more to families and students seeking affordable housing options.
What are the average vacancy rates for different property types and areas?
Hai Phong maintains relatively low vacancy rates compared to other major Vietnamese cities, reflecting strong rental demand across property types.
| Property Type | Vacancy Rate | Management Quality Impact |
|---|---|---|
| Prime Apartments | 3-5% | Professional management required |
| Mid-Market Flats | Up to 10% | Varies by location and standard |
| Industrial Housing | 2-4% | High demand near industrial zones |
| Luxury Villas | 5-8% | Limited tenant pool |
| Commercial Spaces | 4-7% | Business cycle dependent |
Prime apartments and professionally-managed Grade A/B projects maintain vacancy rates of 3-5%, reflecting strong demand from quality tenants. These properties benefit from professional marketing and tenant screening processes that ensure consistent occupancy.
Mid-market flats experience higher vacancy rates of up to 10%, depending on their location and management standards. Properties in less desirable areas or those lacking proper maintenance tend to struggle with tenant retention.
Industrial housing near major employment centers maintains particularly low vacancy rates of 2-4%, driven by consistent demand from workers in Hai Phong's expanding manufacturing sector. This segment offers reliable rental income for investors focusing on workforce housing.
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How do rental yields break down for apartments, houses, and commercial properties?
Hai Phong delivers attractive rental yields that consistently outperform Vietnam's major cities, making it an appealing investment destination.
Apartments generate rental yields ranging from 3.22% to 5.02%, significantly higher than Hanoi's average of 3.7% and Ho Chi Minh City's range of 3-4.5%. This superior performance reflects Hai Phong's lower purchase prices relative to rental income potential.
Townhouses and villas deliver yields of 4-5%, benefiting from strong demand from expatriate families and local professionals seeking premium housing. These properties often command rent premiums that justify their higher purchase prices.
Commercial and industrial properties offer comparable or slightly higher yields, particularly in growth areas where infrastructure development drives demand. Warehouse and industrial facilities benefit from Hai Phong's expanding manufacturing sector and port activities.
The yield advantage in Hai Phong stems from its combination of moderate purchase prices and strong rental demand driven by economic growth and industrial expansion. Investors can achieve attractive returns while benefiting from potential capital appreciation as the city continues developing.
How have rents and yields changed over the past five years compared to one year ago?
Hai Phong's rental market has experienced steady growth over the past five years, with acceleration in recent periods reflecting the city's economic expansion.
Rental rates have increased 5-15% since 2020, with the fastest growth occurring in central districts and new developments. This growth reflects increasing demand from industrial workers, expatriates, and local professionals attracted by employment opportunities in the expanding economy.
Rental yields have remained stable or shown slight increases, indicating that rental growth has kept pace with property price appreciation. Hai Phong's yields now consistently outperform Hanoi, representing a significant shift in Vietnam's regional investment dynamics.
Compared to one year ago, apartment prices increased approximately 5% in Q2 2024, while rental yields remained stable or improved slightly. This indicates healthy market fundamentals where rental demand supports property price growth without yield compression.
The consistent yield performance distinguishes Hai Phong from markets like Ho Chi Minh City and Hanoi, where rapid price appreciation has compressed yields. Hai Phong's balanced growth creates sustainable investment opportunities for both income-focused and appreciation-seeking investors.
What are the forecasts for rents and yields in Hai Phong over the next one, five, and ten years?
Hai Phong's rental market outlook remains positive across all time horizons, supported by continued economic growth and infrastructure development.
1. **One-year forecast (2026):** Rental rates are expected to increase 3-7% amid strong demand and infrastructure improvements. Yields should remain stable or improve slightly as rental growth matches or exceeds property price appreciation.2. **Five-year forecast (2025-2030):** Continued appreciation is expected in prime districts, with possible yield compression as property prices rise. However, ongoing economic expansion should support rental demand and maintain attractive investment returns.3. **Ten-year forecast (2025-2035):** Further urbanization and port/logistics expansion will likely drive sustained rent increases and growing appeal for both investors and expatriates. The city's strategic position should support long-term rental market strength.4. **Supply considerations:** Expected increases in high-end and serviced apartments, particularly in Thuy Nguyen and Le Chan districts, may moderate rent growth in some segments while improving overall market quality.5. **Infrastructure impact:** Major infrastructure projects including port expansion and transportation improvements should create new rental demand centers and support market growth across multiple districts.The long-term outlook reflects Hai Phong's transformation into a major economic center, with rental market growth supported by industrial expansion, urbanization, and improving connectivity to other major Vietnamese cities.
How do Hai Phong's rents, yields, and investment opportunities compare to other major Vietnamese cities?
Hai Phong offers compelling advantages compared to Vietnam's other major cities, particularly for yield-focused investors seeking value and growth potential.
| City | Average Apartment Price (VND/m²) | Rental Yield Range | Vacancy Rate |
|---|---|---|---|
| Hai Phong | 45,000,000 (center) | 3.2-5.0% | 3-5% |
| Hanoi | 60-100,000,000 | 3.7% | ~19% |
| Ho Chi Minh City | 65-120,000,000 | 3-4.5% | Variable |
| Da Nang | 30-45,000,000 | 4-5% | Lower |
Hai Phong's rental rates remain below Hanoi and Ho Chi Minh City levels, but the city delivers superior yields and significantly lower vacancy rates. Hanoi's high vacancy rate of approximately 19% contrasts sharply with Hai Phong's 3-5%, indicating stronger rental demand fundamentals.
Da Nang represents Hai Phong's closest price competitor, but Hai Phong offers stronger industrial and foreign direct investment growth drivers that support long-term rental demand. While Da Nang relies heavily on tourism, Hai Phong's diversified economy provides more stable tenant demand.
The combination of moderate purchase prices, strong yields, and low vacancy rates makes Hai Phong particularly attractive for investors seeking steady rental income with appreciation potential. The city's tax and cost structure for landlords also remains more favorable than larger cities.
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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.
Hai Phong's rental market presents compelling opportunities for both investors and tenants, with yields consistently outperforming Vietnam's major cities while offering lower vacancy rates and moderate entry costs.
The city's strategic position as a major port and industrial center, combined with ongoing infrastructure development, supports sustainable rental growth and positions Hai Phong as an attractive alternative to more expensive markets like Hanoi and Ho Chi Minh City.
Sources
- Hai Phong Real Estate Trends
- Hai Phong Price Forecasts
- Numbeo Property Investment Data
- Lao Dong News Real Estate
- KTG Industrial Warehouse Prices
- The Investor Vietnam Real Estate
- Vietnam Briefing Tax Obligations
- PWC Emerging Trends Real Estate
- The Investor Property Market
- Hai Phong Property Investment