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Vietnam's rental market shows significant variation across major cities, with Ho Chi Minh City leading rent prices followed by Hanoi and Da Nang. As of September 2025, average rent prices range from $200 to over $5,000 monthly depending on property type and location. Central districts command premium prices while suburban areas offer more affordable options for tenants.
If you want to go deeper, you can check our pack of documents related to the real estate market in Vietnam, based on reliable facts and data, not opinions or rumors.
Rental yields in Vietnam averaged 3.26% nationwide in 2025, down from 3.91% in 2024, while property prices increased 59% over five years but rents only rose 10-15%.
Short-term rentals can generate higher returns but face occupancy challenges, while long-term leases provide stability with lower per-month income for landlords.
| City | 1BR Apartment (Central) | 1BR Apartment (Suburban) | Average Rental Yield |
|---|---|---|---|
| Ho Chi Minh City | $600-$1,200 | $300-$500 | 3.8-4.0% |
| Hanoi | $500-$900 | $250-$450 | 3.2-3.5% |
| Da Nang | $400-$700 | $200-$350 | 3.0-3.3% |
| National Average | N/A | N/A | 3.26% |
What's the current average rent across the main cities in Vietnam?
Ho Chi Minh City leads Vietnam's rental market with the highest average rents across all property categories.
In Ho Chi Minh City, non-central one-bedroom apartments range from $300 to $500 monthly, while central and modern units command $600 to $1,200. Two to three-bedroom apartments typically rent for $700 to $1,700 monthly. Whole houses average 9 to 10.5 million VND ($370 to $430) for 75 to 90 square meters, while serviced apartments cost 5.5 to 10.5 million VND ($225 to $430) for 25 to 45 square meters.
Hanoi follows as the second most expensive rental market with non-central one-bedroom apartments priced at $250 to $450 monthly. Central one-bedroom units range from $500 to $900, while two to three-bedroom apartments cost $600 to $1,500. Houses in Hanoi range from 12 to 45 million VND ($490 to $1,830) for 50 to 80 square meters, with private houses costing 11 to 32 million VND ($450 to $1,300) for 60 to 80 square meters.
Da Nang offers the most affordable rental prices among major Vietnamese cities, with non-central one-bedroom apartments starting at $200 to $350 monthly. Central one-bedroom units cost $400 to $700, while two to three-bedroom apartments range from $500 to $1,200. Private houses in Da Nang cost 5 to 25 million VND ($200 to $1,020) depending on location, while apartments range from 6 to 22 million VND ($245 to $900) for 40 to 80 square meters.
Villas and luxury properties across all three cities typically exceed $2,000 monthly, with premium units reaching $5,000 or more in central locations.
How do rents differ between apartments, houses, serviced residences, and villas?
Property type significantly impacts rental pricing in Vietnam, with serviced residences and villas commanding the highest rates per square meter.
| Property Type | Central District (USD/month) | Suburban (USD/month) | Per sqm (USD) |
|---|---|---|---|
| Apartment (1BR) | 400-1,200 | 200-500 | 10-25 |
| Serviced Residence | 600-2,000+ | 250-700 | 20-40 |
| House (whole unit) | 1,000-2,500 | 300-900 | 10-15 |
| Villa/Luxury | 2,500-5,000 | 1,200-2,500 | 25-50 |
What is the breakdown of rent levels depending on location, from central districts to suburban areas?
Location remains the primary factor determining rental prices in Vietnamese cities, with central districts commanding substantial premiums over suburban areas.
Central districts such as District 1 in Ho Chi Minh City, Tay Ho and Hai Ba Trung in Hanoi typically charge 30% to 100% more than suburban and outlying districts. This premium reflects higher demand from expatriates, better amenities, and proximity to business centers.
The premium pricing in central areas stems from concentrated demand from professionals, expatriates, and affluent locals who prioritize convenience and prestige. These districts offer superior infrastructure, international dining options, shopping centers, and easier access to transportation hubs.
Suburban areas attract families, students, and cost-conscious tenants seeking larger living spaces at lower prices. These locations often provide better value for money in terms of space per dollar spent, though they require longer commute times to city centers.
Mid-tier districts positioned between central and suburban areas typically price 15% to 40% above suburban rates while remaining 20% to 60% below central district pricing, offering a compromise between location and affordability.
How does surface size impact total rent prices, and what are the common ranges per square meter?
Surface area directly correlates with total rental costs in Vietnam, though per-square-meter rates vary significantly by property type and location.
Most Vietnamese apartments range from 25 to 100 square meters, with typical pricing between $10 to $30 per square meter monthly depending on location and property grade. Serviced apartments command higher per-square-meter rates due to included amenities and furnishing.
In Hanoi, serviced apartments average approximately $24.90 per square meter quarterly as of Q1 2025, while Grade A properties in Ho Chi Minh City reach $42 per square meter monthly. Standard residential apartments typically cost $10 to $20 per square meter in suburban areas and $15 to $30 per square meter in central districts.
Larger units often benefit from slightly lower per-square-meter rates as landlords incentivize tenants to rent more space. However, total monthly costs increase proportionally with size, making smaller units more accessible to budget-conscious renters.
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What are the typical additional costs for renters, including maintenance fees, utilities, and management charges?
Renters in Vietnam face substantial additional costs beyond base rent that can add $50 to $150 monthly to housing expenses for a typical one-bedroom apartment.
Management and maintenance fees range from 8,000 to 20,000 VND per square meter monthly ($0.35 to $0.85), with luxury buildings charging up to $1 per square meter monthly. These fees cover common area maintenance, security services, and building management.
Utility costs vary significantly based on usage and property type. Electricity typically costs $20 to $85 monthly, water ranges from $2 to $6, gas costs $10 to $20, and internet services range from $8 to $20 monthly. Air conditioning usage during hot seasons can substantially increase electricity bills.
Parking fees add $4 to $13 monthly for motorbikes and $20 to $65 monthly for cars, depending on building grade and location. Additional services such as cleaning, enhanced internet packages, and waste management can add $1 to $16 monthly.
These additional costs represent approximately 15% to 25% of base rent for most properties, making them significant factors in total housing budgets that tenants must consider when evaluating rental options.
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How do property taxes, mortgage payments, and ownership costs affect overall rental profitability for investors?
Property ownership costs significantly impact rental profitability in Vietnam, with various taxes and fees reducing net returns for investors.
Rental income tax stands at 5% plus 5% VAT for individual property owners, effectively creating a 10% tax burden on gross rental income. Land and property taxes range from 0.03% for residential properties to 0.15% for non-residential properties annually, calculated on property value.
Transfer taxes on property sales cost 2% of transaction value, though proposed changes could increase capital gains taxes to 20% on profits rather than the current 2% on total value. These potential changes create uncertainty for investors planning exit strategies.
Mortgage availability for foreigners remains limited, with local interest rates averaging 9% to 10% APR in 2025. High borrowing costs significantly reduce cash flow for leveraged investments, making cash purchases more attractive for foreign investors.
Combined with management fees, maintenance costs, and vacancy periods, these ownership expenses can reduce gross rental yields by 2% to 4%, transforming a 4% gross yield into a 0% to 2% net return for investors.
What are the rental price examples today for each type of property in key markets like Ho Chi Minh City, Hanoi, and Da Nang?
| City | Apartment (1BR) | Serviced (1BR) | House (3BR) | Villa/Luxury |
|---|---|---|---|---|
| Ho Chi Minh City | $400-1,200 | $700-2,000 | $950-2,500 | $2,200-5,000+ |
| Hanoi | $350-900 | $650-1,800 | $1,200-2,500 | $1,800-4,500+ |
| Da Nang | $250-700 | $400-1,000 | $700-2,000 | $1,500-3,000 |
What are the differences in rental potential between short-term and long-term leases, and which option is smarter right now?
Short-term and long-term rentals offer distinct advantages and challenges for property investors in Vietnam's current market.
Long-term leases, typically 12-month agreements, provide stability and consistent cash flow with occupancy rates reaching 85% for Grade A serviced apartments in Ho Chi Minh City. These arrangements require minimal active management and offer predictable monthly income streams.
Short-term rentals through platforms like Airbnb can generate significantly higher per-night returns, with median nightly rates of $43 in Ho Chi Minh City and premium properties achieving $109 or more per night. However, occupancy rates vary dramatically from 35% median to 81% for luxury units, creating income volatility.
Short-term rental success depends heavily on property location, management quality, and seasonal demand fluctuations. Prime locations with professional management can achieve higher annual returns than long-term leases, but require active oversight and marketing efforts.
Regulatory uncertainty surrounding short-term rentals poses additional risks, as government policies could restrict or tax these arrangements more heavily in the future. Most sophisticated investors diversify their portfolios between both strategies to balance risk and return.
Currently, long-term leases offer better risk-adjusted returns for passive investors, while short-term rentals suit active investors willing to manage properties intensively in prime locations.
What do the current tenant profiles look like—locals, expatriates, students, or professionals—and how does that shape rental demand?
Vietnam's rental market shows distinct tenant segmentation that directly influences demand patterns and pricing across different property types and locations.
Urban centers attract expatriates, digital nomads, and high-earning professionals who drive demand for central and high-end properties. This demographic typically seeks furnished apartments, serviced residences, and villas with Western amenities, willing to pay premium prices for convenience and quality.
In Ho Chi Minh City and Da Nang, surging expatriate populations have significantly inflated rental prices, particularly in central districts. This trend has increasingly priced out local residents who migrate to suburban areas seeking affordable housing options.
Students dominate demand in suburban zones and secondary cities, typically seeking shared accommodations and smaller apartments with basic amenities. This demographic prioritizes affordability over luxury features and drives demand for properties under $400 monthly.
Local families and working professionals constitute the largest tenant segment in suburban areas and smaller cities, seeking value-oriented housing with adequate space for families. This group typically avoids premium pricing and focuses on practical features like parking, schools, and transportation access.
The shift toward younger, wealthier, and more international tenant profiles has created a two-tier market where premium properties experience strong demand while mid-range local housing faces increasing competition.
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 are the current vacancy rates by property type and area, and how do they impact returns?
Vacancy rates in Vietnam vary significantly by property type and location, directly impacting investor returns and rental strategies.
Serviced apartments in Ho Chi Minh City maintain strong occupancy at 85% for Grade A properties, reflecting sustained demand from expatriates and business travelers. This high occupancy rate supports stable rental income for investors in premium segments.
Standard apartments in central districts average 80% to 85% occupancy rates, while suburban properties experience slightly lower rates due to increased supply and price sensitivity among local tenants. Villa properties face higher vacancy rates due to limited tenant pools and higher rental costs.
Short-term rental properties show the most variable occupancy, with median rates of 35% in Ho Chi Minh City but luxury units achieving up to 81% occupancy through premium positioning and professional management. Seasonal fluctuations significantly impact these properties throughout the year.
Lower vacancy rates in central, high-end properties justify premium pricing and support investor confidence. Higher vacancy rates in suburban and luxury segments require more competitive pricing and active marketing to maintain acceptable returns.
It's something we develop in our Vietnam property pack.
What are the average rental yields today, and how have they changed compared with one year ago and five years ago?
Vietnamese rental yields have declined significantly over recent years, reflecting rapid property price appreciation that outpaced rental growth.
As of 2025, average gross rental yields across Vietnam stand at 3.26% nationwide, with Ho Chi Minh City apartments achieving 3.8% to 4.0% yields. These figures represent a decline from 3.91% in 2024, continuing a downward trend that began several years ago.
Five-year yield comparisons show dramatic deterioration from the 7% to 7.5% yields achieved in Ho Chi Minh City during 2015-2016. Yields fell to 5% to 6.5% between 2017-2019, then dropped to historic lows of 2.5% to 4% during the pandemic period before stabilizing at current levels.
This yield compression stems from property prices rising nearly 59% over five years (2019-2024) while rents increased only 10% to 15% during the same period. The disconnect between asset appreciation and rental income growth has fundamentally altered investment returns.
Compared to regional markets, Vietnam trails its Southeast Asian peers significantly. Countries like Thailand, Indonesia, Malaysia, and the Philippines maintain yields of 5% to 7% in 2024-2025, making Vietnam less attractive for income-focused investors seeking immediate cash flow returns.
What is the forecast for rents and yields in one year, five years, and ten years, and how do these compare with similar major cities in the region?
Vietnam's rental market faces mixed prospects with modest growth expected in central districts but ongoing yield pressures from rapid property price appreciation.
One-year forecasts indicate rental increases of 5% to 10% in central districts of major cities, driven by continued expatriate demand and limited high-quality supply. Suburban areas may experience slower growth or mild decreases as supply increases and local purchasing power remains constrained.
Five to ten-year outlook suggests gradual continued rental growth with yields expected to stabilize or decrease slightly under regional competitive pressure. Government intervention through speculation taxes or foreign ownership restrictions could alter these trends significantly.
Compared to regional cities like Bangkok, Singapore, and Jakarta, Vietnamese rents and yields remain lower but the gap may narrow as urbanization and foreign investment continue. Vietnam's higher economic growth rate supports rental appreciation potential, though current yields still trail established markets significantly.
Long-term rental growth depends on sustained economic development, continued expatriate influx, and government policies supporting property market stability. Without policy changes to moderate speculation, yields may continue declining as property prices outpace rental growth.
It's something we develop in our Vietnam property pack.
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.
Vietnam's rental market reflects a tale of two segments: premium properties in central districts experiencing strong demand and rising rents, while yields continue declining as property prices outpace rental growth.
Investors must carefully consider the trade-off between capital appreciation and rental income, as current yields of 3.26% nationwide lag significantly behind regional competitors offering 5-7% returns.
Sources
- Expatis - Cost of Living in Vietnam 2025
- Vietnam Teaching Jobs - House Costs in Vietnam
- Global Property Guide - Vietnam Price History
- Nest Living - Cost of Living Hanoi 2025
- Avison Young - Vietnam Real Estate Q1 2025
- Vietnam Teaching Jobs - Apartment Fees in Vietnam
- Vietnam Briefing - Property Tax Regime 2024
- VnExpress - HCMC Apartment Rental Yields
- Vietnam News - Housing Prices Rise 60% in Five Years
- Global Property Guide - Vietnam Rental Yields
-Vietnam Property Buying Process