Get all the data you need about the real estate market in Vietnam
We update this blog post regularly so the figures you see here always reflect the latest available data.
Vietnam has become one of the most talked-about residential markets in Southeast Asia, and for good reason: it combines strong urban demand, a young population, and a growing class of foreign professionals who need to rent.
But not every neighborhood and not every property type works equally well for a landlord, and the gap between the best and worst options is wider than most people expect.
And if you're planning to buy a property in Vietnam, you may want to download our real estate pack about Vietnam.
A quick summary table
| Metric | Value |
|---|---|
| Vietnam neighborhood with best rental yield | My Dinh (studio apartment, 4.5% gross) |
| Vietnam neighborhood with worst rental yield | Thu Thiem (three-bedroom apartment, 2.6% gross) |
| Average gross yield across Vietnam | 3.5% |
| Average net yield across Vietnam | 2.4% |
| Median purchase price in Vietnam | VND 9,300,000,000 |
| Average monthly rent in Vietnam | VND 31,000,000 |
| Average occupancy across Vietnam | 91% |
| Fastest leasing market in Vietnam | Vinhomes Central Park (one-bedroom, 9 days) |
| Slowest leasing market in Vietnam | Thu Thiem (three-bedroom, 27 days) |
| Highest occupancy market in Vietnam | My Dinh studio and Vinhomes Central Park one-bedroom (95%) |
| Best value high-yield segment in Vietnam | My Dinh studio apartments |
| Vietnam yield dispersion (gross) | 2.6% to 4.5% (a 1.9 percentage point spread) |
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Vietnam neighborhoods and property types in 2026 ranked by rental yield
This table ranks the top neighborhoods and property types in Vietnam by gross rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Vietnam.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | My Dinh | Studio apartment | 4.5% | 3.5% | VND 2,800,000,000 | VND 10,500,000 | VND 22,000,000 | 95% | 10 days | Young office workers | Budget stock ages quickly | Top Pick |
| 2 | My Dinh | One-bedroom apartment | 4.0% | 3.1% | VND 3,600,000,000 | VND 12,000,000 | VND 22,000,000 | 94% | 11 days | Young couples near offices | Rent ceiling stays low | Strong Potential |
| 3 | My Dinh | Two-bedroom apartment | 3.3% | 2.5% | VND 5,600,000,000 | VND 15,500,000 | VND 28,000,000 | 92% | 14 days | Value-focused office families | Tenant budgets are price sensitive | Good Potential |
| 4 | My An / An Thuong | Studio apartment | 4.5% | 3.4% | VND 2,900,000,000 | VND 10,800,000 | VND 24,000,000 | 93% | 12 days | Beach-area remote workers | Seasonal demand swings | Strong Potential |
| 5 | My An / An Thuong | One-bedroom apartment | 3.9% | 2.9% | VND 3,800,000,000 | VND 12,200,000 | VND 26,000,000 | 92% | 13 days | Long-stay foreigners by the beach | Beach-zone new supply pressure | Good Potential |
| 6 | My An / An Thuong | Two-bedroom apartment | 3.3% | 2.4% | VND 5,600,000,000 | VND 15,500,000 | VND 30,000,000 | 90% | 16 days | Beachside couples and small families | Weaker off-season leasing | Good Potential |
| 7 | Vinhomes Central Park | One-bedroom apartment | 4.2% | 3.4% | VND 6,800,000,000 | VND 24,000,000 | VND 28,000,000 | 95% | 9 days | Corporate tenants and couples | Heavy competition in same towers | Top Pick |
| 8 | Vinhomes Central Park | Two-bedroom apartment | 3.7% | 2.9% | VND 9,300,000,000 | VND 29,000,000 | VND 36,000,000 | 94% | 11 days | Small families and managers | Resale entry price already rich | Strong Potential |
| 9 | Vinhomes Central Park | Three-bedroom apartment | 3.2% | 2.3% | VND 13,800,000,000 | VND 37,000,000 | VND 46,000,000 | 92% | 14 days | Upgraded families near CBD | Bigger units face wider choice | Good Potential |
| 10 | Thao Dien | One-bedroom apartment | 4.2% | 3.3% | VND 5,300,000,000 | VND 18,500,000 | VND 32,000,000 | 94% | 11 days | Young expatriate professionals | New luxury supply nearby | Top Pick |
| 11 | Thao Dien | Two-bedroom apartment | 3.7% | 2.8% | VND 7,800,000,000 | VND 24,000,000 | VND 40,000,000 | 93% | 13 days | Expatriate couples with one child | School-calendar leasing seasonality | Strong Potential |
| 12 | Thao Dien | Three-bedroom apartment | 3.2% | 2.2% | VND 11,800,000,000 | VND 31,000,000 | VND 52,000,000 | 91% | 17 days | Expatriate families with children | Tenant pool narrows above 30 million VND | Moderate Appeal |
| 13 | Phu My Hung | Two-bedroom apartment | 4.0% | 3.2% | VND 5,200,000,000 | VND 17,500,000 | VND 26,000,000 | 94% | 11 days | Korean and family tenants | Slower rent growth than prices | Strong Potential |
| 14 | Phu My Hung | Three-bedroom apartment | 3.5% | 2.6% | VND 7,900,000,000 | VND 23,000,000 | VND 34,000,000 | 92% | 15 days | International-school families | Larger units lease more slowly | Good Potential |
| 15 | Phu My Hung | Four-bedroom villa | 2.9% | 1.7% | VND 42,000,000,000 | VND 100,000,000 | VND 150,000,000 | 88% | 22 days | Wealthy family tenants | Large-ticket resale liquidity | Moderate Appeal |
| 16 | District 1 core | Studio apartment | 4.0% | 3.1% | VND 4,800,000,000 | VND 16,000,000 | VND 26,000,000 | 91% | 14 days | Central-city young professionals | Building quality varies widely | Strong Potential |
| 17 | District 1 core | One-bedroom apartment | 3.4% | 2.4% | VND 9,500,000,000 | VND 27,000,000 | VND 34,000,000 | 90% | 16 days | Affluent central business tenants | Luxury rent growth is thin | Moderate Appeal |
| 18 | District 1 core | Two-bedroom apartment | 3.0% | 2.0% | VND 16,500,000,000 | VND 41,000,000 | VND 46,000,000 | 89% | 19 days | Senior managers wanting CBD | Top-end tenant pool is shallow | Moderate Appeal |
| 19 | Tay Ho West Lake | Studio apartment | 3.9% | 2.9% | VND 4,600,000,000 | VND 15,000,000 | VND 30,000,000 | 91% | 15 days | Single expatriates near West Lake | Premium pricing limits upside | Good Potential |
| 20 | Tay Ho West Lake | Two-bedroom apartment | 3.4% | 2.5% | VND 8,400,000,000 | VND 24,000,000 | VND 38,000,000 | 90% | 16 days | Diplomats and expat couples | Premium lake-view pricing | Good Potential |
| 21 | Tay Ho West Lake | Three-bedroom apartment | 2.9% | 1.9% | VND 13,200,000,000 | VND 32,000,000 | VND 56,000,000 | 88% | 20 days | Diplomatic families near schools | Large-unit vacancy risk | Moderate Appeal |
| 22 | Ciputra | Two-bedroom apartment | 3.6% | 2.7% | VND 8,600,000,000 | VND 26,000,000 | VND 42,000,000 | 92% | 15 days | Embassy staff and families | Large stock keeps rents disciplined | Good Potential |
| 23 | Ciputra | Three-bedroom apartment | 3.1% | 2.1% | VND 13,600,000,000 | VND 35,000,000 | VND 60,000,000 | 90% | 18 days | Large expat households | Competition from newer towers | Moderate Appeal |
| 24 | Ciputra | Four-bedroom villa | 2.8% | 1.6% | VND 62,000,000,000 | VND 145,000,000 | VND 180,000,000 | 87% | 24 days | Embassy families needing space | Tenant pool is narrow | Limited Appeal |
| 25 | Ba Dinh / Lieu Giai | Two-bedroom apartment | 3.6% | 2.6% | VND 16,500,000,000 | VND 49,000,000 | VND 52,000,000 | 93% | 14 days | Embassy-area executives | Luxury entry cost is high | Good Potential |
| 26 | Ba Dinh / Lieu Giai | Three-bedroom apartment | 3.0% | 2.0% | VND 22,500,000,000 | VND 57,000,000 | VND 72,000,000 | 90% | 18 days | Embassy families and executives | Very high capital outlay | Moderate Appeal |
| 27 | Ba Dinh / Lieu Giai | Four-bedroom apartment | 2.8% | 1.5% | VND 33,000,000,000 | VND 76,000,000 | VND 96,000,000 | 88% | 23 days | Ambassadorial and senior expat households | Oversized units lease slowly | Limited Appeal |
| 28 | Thu Thiem | One-bedroom apartment | 3.3% | 2.3% | VND 15,500,000,000 | VND 42,000,000 | VND 58,000,000 | 91% | 16 days | Premium corporate expatriates | Luxury prices outrun rents | Moderate Appeal |
| 29 | Thu Thiem | Two-bedroom apartment | 2.9% | 1.8% | VND 24,000,000,000 | VND 58,000,000 | VND 82,000,000 | 89% | 20 days | Premium executives by new CBD | High service charges | Moderate Appeal |
| 30 | Thu Thiem | Three-bedroom apartment | 2.6% | 1.3% | VND 38,000,000,000 | VND 82,000,000 | VND 120,000,000 | 86% | 27 days | Ultra-premium family executives | Luxury oversupply at top end | Limited Appeal |
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Key insights about rental yields in Vietnam
Insights
- In Vietnam, the spread between the best and worst gross rental yield is almost 2 full percentage points (4.5% vs 2.6%), which means the neighborhood and unit size you choose matters as much as the country you invest in.
- My Dinh studio apartments in Hanoi rent in about 10 days at 95% occupancy, making them one of the most liquid small-unit assets in any Vietnamese city right now.
- Vinhomes Central Park one-bedrooms rent fastest of all tracked units in Ho Chi Minh City at 9 days, while also maintaining a 95% occupancy rate, which is rare for a project with this many units in one location.
- A Phu My Hung villa costs roughly 8 times more than a Phu My Hung two-bedroom apartment, but the gross yield is only 0.3 percentage points higher on the villa, which makes the villa a hard case to justify purely on income.
- Thu Thiem three-bedroom apartments carry Vietnam's lowest net yield at 1.3%, almost entirely because annual ownership fees (VND 120,000,000) eat a large share of the rent before a single repair or vacancy day is counted.
- In Da Nang, the jump from a My An studio (4.5% gross) to a My An two-bedroom (3.3% gross) is a full 1.2 percentage point drop, which is the largest single within-neighborhood step-down in this table.
- Thao Dien one-bedrooms and two-bedrooms both score as strong or top picks, but the three-bedroom drops to moderate appeal, showing that the neighborhood stays compelling only when you stay small.
- Ciputra four-bedroom villas at VND 62 billion have a 24-day average time to rent, the second-longest in the table, which means a single vacancy episode can wipe out a month of income before a new tenant even signs a lease.
- Ba Dinh two-bedrooms deliver a 3.6% gross yield at 93% occupancy despite a very high purchase price, because that area attracts embassy-level tenants who pay reliable rents and stay longer than average.
- Across all 10 Vietnam neighborhoods in this table, no property type at three bedrooms or above reaches a net yield above 2.7%, which is a clear pattern: family-sized units consistently underperform smaller formats for rental income.
- The My An beach district in Da Nang shows the widest occupancy gap between its studio (93%) and its two-bedroom (90%), reflecting seasonal swings that affect larger units more because they appeal to a narrower, holiday-influenced tenant base.
- Tay Ho West Lake rents are strong in absolute terms, but the studio purchase price of VND 4.6 billion is almost 65% higher than a My Dinh studio at VND 2.8 billion, which explains why yields in West Lake are notably weaker despite the area's strong reputation.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Vietnam.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Vietnam neighborhood and property type, we aggregated the freshest purchase price and monthly rent data available from Vietnam's largest property portal, Batdongsan, alongside international benchmarks from Global Property Guide. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses.
These expenses vary significantly across Vietnam's neighborhoods. That is why two areas with similar rents can still produce different net returns.
For example, new luxury developments in Thu Thiem and Ba Dinh carry very high service charges and management fees, while older mid-market projects in My Dinh have lower recurring costs. In expat-heavy areas like Thao Dien and Tay Ho, leasing friction and reletting costs also factor in due to school-year seasonality and tenant turnover.
We also estimated ownership annual fees by combining the main recurring costs linked to each asset. This includes building management fees, maintenance reserves, insurance, and a leasing cost allowance.
These estimates were not applied as one flat number across Vietnam. They were adjusted by neighborhood and property type to better reflect local ownership conditions in Hanoi, Ho Chi Minh City, and Da Nang.
This table should therefore be read as a structured market estimate for March 2026, not as an exact guarantee of future performance. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Vietnam.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Vietnam, we rely on verifiable sources and a transparent methodology.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's reliable | How we used it |
|---|---|---|
| Ministry of Construction Vietnam | It is Vietnam's housing regulator and the clearest official source for market-wide supply and transaction context. | We used it to anchor the national market backdrop and supply pipeline. It also kept the article tied to official policy and reporting language. |
| CBRE Vietnam Market Outlook 2025 | CBRE is one of the largest global real estate advisory firms, with long-running Vietnam research coverage. | We used it to benchmark Hanoi and Ho Chi Minh City supply, pricing momentum, and buyer demand. It also helped us decide which neighborhoods remain most relevant for investors. |
| Savills Vietnam Market Brief Q1 2025 | Savills is a long-established global property consultancy with strong Vietnam residential research. | We used it to cross-check apartment supply, pricing direction, and segmentation in Hanoi and Ho Chi Minh City. It also helped us sanity-check neighborhood rankings. |
| Knight Frank Vietnam Q2 2025 | Knight Frank is a major international property advisor with local Vietnam valuation teams. | We used it to cross-check primary pricing, segmentation, and city-level residential trends. It served as a second private-sector benchmark alongside CBRE and Savills. |
| Global Property Guide Vietnam Rental Yields | It gives a clearly explained yield method based on median asking rents and prices, updated on a set schedule. | We used it to anchor the broad yield range for Vietnam, Hanoi, and Ho Chi Minh City. It also helped us avoid overstating gross yields in premium areas. |
| Batdongsan Market Reports | Batdongsan is Vietnam's biggest property portal and publishes market reporting based on very large listing datasets. | We used it to identify the most active cities and demand centers. It confirmed that Hanoi, Ho Chi Minh City, and Da Nang should dominate a practical Vietnam investor shortlist. |
| Batdongsan Thao Dien Rentals | It is a large live rental listing source with current neighborhood-level rents in one of Ho Chi Minh City's most searched expat areas. | We used it to sample March 2026 asking rents in Thao Dien. It also helped us gauge time-to-rent and tenant depth for smaller units. |
| Batdongsan Vinhomes Central Park Rentals | It shows active rent bands by bedroom count in one of Vietnam's deepest condo rental markets. | We used it to estimate monthly rent and leasing speed in Vinhomes Central Park. It also helped us test whether smaller units outperform bigger units on yield. |
| Batdongsan Tay Ho Rentals | It is one of the clearest live rental sources for West Lake's expat-heavy apartment market in Hanoi. | We used it to estimate rents, tenant profiles, and vacancy friction in Tay Ho. It also helped us compare West Lake against Ba Dinh and Ciputra. |
| Batdongsan My An Rentals | It is a live neighborhood-level source for one of Da Nang's best-known residential beach districts. | We used it to estimate apartment rents in My An and An Thuong. It also helped us test whether Da Nang small units still offer competitive yields. |
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