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Binh Duong has become one of Vietnam's most attractive provinces for rental property investors, thanks to its booming industrial sector and steady flow of workers from across the country.
In this article, we break down the actual rental yield numbers, show you which neighborhoods deliver the best returns, and explain what costs you need to account for.
We constantly update this blog post to reflect the latest market data and trends.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Binh Duong.
Insights
- Binh Duong apartments can reach gross yields of 7.5%, which is higher than what most investors get in Ho Chi Minh City or Hanoi.
- The gap between new apartment prices (around 45 million VND per square meter) and resale prices (around 36 million VND) creates a 25% discount opportunity for yield-focused buyers in Binh Duong.
- Studios and one-bedroom units in Binh Duong deliver yields between 6% and 7.8%, outperforming larger units because of strong demand from young industrial workers.
- Di An and Thuan An districts near the Ho Chi Minh City border consistently produce the highest yields in Binh Duong, typically between 6.5% and 8%.
- Binh Duong New City looks appealing but currently delivers lower yields (4% to 5.3%) because property prices have grown faster than rents.
- The vacancy rate in Binh Duong sits around 6%, which is relatively low compared to other Vietnamese provinces thanks to constant FDI-driven job creation.
- Ring Road 3 completion and the new HCMC-Thu Dau Mot-Chon Thanh expressway are expected to tighten rental markets and push rents up in gateway districts by 2027.
- Landlords in Binh Duong typically face rental income taxes of around 10% (VAT plus personal income tax), which significantly impacts net yields.
What are the rental yields in Binh Duong as of 2026?
What's the average gross rental yield in Binh Duong as of 2026?
As of early 2026, the average gross rental yield in Binh Duong across all residential property types sits at around 5.8% per year, which is notably higher than what you would find in Ho Chi Minh City or Hanoi.
Most investors in Binh Duong can realistically expect gross yields somewhere between 4.8% and 6.8%, depending on the property type, location, and purchase price they secure.
Compared to Vietnam's major cities, Binh Duong performs well above the national urban average, largely because property prices remain more affordable while rents stay firm due to industrial employment demand.
The single most important factor driving these strong gross yields in Binh Duong is the province's massive concentration of industrial parks and foreign direct investment, which creates a constant stream of workers who need housing near their jobs.
What's the average net rental yield in Binh Duong as of 2026?
As of early 2026, the average net rental yield in Binh Duong is approximately 4.2% per year after accounting for all recurring costs and taxes.
The typical difference between gross and net yields in Binh Duong ranges from 1.3 to 1.8 percentage points, which means landlords lose roughly a quarter to a third of their gross income to various expenses.
The expense that cuts the most into your Binh Duong rental income is the combined rental income tax treatment, commonly calculated as VAT plus personal income tax on rental turnover, which together can take around 10% of your rent.
Realistically, most standard investment properties in Binh Duong deliver net yields between 3.3% and 5.2%, with the range depending mainly on vacancy rates, whether you use professional management, and how you handle tax compliance.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Binh Duong.
We made this infographic to show you how property prices in Vietnam compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Binh Duong in 2026?
In Binh Duong in 2026, local investors generally consider a gross rental yield of 6.5% or higher to be "good," while anything above 7.5% is considered excellent but often comes with trade-offs like older buildings or locations farther from Ho Chi Minh City.
The threshold that separates average-performing properties from high-performing ones in Binh Duong is roughly 6.5% gross, as properties below this level are closer to the market average while those above it represent the top third of investment opportunities.
How much do yields vary by neighborhood in Binh Duong as of 2026?
As of early 2026, gross rental yields in Binh Duong vary by as much as 4 percentage points between neighborhoods, ranging from around 4% in premium areas to 8% in industrial gateway zones.
The neighborhoods that typically deliver the highest rental yields in Binh Duong are those close to industrial parks and Ho Chi Minh City access points, such as Tan Dong Hiep and Dong Hoa in Di An district, or Binh Hoa and An Phu in Thuan An district.
On the other hand, the lowest-yield neighborhoods in Binh Duong tend to be newer premium developments where property prices have run ahead of rents, such as Binh Duong New City and Hoa Phu, or upscale pockets in Thu Dau Mot like Chanh Nghia.
The main reason yields vary so dramatically across Binh Duong neighborhoods is the relationship between purchase price and rental demand, where areas with strong job access command solid rents at moderate prices, while lifestyle-focused areas have higher prices that compress yields.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Binh Duong.
How much do yields vary by property type in Binh Duong as of 2026?
As of early 2026, gross rental yields across different property types in Binh Duong range from around 3.5% for villas up to nearly 8% for well-located studios, creating a significant spread that reflects how different properties serve different tenant markets.
The property type that currently delivers the highest average gross rental yield in Binh Duong is the studio or one-bedroom apartment, which typically achieves between 6% and 7.8% because smaller units rent more efficiently per square meter and attract the large pool of young workers and professionals.
Villas deliver the lowest average gross rental yield in Binh Duong, usually between 3.5% and 5%, because their high purchase prices are not matched by proportionally higher rents, and they also face longer vacancy periods between tenants.
The key reason yields differ so much between property types in Binh Duong is that rent does not scale linearly with size or price, so while a villa might cost three times more than a studio, it rarely commands three times the monthly rent.
By the way, you might want to read the following:
What's the typical vacancy rate in Binh Duong as of 2026?
As of early 2026, the typical residential vacancy rate in Binh Duong sits at around 6%, which is relatively low by Vietnamese standards and reflects the province's strong and consistent rental demand.
Vacancy rates across different Binh Duong neighborhoods range from as low as 4% in high-demand industrial gateway areas to around 9% in premium segments where rents may be set too ambitiously.
The main factor currently driving vacancy rates in Binh Duong is the strength of industrial employment and foreign direct investment, which keeps bringing new workers to the province who need housing near their jobs.
Compared to other Vietnamese provinces, Binh Duong enjoys lower vacancy rates than most because its economy is less dependent on tourism or seasonal factors and more tied to steady manufacturing output.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Binh Duong.
What's the rent-to-price ratio in Binh Duong as of 2026?
As of early 2026, the average rent-to-price ratio in Binh Duong is approximately 0.48% per month, meaning that for every 100 million VND of property value, landlords typically collect around 480,000 VND in monthly rent.
For buy-to-let investors in Binh Duong, a rent-to-price ratio of 0.5% or higher per month is generally considered favorable, as this translates directly to a 6% annual gross yield and indicates a healthy balance between purchase cost and income potential.
Compared to Ho Chi Minh City, where rent-to-price ratios often fall below 0.35% per month, Binh Duong offers significantly better value for yield-focused investors, though this comes with trade-offs in terms of capital appreciation potential and tenant profile.
We have made this infographic to give you a quick and clear snapshot of the property market in Vietnam. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Binh Duong give the best yields as of 2026?
Where are the highest-yield areas in Binh Duong as of 2026?
As of early 2026, the three highest-yield areas in Binh Duong are Di An district (particularly Tan Dong Hiep and Dong Hoa wards), Thuan An district (especially Binh Hoa and An Phu), and Ben Cat district around the My Phuoc industrial area.
In these top-performing areas like Tan Dong Hiep, Dong Hoa, Binh Hoa, and My Phuoc, investors can typically achieve gross rental yields between 6.5% and 8%, with some well-bought properties even exceeding this range.
The main characteristic these high-yield areas share is their proximity to both major industrial parks and convenient access routes to Ho Chi Minh City, which creates overlapping demand from factory workers, managers, and city commuters who all need affordable housing.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Binh Duong.
Where are the lowest-yield areas in Binh Duong as of 2026?
As of early 2026, the three lowest-yield areas in Binh Duong are Binh Duong New City and Hoa Phu in the Thu Dau Mot area, the newer premium pockets around Chanh Nghia, and higher-end towers connected to the New City ecosystem.
In these low-yield areas, gross rental yields typically range between 4% and 5.3%, which is still respectable by big-city Vietnamese standards but noticeably below what the industrial gateway zones deliver.
The main reason yields are compressed in these areas of Binh Duong is that property prices have been pushed up by long-term urban planning expectations and lifestyle appeal, while rents have not yet caught up to justify those higher purchase prices.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Binh Duong.
Which areas have the lowest vacancy in Binh Duong as of 2026?
As of early 2026, the three neighborhoods with the lowest residential vacancy rates in Binh Duong are Tan Dong Hiep and Dong Hoa in Di An district, Binh Hoa and Lai Thieu in Thuan An district, and corridor nodes benefiting from Ring Road 3 connectivity.
In these low-vacancy areas, landlords typically experience vacancy rates between 3% and 5%, meaning properties stay occupied for nearly the entire year with minimal gaps between tenants.
The main demand driver keeping vacancy low in these Binh Duong areas is the combination of industrial employment concentration and improving transport links to Ho Chi Minh City, which together create a deep pool of tenants who need to live close to work.
The trade-off investors typically face when targeting these low-vacancy areas in Binh Duong is accepting higher tenant turnover and potentially more wear and tear on properties, since the renter base tends to include more transient workers who move frequently.
Which areas have the most renter demand in Binh Duong right now?
The three neighborhoods currently experiencing the strongest renter demand in Binh Duong are Di An district (close to Ho Chi Minh City and industrial zones), Thuan An district (commuter-friendly with established urban services), and selected nodes in Thu Dau Mot where administrative and office clusters are growing.
The renter profile driving most of the demand in these areas consists of young professionals and skilled workers employed in manufacturing, logistics, and related service industries, many of whom are internal migrants from other Vietnamese provinces.
In these high-demand neighborhoods like Di An and Thuan An, rental listings for well-priced apartments typically get filled within two to four weeks, and desirable units near major employers can find tenants even faster.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Binh Duong.
Which upcoming projects could boost rents and rental yields in Binh Duong as of 2026?
As of early 2026, the three most significant infrastructure projects expected to boost rents in Binh Duong are the HCMC Ring Road 3 (Binh Duong section), the HCMC-Thu Dau Mot-Chon Thanh Expressway, and the National Highway 13 expansion toward Ho Chi Minh City.
The neighborhoods most likely to benefit from these projects are Di An and Tan Van junction areas (from Ring Road 3), the Thu Dau Mot to Ben Cat corridor (from the expressway), and Thuan An district (from the National Highway 13 upgrade).
Once these projects are completed, investors might realistically expect rent increases of 8% to 15% in directly affected areas, spread over the two to three years following completion as tenant accessibility improves and demand concentrates.
You'll find our latest property market analysis about Binh Duong here.
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What property type should I buy for renting in Binh Duong as of 2026?
Between studios and larger units in Binh Duong, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments clearly outperform larger units in Binh Duong when it comes to both rental yield and occupancy rates, making them the preferred choice for investors focused on cash flow.
Studios in Binh Duong typically deliver gross yields of 6% to 7.8% (around 150 to 200 million VND, or 6,000 to 8,000 USD, or 5,500 to 7,300 EUR in annual rent on a 2.5 billion VND property), while two to three bedroom units yield closer to 5% to 6.5%.
The main factor explaining this difference is that Binh Duong's renter base is dominated by young, single workers and couples without children who do not need extra bedrooms but do need affordable monthly rents.
However, larger units become the better investment choice in Binh Duong when you are targeting expat families or senior managers who work in industrial parks and prefer more space, as these tenants sign longer leases and cause less wear on the property.
What property types are in most demand in Binh Duong as of 2026?
As of early 2026, the most in-demand property type in Binh Duong is the affordable to mid-range apartment located near HCMC gateways and industrial zones, which attracts the broadest pool of tenants.
The top three property types ranked by current tenant demand in Binh Duong are first, affordable apartments near employment centers, second, townhouses in commuter corridors that work well for families and shared housing, and third, higher-quality apartments in Thu Dau Mot for white-collar professionals.
The primary trend driving this demand pattern is Binh Duong's industrial-led growth model, where the constant influx of manufacturing workers and related service employees creates steady demand for practical, well-connected housing rather than luxury products.
One property type that is currently underperforming in demand and likely to remain so in Binh Duong is the standalone villa, which appeals to a very narrow tenant pool and often sits vacant longer than other property types.
What unit size has the best yield per m² in Binh Duong as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Binh Duong is between 25 and 50 square meters, which corresponds to studios and compact one-bedroom apartments.
For this optimal unit size in Binh Duong, the typical gross rental yield per square meter works out to around 3.5 to 4.5 million VND per year (roughly 140 to 180 USD, or 130 to 165 EUR), compared to 2.5 to 3.5 million VND for larger units.
The main reason smaller units achieve better yield per square meter in Binh Duong is that tenants pay for functionality rather than space, so a 30 square meter studio commands nearly the same base rent as a 50 square meter one-bedroom, making the smaller unit more efficient as an investment.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Binh Duong.
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 costs cut my net yield in Binh Duong as of 2026?
What are typical property taxes and recurring local fees in Binh Duong as of 2026?
As of early 2026, Vietnam does not have a significant annual property tax like many Western countries, so landlords in Binh Duong mainly face rental income taxes rather than property value-based taxes, with the non-agricultural land use tax being minimal for most residential properties.
Other recurring fees landlords in Binh Duong must budget for include condo service or management fees (typically 15,000 to 25,000 VND per square meter per month, or about 0.60 to 1 USD, or 0.55 to 0.90 EUR) and the standard rental income tax treatment commonly calculated as VAT plus personal income tax on rental turnover.
Combined, taxes and recurring fees typically represent around 12% to 18% of gross rental income in Binh Duong, with the rental income tax component (commonly framed as 5% VAT plus 5% PIT) being the largest single deduction.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Binh Duong.
What insurance, maintenance, and annual repair costs should landlords budget in Binh Duong right now?
The estimated annual landlord insurance cost in Binh Duong for a typical rental property is relatively low, usually between 1 and 3 million VND per year (around 40 to 120 USD, or 35 to 110 EUR), as property insurance is not as developed or required as in Western markets.
For maintenance and repairs, landlords in Binh Duong should budget around 0.6% to 1% of property value per year for apartments (roughly 15 to 25 million VND, or 600 to 1,000 USD, or 550 to 920 EUR on a 2.5 billion VND property) and 1% to 1.8% for landed houses that have more exterior exposure.
The type of repair expense that most commonly catches landlords off guard in Binh Duong is air conditioning replacement or major servicing, as the tropical climate means AC units run constantly and wear out faster than in temperate countries.
In total, landlords in Binh Duong should realistically budget around 20 to 45 million VND per year (roughly 800 to 1,800 USD, or 730 to 1,650 EUR) for the combined costs of insurance, maintenance, and repairs on a typical rental apartment.
Which utilities do landlords typically pay, and what do they cost in Binh Duong right now?
In most standard long-term rental arrangements in Binh Duong, tenants pay their own electricity, water, and internet costs directly, so landlords typically do not need to budget for utilities unless they offer serviced apartments or all-inclusive rent packages.
When landlords do cover utilities in Binh Duong, such as for serviced rentals or furnished short-term lets, monthly costs typically run between 1.5 and 4 million VND (around 60 to 160 USD, or 55 to 145 EUR), with electricity being the largest component due to air conditioning use following the May 2025 EVN price adjustment.
What does full-service property management cost, including leasing, in Binh Duong as of 2026?
As of early 2026, full-service property management in Binh Duong typically costs between 6% and 10% of collected rent per month (roughly 360,000 to 800,000 VND, or 15 to 32 USD, or 13 to 29 EUR on a 6 million VND monthly rent), depending on the scope of services and property type.
On top of ongoing management, leasing or tenant-placement fees in Binh Duong usually range from half a month to one full month of rent per new tenant (around 3 to 6 million VND, or 120 to 240 USD, or 110 to 220 EUR), and this cost can add up quickly in areas with higher tenant turnover.
What's a realistic vacancy buffer in Binh Duong as of 2026?
As of early 2026, landlords in Binh Duong should set aside around 8% to 10% of annual rental income as a vacancy buffer, which translates to roughly one month of lost rent per year in their financial planning.
In practice, landlords in well-located Binh Duong properties (such as Di An or Thuan An) often experience only two to four weeks of vacancy per year, while those in premium or higher-priced segments should plan for four to six weeks to be safe.
Buying real estate in Binh Duong can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Binh Duong, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
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 Authoritative | How We Used It |
|---|---|---|
| Batdongsan.com.vn Market Reports | Vietnam's largest property portal with substantial listing and demand data from millions of users. | We used it to anchor our understanding of what's happening in Binh Duong's rental market. We treated it as private-sector big data and cross-checked numbers against broker research. |
| Batdongsan Binh Duong Regional PDF | A primary research publication with structured analysis and referenced data, not just a blog post. | We used it to identify which sub-markets behave differently, such as Di An versus Thu Dau Mot versus Ben Cat. We also used its framework to decide which property types to include. |
| Vietstock | A mainstream finance and news outlet that explicitly attributes yield figures to Batdongsan.com.vn data. | We used it as an external cross-check that Batdongsan's yield claims are being reported consistently. We used the 7.5% gross figure as our top-end reference point. |
| Realtique | A secondary publisher that clearly states its underlying dataset comes from Batdongsan research. | We used it for concrete price-per-square-meter reference points for new and resale apartments. We computed yields using these price anchors. |
| Savills Vietnam Blog | Savills is a top global real estate consultancy with formal research standards and regional expertise. | We used it to sanity-check Binh Duong pricing bands mentioned by major brokerages. We avoided relying on a single portal dataset for pricing direction. |
| Savills Apartment Service Fees Guide | It ties statements to Vietnam's Housing Law framework and is written as practical guidance based on market standards. | We used it to structure net-yield cost deductions correctly and separate service fees from maintenance funds. We avoided double-counting recurring fees in our calculations. |
| KPMG Tax Alert on Circular 40 | A clear, verifiable professional summary of an official Ministry of Finance circular used widely by taxpayers. | We used it to set the baseline rental income tax treatment commonly applied to individual landlords. We applied the VAT plus PIT framing directly in our net yield calculations. |
| EVN Vietnam Electricity | The national electricity utility's official communications about pricing adjustments. | We used it to anchor utility cost reality for landlord-paid electricity in serviced rentals or inclusive rent situations. We used it only as a cost reference, not for yield calculations directly. |
| Thu Vien Phap Luat | A widely used legal database providing consolidated law text for Vietnam's tax framework. | We used it to confirm that recurring land-use tax exists for residential land, mainly relevant to landed houses. We kept our property tax section accurate by showing Vietnam differs from Western ad valorem systems. |
| General Statistics Office of Vietnam | Vietnam's official national statistics authority with authoritative economic and demographic data. | We used it to ground the macro demand engine behind rentals, including labor and industrial production context. We used it as a triangulation layer so our analysis isn't only based on portal listings. |
| Ministry of Planning and Investment | Official government ministry reporting on foreign direct investment, highly relevant for Binh Duong renter demand. | We used it to justify why Binh Duong has unusually resilient renter demand driven by industrial and FDI employment. We used it as a macro cross-check behind our vacancy and rent stability assumptions. |
| Bao Binh Duong | Local government-aligned reporting with concrete project milestones and official statements. | We used it to link specific micro-areas to near-term infrastructure catalysts like Ring Road 3. We used the timeline to explain where rents can grow faster in 2026 and 2027. |
| Deoca Project News | Project company communication around a major nationally significant expressway development. | We used it to support our infrastructure section and explain why certain corridors will tighten rental markets. We used it as a factual infrastructure reference rather than a price source. |
| WTC Binh Duong New City | Primary source for the World Trade Center complex and its commercial and event positioning in the province. | We used it to identify demand drivers in Binh Duong New City and the Hoa Phu area. We used it to justify why some premium areas may see rent growth despite lower current yields. |
| Vietnam News | A mainstream English-language news outlet covering national infrastructure developments. | We used it to confirm National Highway 13 expansion progress toward Binh Duong. We included it in our infrastructure impact assessment for Thuan An and Di An districts. |
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