Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Everything you need to know before buying real estate is included in our Vietnam Property Pack
Binh Duong province offers Vietnam's highest rental yields, with apartment investments delivering returns between 4.7% and 7.5% annually as of September 2025. This industrial powerhouse attracts thousands of workers and professionals, creating exceptional rental demand that significantly outperforms Ho Chi Minh City and Hanoi markets.
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.
Binh Duong delivers the strongest rental yields in Vietnam, with condos averaging 4.7-7.5% returns versus 3.6% in Ho Chi Minh City and 3.7% in Hanoi.
Prime locations near industrial parks and metro connections in Thu Dau Mot, Di An, and Binh Duong New City offer the highest rental returns and lowest vacancy rates.
| Property Type | Average Rental Yield | Monthly Rent Range (USD) |
|---|---|---|
| 1-2 Bedroom Condos | 5.5-7.5% | $470-$630 |
| 3+ Bedroom Units | 4.7-6% | $710-$790+ |
| Townhouses | 4.5-5.8% | $790+ |
| Commercial Spaces | 5-7% | $800+ |
| Prime Area Premium | +1-2% | +20-30% |
| Suburban Locations | 3.5-4.5% | -15-25% |
What are the current rental yields for different property types in Binh Duong?
Binh Duong apartment rental yields average 4.7% annually as of September 2025, with premium projects achieving 6% to 7.5% returns.
Condos and apartments deliver the strongest performance across all property categories. One-bedroom units typically generate yields between 5.5% and 7.5%, while two-bedroom apartments achieve 5% to 6.8% returns. Three-bedroom units and larger apartments produce slightly lower yields of 4.7% to 6% due to higher purchase prices and more selective tenant demand.
Townhouses and landed properties generally match apartment yields in central locations, though data availability remains limited compared to the condo market. Houses in Thu Dau Mot and Di An achieve yields comparable to nearby apartments, while suburban townhouses often underperform due to oversupply and location disadvantages.
Commercial spaces near industrial parks and business districts deliver competitive returns, often matching or exceeding residential yields. Retail units in high-traffic areas achieve 5% to 7% yields, while office spaces vary significantly based on location and tenant quality.
Short-term rental properties can achieve higher yields during peak periods but require active management and face seasonal vacancy risks.
How do rental yields vary across different neighborhoods in Binh Duong?
Prime urban districts deliver the highest rental yields, with Thu Dau Mot, Di An, Thuan An, and Binh Duong New City leading performance metrics.
Thu Dau Mot city center offers yields between 6% and 7.5% for quality apartments, driven by proximity to government offices, commercial centers, and transport links. Di An district achieves similar returns due to its industrial park concentration and direct access to Ho Chi Minh City via metro connections.
Thuan An benefits from ongoing infrastructure development and industrial expansion, delivering yields in the 5.5% to 6.8% range for well-located properties. Binh Duong New City, with its modern planning and amenities, attracts professionals willing to pay premium rents, supporting yields above 5.8%.
Suburban and peripheral areas experience significantly lower yields, often dropping to 3.5% to 4.5% due to oversupply conditions and limited tenant demand. These locations face longer vacancy periods and reduced rental growth potential compared to central districts.
It's something we develop in our Vietnam property pack.
What impact does property size have on rental yields in Binh Duong?
Smaller units consistently deliver higher rental yields than larger properties across all neighborhoods in Binh Duong province.
| Unit Size | Typical Yield Range | Investment Rationale |
|---|---|---|
| 1-Bedroom (35-50 sqm) | 6-7.5% | High demand from single workers, lower entry cost |
| 2-Bedroom (60-80 sqm) | 5.5-6.8% | Popular with couples and small families |
| 3-Bedroom (90-120 sqm) | 4.7-6% | Limited demand, higher purchase price |
| 4+ Bedroom (120+ sqm) | 4-5.5% | Very selective tenant base, premium market only |
| Studio (25-35 sqm) | 6.5-8% | Budget segment, high turnover risk |
| Penthouse/Villa | 3.5-5% | Luxury market, longer vacancy periods |
What are the total purchase costs affecting net rental yields?
Total acquisition costs typically add 3% to 5% to the base property price, significantly impacting net yield calculations for investors.
Property transfer tax represents the largest additional cost at 2% of the purchase price, paid by the buyer during transaction completion. Legal fees range from 0.5% to 1% depending on transaction complexity and law firm selection. Notary fees add another 0.05% to 0.1% for document authentication and registration.
New construction purchases include 10% VAT, though this cost is often incorporated into the advertised price rather than added separately. Condominium projects typically require a one-time maintenance fee of 2% of the purchase price, sometimes collected upfront during the buying process.
Average apartment prices in Binh Duong reached VND 45-50 million per square meter ($1,765-$2,000) in 2025, meaning total transaction costs range from $53 to $100 per square meter for a typical purchase. Registration fees and miscellaneous administrative costs add smaller amounts but should be budgeted for comprehensive financial planning.
Foreign buyers face additional restrictions and documentation requirements that may increase legal costs and processing timeframes compared to Vietnamese nationals.
Don't lose money on your property in Binh Duong
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
How do financing options and mortgage rates affect rental investment profitability?
Vietnamese mortgage rates declined to 8.5% to 10% annually in 2025, with promotional rates starting at 6.5% to 8% for initial periods.
Local banks offer promotional rates for one to two years before adjusting to market levels, significantly improving early-year cash flow for leveraged investments. The improved rate environment supports higher leverage ratios and enhances overall investment returns for qualified borrowers.
Down payment requirements typically range from 30% to 50% of the purchase price, requiring substantial initial capital commitment. Foreign buyers face additional restrictions and may need higher down payments depending on their residency status and chosen lending institution.
Lower interest rates directly improve rental property cash flow by reducing monthly mortgage payments relative to rental income. Properties that might show negative cash flow at 12% rates can become cash-positive investments at current 8.5% rates, especially for smaller units with higher yields.
Financing availability varies significantly by property type, with established developers and completed projects receiving more favorable terms than off-plan purchases or smaller developments.
What are typical monthly rental rates for different property types?
One-bedroom apartments command monthly rents between VND 12-14 million ($470-$550) across prime locations in Binh Duong.
| Property Type | Monthly Rent (VND) | Monthly Rent (USD) |
|---|---|---|
| 1-Bedroom Condo | 12-14 million | $470-$550 |
| 2-Bedroom Condo | 15-16 million | $590-$630 |
| 3-Bedroom Condo | 18-20 million | $710-$790 |
| Townhouse/Villa | 20+ million | $790+ |
| Commercial Unit | 20+ million | $800+ |
| Serviced Apartment | 25-35 million | $985-$1,375 |
What types of tenants are most common in Binh Duong and what do they seek?
Industrial workers represent the largest tenant segment, seeking affordable housing near manufacturing parks and factories.
Professional expatriates managing factories and industrial operations prefer modern, serviced apartments with security and amenities near major business hubs. These tenants typically require furnished units with flexible lease terms and are willing to pay premium rents for convenience and quality.
Vietnamese professionals relocating from Ho Chi Minh City choose Binh Duong for lower living costs while maintaining access to modern amenities and career opportunities. This growing segment drives demand for family-sized apartments and townhouses in well-connected neighborhoods.
University students and young professionals create steady demand for smaller units and shared accommodation options, particularly near educational institutions and commercial centers. Family units prioritize safety, school proximity, healthcare access, and reliable transportation connections.
Tenants consistently prioritize modern facilities, 24-hour security, convenient locations near work or transport, and flexible lease arrangements. Short-term renters including business travelers and visiting engineers require furnished accommodations with hotel-like services and amenities.
What are the current vacancy rates by property type and location?
Prime area condos and apartments maintain 80% to 90% occupancy rates, translating to vacancy rates between 10% and 20%.
Central districts including Thu Dau Mot, Di An, and Thuan An experience the lowest vacancy rates due to strong industrial employment and limited quality housing supply. Well-managed properties in these areas often achieve occupancy above 85% throughout the year.
Suburban and peripheral developments face significantly higher vacancy rates, sometimes exceeding 20% to 25% due to oversupply conditions and location disadvantages. These areas struggle with longer marketing periods and reduced rental pricing power.
Commercial properties show varied performance based on location and type, with prime retail spaces near industrial parks maintaining high occupancy while newly built office developments may experience higher vacancy during initial lease-up periods.
It's something we develop in our Vietnam property pack.
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 best investment strategies for short-term versus long-term rentals?
Long-term rentals offer more stable returns with lower management complexity, while short-term rentals provide higher potential yields but require active management.
Short-term rental strategies work best near industrial parks, universities, and business districts where visiting professionals and engineers create consistent demand. These properties can achieve yields matching or exceeding long-term alternatives during peak periods but face higher operating costs including cleaning, maintenance, and marketing expenses.
Long-term rental investments provide steady monthly income with established tenant relationships, making them ideal for passive investors seeking predictable cash flow. This strategy works particularly well for smaller apartments targeting the mass-market worker segment.
Mixed-use strategies combining short-term and long-term tenants can optimize returns while managing risk, particularly for larger properties that can accommodate different tenant types. Properties near major transportation hubs benefit from both business travelers and permanent residents.
Serviced apartment formats targeting corporate housing provide premium rates while maintaining longer-term stability compared to traditional short-term rentals.
How have rental prices and yields changed over the past five years and one year?
Binh Duong property prices increased approximately 700% over the past five years while rental yields remained Vietnam's highest at 4.7% to 7.5%.
Five years ago, rental yields averaged 5% to 6% across most property types, compared to current yields ranging from 4.7% to 7.5% in prime projects. This performance significantly outpaced Ho Chi Minh City and Hanoi, where yields declined due to faster price appreciation than rental growth.
Over the past year, yields remained stable to slightly positive as population growth and foreign direct investment inflows sustained rental demand. The market demonstrated resilience compared to other major Vietnamese cities that experienced yield compression.
Rental rates increased moderately across most segments, with premium properties near industrial parks achieving the strongest growth. Price appreciation continued but at a more sustainable pace than the dramatic increases experienced between 2018 and 2022.
The yield stability reflects balanced supply and demand conditions, with new construction meeting but not overwhelming tenant demand from continued industrial expansion and population growth.
What are the forecasts for rental yields over the next one, five, and ten years?
One-year forecasts suggest stable to slightly increasing yields as population growth and foreign investment maintain strong rental demand.
Five-year projections indicate moderate property price growth of 25% to 30% with rental increases likely lagging slightly, potentially compressing yields by 0.5% to 1% from current levels. Central districts should maintain yield premiums over suburban areas as infrastructure development and industrial expansion continue.
Ten-year outlooks remain positive for continued development and value appreciation if urbanization trends and infrastructure investments persist as planned. However, yields may compress slightly as supply catches up with demand and the market matures toward regional standards.
Infrastructure projects including metro extensions and highway improvements should support rental demand and property values throughout the forecast period. Industrial park expansion and foreign investment policies will significantly influence long-term rental market performance.
It's something we develop in our Vietnam property pack.
How does Binh Duong compare to other major Vietnamese cities for rental yields?
Binh Duong delivers Vietnam's highest rental yields, significantly outperforming Ho Chi Minh City, Hanoi, and Da Nang markets.
| City | Average Rental Yield (2025) | Average Price per sqm (USD) |
|---|---|---|
| Binh Duong | 4.7-7.5% | $1,765-$2,000 |
| Ho Chi Minh City | 3.6% | $2,150 |
| Hanoi | 3.7% | $2,385 |
| Da Nang | 3.06-4.25% | $1,800-$2,200 |
| Can Tho | 4.5-5.5% | $1,200-$1,500 |
| Nha Trang | 4-5% | $1,500-$1,800 |
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 stands out as Vietnam's premier rental yield destination, offering investors returns that significantly exceed those available in Ho Chi Minh City, Hanoi, and other major metropolitan areas.
The province's industrial growth, infrastructure development, and strategic location create exceptional rental demand that supports sustainable yields between 4.7% and 7.5% for well-positioned properties.
Sources
- Binh Duong Property Market Analysis - BambooRoutes
- Vietnam News - Binh Duong Rental Yields Highest
- Phat Dat Real Estate - Binh Duong Megacity Era
- Phat Dat IR Newsletter February 2025
- Vietnam Investment Review - Real Estate Capital Trends
- Global Property Guide - Vietnam Buying Guide
- Vietnam Plus - Property Investment Trends
- Global Property Guide - Vietnam Price History
- BambooRoutes - Binh Duong Real Estate Forecasts
- BambooRoutes - Binh Duong Real Estate Market