Get all the data you need about the real estate market in Binh Duong
SUMMARY
We analyzed apartment rental yields in Binh Duong, as of 2026, for residential apartment buyers, using the raw dataset provided and converting it into a practical buyer guide for foreign individual investors.
This article is constantly updated, so the numbers should be read as a current Binh Duong apartment rental yield snapshot for May 2026 rather than a permanent valuation.
The main finding is that Binh Duong is a practical rental-income market, not a prestige-first apartment market. The strongest results usually come from livable commuter and employment-linked areas where rents remain strong but purchase prices are still below premium locations.
Di An, Dong Hoa, Thuan Giao, Binh Hoa, and Lai Thieu show the best balance of net yield, tenant depth, and everyday livability. In the 1-bedroom segment, Di An and Dong Hoa both reach about 3.7% net yield, while Thuan Giao and Lai Thieu remain close behind.
Binh Duong New City is the most interesting higher-ticket case. Its 2-bedroom apartments show the strongest gross yield in the table at 5.7% and a net yield of 4.2%, but the tenant pool is more selective and the unit must be well furnished.
The weakest beginner profile is in more peripheral or thinner-rental areas such as My Phuoc, Tan Phuoc Khanh, weaker parts of Binh Thang, and weak parts of Phu Chanh. These areas can look affordable, but the rent and resale depth may not fully compensate for vacancy risk.
The best apartment type for most foreign buyers is the furnished 1-bedroom apartment. It has lower entry cost than a 2-bedroom, better tenant depth than many studios, and usually produces around 3.1% to 3.7% net yield across the Binh Duong apartment market.
Studios can work near Di An, Dong Hoa, and Thuan Giao, but they depend heavily on single renters and location quality. Two-bedroom apartments work best where families, corporate tenants, expats, or higher-income local households are present.
The areas that look most expensive relative to rental income are Thu Dau Mot Central and some parts of Binh Duong New City. They can still be attractive lifestyle or long-term growth locations, but the income case is weaker unless the unit is bought well.
For a beginner foreign buyer, the practical strategy is to compare net yield, building quality, furnishing standard, tenant replacement depth, and resale liquidity together. In Binh Duong, the safest apartment is usually not the cheapest unit, but a clean furnished 1-bedroom near jobs, services, or transport.
Get fresh and reliable information about the market in Binh Duong
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Neighborhoods and apartment rental yields in Binh Duong in 2026
This table compares apartment rental yields in Binh Duong by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments. The wider dataset also considers operating costs, vacancy risk, time to rent, tenant demand, main risks, and investment profile when interpreting the numbers.
Finally, please note you'll find much more detailed data in our real estate pack about Binh Duong.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| An Phu | ₫1.33bn | ₫5.0m | 4.5% | 3.3% | ₫1.90bn | ₫7.7m | 4.9% | 3.6% | ₫2.66bn | ₫10.4m | 4.7% | 3.5% |
| Binh Duong New City | ₫1.68bn | ₫6.0m | 4.3% | 3.1% | ₫2.40bn | ₫10.0m | 5.0% | 3.6% | ₫3.36bn | ₫16.0m | 5.7% | 4.2% |
| Binh Hoa | ₫1.47bn | ₫5.4m | 4.4% | 3.3% | ₫2.10bn | ₫8.4m | 4.8% | 3.6% | ₫2.94bn | ₫11.2m | 4.6% | 3.4% |
| Binh Thang | ₫1.26bn | ₫4.5m | 4.3% | 3.1% | ₫1.80bn | ₫6.8m | 4.5% | 3.3% | ₫2.52bn | ₫9.3m | 4.4% | 3.2% |
| Di An | ₫1.36bn | ₫5.2m | 4.6% | 3.4% | ₫1.95bn | ₫8.0m | 4.9% | 3.7% | ₫2.73bn | ₫10.8m | 4.7% | 3.6% |
| Dong Hoa | ₫1.40bn | ₫5.4m | 4.6% | 3.5% | ₫2.00bn | ₫8.2m | 4.9% | 3.7% | ₫2.80bn | ₫11.0m | 4.7% | 3.5% |
| Lai Thieu | ₫1.33bn | ₫5.0m | 4.5% | 3.4% | ₫1.90bn | ₫7.6m | 4.8% | 3.6% | ₫2.66bn | ₫10.5m | 4.7% | 3.6% |
| My Phuoc | ₫1.08bn | ₫3.8m | 4.2% | 2.9% | ₫1.55bn | ₫5.8m | 4.5% | 3.1% | ₫2.17bn | ₫8.1m | 4.5% | 3.1% |
| Phu Chanh | ₫1.29bn | ₫4.8m | 4.4% | 3.2% | ₫1.85bn | ₫7.2m | 4.7% | 3.3% | ₫2.59bn | ₫9.8m | 4.5% | 3.2% |
| Phu Hoa | ₫1.19bn | ₫4.2m | 4.2% | 3.0% | ₫1.70bn | ₫6.5m | 4.6% | 3.3% | ₫2.38bn | ₫8.8m | 4.4% | 3.2% |
| Tan Dong Hiep | ₫1.23bn | ₫4.6m | 4.5% | 3.2% | ₫1.75bn | ₫7.0m | 4.8% | 3.5% | ₫2.45bn | ₫9.6m | 4.7% | 3.4% |
| Tan Phuoc Khanh | ₫1.12bn | ₫4.0m | 4.3% | 3.0% | ₫1.60bn | ₫6.1m | 4.6% | 3.2% | ₫2.24bn | ₫8.5m | 4.6% | 3.2% |
| Thu Dau Mot Central | ₫1.50bn | ₫5.2m | 4.1% | 3.1% | ₫2.15bn | ₫8.0m | 4.5% | 3.3% | ₫3.01bn | ₫10.7m | 4.3% | 3.2% |
| Thuan Giao | ₫1.40bn | ₫5.3m | 4.5% | 3.4% | ₫2.00bn | ₫8.1m | 4.9% | 3.6% | ₫2.80bn | ₫10.8m | 4.6% | 3.5% |
| Vinh Phu | ₫1.36bn | ₫5.0m | 4.4% | 3.3% | ₫1.95bn | ₫7.6m | 4.7% | 3.5% | ₫2.73bn | ₫10.2m | 4.5% | 3.3% |
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 offer the best net yield among areas people actually want to live in Binh Duong?
The best net-yield neighborhoods among areas people actually want to live in Binh Duong are Di An, Dong Hoa, Thuan Giao, Binh Hoa, and Lai Thieu.
These areas combine practical daily livability with a stronger rent-to-price relationship than more expensive central or master-planned locations. For a beginner buyer, that matters because a yield only works if the apartment can actually be rented again when the tenant leaves.
Di An and Dong Hoa are the clearest examples in the 1-bedroom segment. Di An shows about ₫1.95bn purchase price, ₫8.0m monthly rent, 4.9% gross yield, and 3.7% net yield, while Dong Hoa shows about ₫2.00bn purchase price, ₫8.2m monthly rent, 4.9% gross yield, and 3.7% net yield.
Thuan Giao is only slightly behind, with a 1-bedroom apartment at about ₫2.00bn and ₫8.1m rent, producing 4.9% gross yield and 3.6% net yield. Binh Hoa and Lai Thieu also look investable because their 1-bedroom net yields sit around 3.6%.
The honest interpretation is that Binh Duong is not mainly rewarding the most prestigious locations. It is rewarding areas where local workers, HCMC-edge renters, managers, small families, and mobile professionals can justify the monthly rent.
For a foreign individual buyer, the safer choice is usually a furnished 1-bedroom in one of these practical rental areas rather than a larger unit in a thinner or more speculative location.
Where can I find apartments with above-average yields and below-average entry prices in Binh Duong?
The clearest Binh Duong areas with above-average yields and below-average entry prices are Di An, Lai Thieu, Tan Dong Hiep, Phu Chanh, and Binh Thang.
These areas sit below the more expensive ticket sizes in Binh Duong New City or Thu Dau Mot Central, but they can still produce usable rental income. The key is that the apartment must be in a real renter location, not just a cheap building.
Di An is the strongest value case. A 1-bedroom apartment is modeled at about ₫1.95bn and ₫8.0m monthly rent, giving 4.9% gross yield and 3.7% net yield.
Lai Thieu is also attractive because the modeled 1-bedroom purchase price is about ₫1.90bn, with ₫7.6m monthly rent and 3.6% net yield. That is a lower capital requirement than Binh Duong New City, where a 1-bedroom is modeled at about ₫2.40bn.
Tan Dong Hiep is a useful budget-to-midmarket option. A 1-bedroom apartment is estimated at ₫1.75bn and ₫7.0m rent, giving 4.8% gross yield and 3.5% net yield.
The practical takeaway is that cheaper Binh Duong apartments are not automatically better. The better opportunity is a liquid, rentable apartment in a cheaper-than-premium area, not the lowest advertised price in the province.
Where does the rent level justify the purchase price most clearly in Binh Duong?
The rent level most clearly justifies the purchase price in Di An, Dong Hoa, Thuan Giao, Binh Hoa, and Lai Thieu.
The 1-bedroom numbers show this most clearly because they avoid the extremes of very small studios and more expensive 2-bedroom apartments. In these areas, the rent is high enough to support the capital paid without relying on a narrow luxury tenant pool.
Dong Hoa is one of the cleanest examples. A 1-bedroom apartment costs about ₫2.00bn and rents for about ₫8.2m per month, giving 4.9% gross yield and 3.7% net yield.
Di An is almost identical. A 1-bedroom apartment costs about ₫1.95bn and rents for about ₫8.0m per month, which suggests the local tenant base is strong enough to support the price.
Thuan Giao and Binh Hoa also look rational because their 1-bedroom rents remain around ₫8.1m to ₫8.4m per month while purchase prices stay around ₫2.00bn to ₫2.10bn. This is a healthier income profile than Thu Dau Mot Central, where the 1-bedroom price is about ₫2.15bn but rent is still only about ₫8.0m.
We have actually built the our real estate pack about Binh Duong to make sure you won’t buy in the wrong area. Check it out.
Make a profitable investment in Binh Duong
Better information leads to better decisions. Save time and money. Download our data.
Where is the best place to buy if I want stable rental income rather than maximum yield in Binh Duong?
The best places to buy for stable rental income rather than maximum yield in Binh Duong are Di An, Thuan Giao, Binh Hoa, Lai Thieu, and Thu Dau Mot Central.
These areas are not all the highest-yielding choices, but they offer better tenant replacement depth. That is important because stable rental income depends on how quickly and predictably a landlord can find the next tenant.
Di An and Thuan Giao give a strong balance between income and stability. Di An 1-bedroom apartments show 3.7% net yield, while Thuan Giao 1-bedroom apartments show 3.6% net yield.
Binh Hoa and Lai Thieu are also useful because they sit in practical rental corridors. Binh Hoa 1-bedroom apartments rent for about ₫8.4m per month, and Lai Thieu 2-bedroom apartments rent for about ₫10.5m per month.
Thu Dau Mot Central is different. Its 1-bedroom net yield is only about 3.3%, but the area has stronger everyday livability, services, shopping, schools, and local recognition.
For a cautious foreign buyer, the best choice may not be the highest number in the table. It may be a slightly lower-yield apartment in a location where tenant demand is broader and resale is easier.
Which apartment type gives the best return for the lowest total investment in Binh Duong?
The apartment type that gives the best return for the lowest total investment in Binh Duong is usually the 1-bedroom apartment.
The 1-bedroom format is more balanced than a studio because it can serve singles, couples, young professionals, and small households. It is also cheaper and usually easier to rent than a 2-bedroom in a thin tenant market.
Across the table, 1-bedroom apartments usually produce about 4.5% to 5.0% gross yield and about 3.1% to 3.7% net yield. The top 1-bedroom net yields appear in Di An and Dong Hoa, both at about 3.7%.
The total investment is still manageable by Binh Duong standards. A 1-bedroom apartment is modeled at ₫1.75bn in Tan Dong Hiep, ₫1.90bn in Lai Thieu, ₫1.95bn in Di An, and ₫2.00bn in Dong Hoa or Thuan Giao.
Studios are cheaper, but the tenant base is narrower. For example, My Phuoc studios cost only about ₫1.08bn, but the net yield is just 2.9%, which shows that cheap entry price alone is not enough.
Two-bedroom apartments can earn high rent, especially in Binh Duong New City, where the modeled rent is ₫16.0m per month. But the capital requirement is also higher at about ₫3.36bn, and the tenant pool is more selective.
We give you more details in the our real estate pack about Binh Duong.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Binh Duong?
The neighborhoods that offer strong rental income with the lowest vacancy risk in Binh Duong are Di An, Dong Hoa, Thuan Giao, Binh Hoa, and Lai Thieu.
These areas have enough renter depth to reduce the risk of waiting too long for the next tenant. Their demand does not depend on only one narrow group.
In the 1-bedroom segment, Di An, Dong Hoa, and Thuan Giao rent for about ₫8.0m to ₫8.2m per month. That is a strong Binh Duong rent level without needing a luxury-only tenant.
The 2-bedroom numbers also show usable demand. Di An 2-bedroom apartments rent for about ₫10.8m per month, Dong Hoa for about ₫11.0m, Thuan Giao for about ₫10.8m, Binh Hoa for about ₫11.2m, and Lai Thieu for about ₫10.5m.
The real signal is that these rents are supported by several renter groups, including HCMC-edge commuters, industrial-zone professionals, local families, young couples, and mobile workers who want a lower monthly cost than inner Ho Chi Minh City.
The practical recommendation is to avoid overpricing the unit. A well-priced furnished 1-bedroom in these areas is usually safer than an expensive 2-bedroom marketed to a narrow expat or corporate tenant pool.
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.
Which areas look overpriced relative to their rental income in Binh Duong?
The areas that look most overpriced relative to their rental income in Binh Duong are Thu Dau Mot Central and parts of Binh Duong New City, especially for studios and ordinary 1-bedroom apartments.
These areas may still be good places to live or hold for long-term growth, but the rental-income case is less attractive than in Di An, Dong Hoa, or Thuan Giao.
Thu Dau Mot Central is the clearest example. A 1-bedroom apartment is modeled at about ₫2.15bn and ₫8.0m monthly rent, producing only 4.5% gross yield and 3.3% net yield.
That is weaker than Di An, where a 1-bedroom costs about ₫1.95bn and rents for the same ₫8.0m per month. In simple terms, the tenant pays similar rent, but the buyer has to invest more capital in Thu Dau Mot Central.
Binh Duong New City studios also look stretched for pure income. The modeled studio purchase price is ₫1.68bn, the rent is ₫6.0m per month, and the net yield is only 3.1%.
The trade-off is not that these locations are bad. The trade-off is income return versus lifestyle quality, planned-city appeal, civic functions, newer buildings, and potential future infrastructure upside.
Which neighborhoods should I avoid even if the rental yield looks attractive in Binh Duong?
Beginner investors should be cautious with My Phuoc, Tan Phuoc Khanh, and weaker parts of Binh Thang, even if the headline rental yield looks acceptable.
The issue is that the gross yield does not fully capture tenant depth, vacancy risk, building quality, and resale liquidity. A cheap apartment can still be a weak investment if it takes too long to rent or resell.
My Phuoc is the clearest caution sign. A 1-bedroom apartment is modeled at ₫1.55bn and ₫5.8m rent, giving 4.5% gross yield but only 3.1% net yield.
Tan Phuoc Khanh is similar. A 1-bedroom apartment is modeled at ₫1.60bn and ₫6.1m rent, with 4.6% gross yield and 3.2% net yield.
Binh Thang also requires selectivity. A 1-bedroom apartment is modeled at ₫1.80bn and ₫6.8m rent, which gives 3.3% net yield, not enough to ignore location and tenant-depth risk.
These areas can still work at the right price. But for a beginner foreign buyer, they need a bigger discount and a clearer renter story than Di An, Dong Hoa, Thuan Giao, or Lai Thieu.
Which neighborhoods look risky even though the rental yield is high in Binh Duong?
The neighborhoods that can look risky even though the rental yield is reasonable are My Phuoc, Tan Phuoc Khanh, Phu Chanh, and Binh Thang.
The risk is that the yield may be created by a low purchase price rather than by especially strong rental demand. That distinction matters because low entry price does not automatically protect a landlord from vacancy.
Phu Chanh is a good example. A 1-bedroom apartment shows 4.7% gross yield and 3.3% net yield, but the area is more selective than Di An or Thuan Giao.
Binh Thang has the same warning. The 1-bedroom net yield is about 3.3%, while the 2-bedroom net yield is about 3.2%, which leaves limited room for mistakes in building quality or rent assumptions.
My Phuoc and Tan Phuoc Khanh look affordable, but their rents are much lower than stronger southern areas. A 2-bedroom in My Phuoc rents for about ₫8.1m per month, compared with ₫10.8m in Di An and Thuan Giao.
The safer alternative is to accept a similar or slightly lower headline yield in a deeper rental market. For Binh Duong apartment buyers, tenant replacement depth is often more important than squeezing out one extra decimal point of gross yield.
Get to know the market before buying a property in Binh Duong
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
What neighborhoods should I avoid when buying a rental apartment in Binh Duong?
When buying a rental apartment in Binh Duong, beginner investors should avoid weak versions of My Phuoc, Tan Phuoc Khanh, Phu Chanh, and Binh Thang unless the price is clearly discounted.
This is not a full-neighborhood ban. It is a warning that these areas are less forgiving if the unit is far from real demand, poorly managed, badly furnished, or priced too close to stronger areas.
Avoid My Phuoc if the apartment is not close to a clear employment node. The modeled 1-bedroom rent is only ₫5.8m per month, and the net yield is about 3.1%.
Avoid Tan Phuoc Khanh if the seller is pricing the apartment as if it had the same tenant pool as Di An or Thuan Giao. The modeled 2-bedroom rent is ₫8.5m per month, well below stronger southern areas.
Avoid weak parts of Phu Chanh if the apartment is ordinary but priced on the Binh Duong New City story. The area can work, but the buyer needs to separate real rental demand from future-growth marketing.
Avoid weak parts of Binh Thang if the building is poorly connected or has thin tenant depth. The beginner rule is simple: in Binh Duong, do not buy an apartment where the only attractive feature is the low purchase price.
Which neighborhoods are seeing rental demand weaken, and why, in Binh Duong?
The neighborhoods where rental demand looks more vulnerable in Binh Duong are My Phuoc, Tan Phuoc Khanh, weaker Binh Thang locations, and some over-supplied parts of Binh Duong New City.
This does not mean rents are collapsing. It means leasing may become more selective when the apartment is generic, poorly furnished, too far from employment, or competing with many similar units.
The rent gap is visible in the table. Peripheral 1-bedroom rents sit around ₫5.8m in My Phuoc, ₫6.1m in Tan Phuoc Khanh, and ₫6.8m in Binh Thang, compared with ₫8.0m to ₫8.2m in Di An, Dong Hoa, and Thuan Giao.
Binh Duong New City has a different risk. It can command high rent, especially in the 2-bedroom segment at about ₫16.0m per month, but that depends on a more selective tenant pool.
If too many similar units compete at the same time, landlords in Binh Duong New City may need stronger furnishing, better pricing, or more patience. The risk is not low rent, but longer vacancy for ordinary units.
The practical recommendation is to use conservative rent assumptions in thinner areas. A realistic monthly rent and a shorter time to tenant matter more than an optimistic advertised rent.
Which neighborhoods are seeing new developments that could create stronger rental demand in Binh Duong?
The neighborhoods most likely to benefit from new demand-creating development in Binh Duong are Binh Duong New City, Thu Dau Mot Central, Thuan Giao, Binh Hoa, Di An, and Dong Hoa.
The important distinction is between development that creates tenant demand and development that simply adds competing apartment supply. A transport link, employment node, school, hospital, mall, or civic function can deepen the tenant pool, while a new tower can also increase landlord competition.
Binh Duong New City has the strongest long-term development story. Its 2-bedroom apartments show ₫3.36bn purchase price, ₫16.0m monthly rent, 5.7% gross yield, and 4.2% net yield.
Di An and Dong Hoa benefit from the Ho Chi Minh City edge. Their 1-bedroom rents of about ₫8.0m and ₫8.2m per month show that renters already pay for practical access today, not only for future infrastructure.
Thuan Giao and Binh Hoa benefit from employment corridors and existing renter depth. Their 1-bedroom rents sit around ₫8.1m to ₫8.4m per month, which is strong for normal long-term rental housing in Binh Duong.
The final recommendation is to buy where the apartment already rents today, then treat future development as upside. A proposed infrastructure story should not replace a current rental-income test.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Vietnam. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Binh Duong?
The neighborhoods becoming more attractive to renters because of transport and regional integration are Di An, Dong Hoa, Thuan Giao, Binh Hoa, Lai Thieu, and Binh Duong New City.
These areas benefit from the practical reality of Binh Duong as part of the wider Ho Chi Minh City growth area. Renters often care less about administrative boundaries and more about commute time, rent level, services, and apartment quality.
Di An and Dong Hoa show this clearly. Their 1-bedroom rents of about ₫8.0m to ₫8.2m per month are supported by renters who want access to eastern Ho Chi Minh City, Thu Duc, services, universities, and employment nodes while paying less than inner HCMC prices.
Thuan Giao and Binh Hoa are also becoming more attractive because they combine employment access with apartment supply. Binh Hoa 1-bedroom apartments rent for about ₫8.4m per month, the highest modeled 1-bedroom rent outside Binh Duong New City.
Lai Thieu offers a middle-ground renter profile. It is not as high-profile as Binh Duong New City, but 1-bedroom apartments still reach about 3.6% net yield.
Binh Duong New City has the most visible future-growth narrative. The caution is that future transport upside can be priced into the purchase before it appears in achieved rent.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Binh Duong?
The neighborhoods that have become less attractive for rental-income investors in Binh Duong are overpriced parts of Binh Duong New City, Thu Dau Mot Central, and weaker peripheral areas where prices rise faster than rents.
The problem is not that these are bad locations. The problem is that the balance between purchase price, rent, net yield, vacancy risk, and resale liquidity has become less forgiving.
Thu Dau Mot Central is the clearest income-compression case. A 1-bedroom apartment costs about ₫2.15bn and rents for about ₫8.0m per month, giving only 3.3% net yield.
Binh Duong New City studios also look less compelling for pure rental income. The modeled studio price is ₫1.68bn, but the monthly rent is ₫6.0m and the net yield is 3.1%.
Peripheral areas have a different issue. My Phuoc, Tan Phuoc Khanh, and Binh Thang may look affordable, but their 1-bedroom rents sit below stronger southern areas and their net yields are not high enough to ignore liquidity risk.
The practical conclusion is that investors should not avoid these neighborhoods blindly. They should avoid weak units: overpriced studios in premium stories, ordinary units priced like trophy assets, and peripheral apartments without a clear tenant base.
Which apartment types are becoming harder to rent in Binh Duong, and in which neighborhoods?
The apartment types becoming harder to rent in Binh Duong are overpriced studios in premium projects, ordinary 2-bedroom apartments in weaker peripheral areas, and unfurnished apartments competing against furnished units.
Studios are most sensitive to price and location because the tenant pool is narrower. They work best for single renters, young professionals, and budget-conscious workers who need convenience.
Binh Duong New City studios show the risk. A studio costs about ₫1.68bn and rents for about ₫6.0m per month, giving only 3.1% net yield.
Two-bedroom apartments become harder in My Phuoc, Tan Phuoc Khanh, and weaker Binh Thang locations because family, expat, and corporate demand is thinner. A 2-bedroom in My Phuoc rents for about ₫8.1m per month, while similar stronger-area rents reach ₫10.8m to ₫11.2m in Di An, Thuan Giao, and Binh Hoa.
Unfurnished apartments are also more exposed because Binh Duong renters often compare ready-to-move units closely. A clean furnished unit can reduce vacancy and help justify the rent.
The safest product remains the furnished 1-bedroom apartment in Di An, Dong Hoa, Thuan Giao, Binh Hoa, or Lai Thieu. It fits the widest practical renter base without requiring the buyer to take on the highest capital cost.
Don't buy the wrong property, in the wrong area of Binh Duong
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
INSIGHTS
These insights are drawn from the Binh Duong apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Binh Duong.
- Di An and Dong Hoa are the cleanest 1-bedroom yield markets in the Binh Duong dataset. Both show about 3.7% net yield, which is strong because the result is supported by practical tenant demand rather than only low prices.
- The 1-bedroom apartment is the most forgiving Binh Duong rental product. It has enough space for couples and professionals, but it does not require the higher capital and narrower tenant pool of a 2-bedroom apartment.
- Binh Duong New City is the best 2-bedroom yield story, but it is not the simplest beginner story. The 2-bedroom net yield reaches 4.2%, yet the buyer needs better furnishing, stronger tenant targeting, and more patience than in basic commuter locations.
- Thu Dau Mot Central is better for stability and livability than pure yield. Its 1-bedroom net yield is only 3.3%, which means the buyer is paying for centrality, services, and recognition rather than maximum rental income.
- My Phuoc looks cheap, but the rent level is also low. The studio net yield is only 2.9%, which is the weakest figure in the table and a clear warning against judging only by entry price.
- Lai Thieu is a useful middle-ground location. It does not have the highest profile, but its 1-bedroom and 2-bedroom net yields both reach 3.6%, which makes the area more balanced than many buyers may expect.
- Thuan Giao has a strong income profile because rents stay close to Di An and Dong Hoa while prices remain reasonable. It is a practical rental corridor rather than a prestige-first purchase.
- Binh Hoa benefits from employment-linked demand. Its 1-bedroom rent of about ₫8.4m per month is the strongest normal 1-bedroom rent in the table outside Binh Duong New City.
- Peripheral Binh Duong areas need a larger discount to make sense. My Phuoc, Tan Phuoc Khanh, and weaker Binh Thang units are not bad automatically, but their yield is not high enough to ignore vacancy and resale risk.
- Studios are not always the highest-yield product in Binh Duong. Unlike some dense city markets, Binh Duong studios can underperform if they are in locations where single-renter demand is thin.
- Two-bedroom apartments are only efficient in the right tenant market. They work better in Binh Duong New City or stronger family and corporate areas, but they are harder to justify in peripheral neighborhoods with lower rent ceilings.
- Net yield matters more than gross yield for foreign individual buyers. Vacancy, furnishing, leasing friction, maintenance, and management quality can change the real return more than a small difference in headline rent.
- The best Binh Duong apartment investment is usually not the newest or cheapest unit. It is the unit that can be rented quickly to a normal long-term tenant at a realistic rent.
- Building quality can decide the result inside the same neighborhood. A clean furnished apartment in a managed project may outperform a cheaper apartment nearby if it rents faster and keeps tenants longer.
- The main Binh Duong market signal is practical demand. Areas near jobs, services, transport, and Ho Chi Minh City access deserve more weight than speculative growth stories alone.
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.
OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Binh Duong neighborhoods, we built the dataset manually from the ground up by neighborhood and apartment type. We did not reuse a third-party rental yield dataset.
For each area, we researched current residential apartment sale listings across major real estate platforms relevant to Binh Duong, including Batdongsan, Rever, and FazWaz. We focused on studios, 1-bedroom apartments, and 2-bedroom apartments, using comparable surface ranges where possible.
For each neighborhood and property type, we collected comparable sale listings ourselves, then cleaned the sample. We removed duplicates, incomplete listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, and properties that were not comparable by location, condition, size, or listing quality.
We then estimated a realistic purchase price for each segment. The median price was used as the main reference where possible, while the average was used only when the sample was clean and not distorted by outliers.
We built the rental side separately. For the same neighborhood and apartment type, we manually collected rental listings, removed non-comparable offers and unrealistic rents, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and apartment type to estimate gross rental yield. The gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net rental yield, we did not apply a single flat discount to every apartment. The deduction was adjusted by neighborhood and apartment type because a small studio, a furnished 1-bedroom apartment, and a larger 2-bedroom apartment do not have the same cost structure.
The net yield adjustment considers the costs and risks that matter for each segment, including vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, utilities, service charges, building costs, furnishing needs, and other operating costs that can reduce the landlord's real income.
Each estimate is assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. 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 Binh Duong.
Related blog posts