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Binh Duong has become one of Vietnam's most interesting apartment investment spots because it combines industrial job growth with affordable entry prices compared to Ho Chi Minh City.
We constantly update this blog post to make sure you have the freshest rental yield data for Binh Duong apartments in 2026.
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.
What rental yields can I realistically get from an apartment in Binh Duong?
What's the average gross rental yield for apartments in Binh Duong as of 2026?
As of early 2026, the average gross rental yield for apartments in Binh Duong sits around 6.8%, which is notably higher than what you would find in Ho Chi Minh City or Hanoi.
Most apartment investments in Binh Duong fall within a realistic gross yield range of 6.0% to 7.5%, depending on your purchase price and rental income.
The biggest factor that causes yields to vary in Binh Duong is whether you buy at primary market prices (new developments at around 45 to 50 million VND per square meter) or resale prices (often 25% cheaper), since the same rental income on a lower purchase price means a much better yield.
Compared to Ho Chi Minh City, where gross yields typically hover around 4% to 5%, Binh Duong apartments offer significantly better returns because purchase prices remain lower while rental demand from industrial workers and commuters stays strong.
What's the average net rental yield for apartments in Binh Duong as of 2026?
As of early 2026, the average net rental yield for apartments in Binh Duong is approximately 5.3% after accounting for all typical landlord expenses.
Most apartment investors in Binh Duong can realistically expect net yields between 4.7% and 5.8%, with the higher end achievable if you self-manage and maintain low vacancy.
The single biggest expense that reduces your gross yield to net yield in Binh Duong is the combination of rental income taxes (around 10% of rental revenue under Vietnam's Circular 40 framework) and property management fees (5% to 8% of rent if you outsource), which together can eat up more than 1.5 percentage points of your return.
By the way, you will find much more detailed data in our property pack covering the real estate market in Binh Duong.
What's the typical rent-to-price ratio for apartments in Binh Duong in 2026?
As of early 2026, the typical annual rent-to-price ratio for apartments in Binh Duong is around 6.8%, which translates to roughly 0.57% per month.
Most apartment transactions in Binh Duong show rent-to-price ratios ranging from 6.0% to 7.5% annually, or about 0.50% to 0.63% monthly.
The highest rent-to-price ratios in Binh Duong tend to appear in resale apartments near industrial parks in Di An and Thuan An, where purchase prices are more affordable but rental demand from factory workers and managers remains consistently strong.
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How much rent can I charge for an apartment in Binh Duong?
What's the typical tenant budget range for apartments in Binh Duong right now?
The typical monthly tenant budget for renting an apartment in Binh Duong in early 2026 ranges from 6 million to 20 million VND (roughly 240 to 800 USD or 220 to 740 EUR), covering everything from basic worker housing to upper-segment family units.
Tenants targeting mid-range apartments in Binh Duong typically budget between 10 million and 15 million VND per month (around 400 to 600 USD or 370 to 550 EUR), which gets them a decent 1-bed or compact 2-bed in a good building.
For high-end or luxury apartments in Binh Duong, tenants usually budget 16 million to 25 million VND per month (approximately 640 to 1,000 USD or 590 to 920 EUR), which covers larger 2-bed or 3-bed units in premium developments with full amenities.
We have a blog article where we update the latest data about rents in Binh Duong here.
What's the average monthly rent for a 1-bed apartment in Binh Duong as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Binh Duong is around 12 million VND (approximately 480 USD or 440 EUR) for good-quality stock in desirable locations.
Entry-level 1-bed apartments in Binh Duong rent for about 7 to 9 million VND per month (280 to 360 USD or 260 to 330 EUR), and these are typically older buildings or locations further from commuter corridors, often with basic furnishing and smaller floor plans around 35 to 40 square meters.
Mid-range 1-bed apartments in Binh Duong command 10 to 12 million VND per month (400 to 480 USD or 370 to 440 EUR), and these usually feature modern finishes, air conditioning, a washing machine, and are located in well-managed buildings near major roads in Di An or Thuan An.
High-end 1-bed apartments in Binh Duong rent for 13 to 15 million VND per month (520 to 600 USD or 480 to 550 EUR), offering premium amenities like a gym, pool, 24-hour security, and are often found in newer master-planned developments in Binh Duong New City or Thu Dau Mot.
What's the average monthly rent for a 2-bed apartment in Binh Duong as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Binh Duong is approximately 15.5 million VND (around 620 USD or 570 EUR) in the higher-quality segment.
Entry-level 2-bed apartments in Binh Duong rent for about 10 to 12 million VND per month (400 to 480 USD or 370 to 440 EUR), typically found in older buildings with basic amenities, often in areas like Ben Cat or the outer wards of Thu Dau Mot with longer commutes to industrial zones.
Mid-range 2-bed apartments in Binh Duong command 13 to 16 million VND per month (520 to 640 USD or 480 to 590 EUR), usually in well-maintained buildings near major employment hubs, featuring 60 to 75 square meters, full furnishing, and good building management in Thuan An or Di An.
High-end 2-bed apartments in Binh Duong rent for 17 to 22 million VND per month (680 to 880 USD or 630 to 810 EUR), offering spacious layouts of 80 square meters or more, premium finishes, and full resort-style amenities in the newest developments.
What's the average monthly rent for a 3-bed apartment in Binh Duong as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Binh Duong is around 19 million VND (approximately 760 USD or 700 EUR) for quality units in good locations.
Entry-level 3-bed apartments in Binh Duong rent for about 14 to 16 million VND per month (560 to 640 USD or 520 to 590 EUR), typically older buildings with basic common areas, often attracting small families or groups of workers sharing costs in less central locations.
Mid-range 3-bed apartments in Binh Duong command 17 to 20 million VND per month (680 to 800 USD or 630 to 740 EUR), usually featuring 90 to 110 square meters, three separate bedrooms, a proper kitchen, and located in established residential compounds near schools and services.
High-end 3-bed apartments in Binh Duong rent for 22 to 30 million VND per month (880 to 1,200 USD or 810 to 1,100 EUR), offering premium layouts above 120 square meters, high-quality finishes, multiple bathrooms, and are typically found in the best new developments targeting expat managers and senior professionals.
How fast do well-priced apartments get rented in Binh Duong?
A well-priced apartment in Binh Duong typically gets rented within 2 to 6 weeks in early 2026, assuming it is properly furnished and located near employment centers.
The typical vacancy rate for apartments in Binh Duong hovers around 5% annually for well-located units, though this can spike during Lunar New Year when many workers return to their home provinces.
The main factors that cause some apartments to rent faster than others in Binh Duong are proximity to major industrial parks (like VSIP or My Phuoc), being located along key commuter routes to Ho Chi Minh City, and offering move-in-ready furnishing with air conditioning and a washing machine that busy workers need immediately.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Binh Duong?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Binh Duong as of 2026?
As of early 2026, studios and 1-bed apartments typically offer the best rental yields in Binh Duong, often reaching the upper end of the 6.5% to 7.5% gross yield range.
The typical gross rental yield by apartment type in Binh Duong breaks down roughly as follows: studios can achieve 7% to 8%, 1-beds around 6.5% to 7.5%, 2-beds around 6% to 7%, and 3-beds typically fall between 5.5% and 6.5%.
The main reason smaller units outperform in Binh Duong is that the renter base consists heavily of single industrial workers, young professionals, and commuters who need affordable housing near factories, and these tenants are willing to pay relatively high rents for small spaces while larger family-sized units have a narrower pool of qualified tenants.
Which features are best if you want a good yield for your apartment in Binh Duong?
The top features that positively impact rental yield for apartments in Binh Duong are being within 10 minutes of a major industrial park entrance, offering move-in-ready furnishing (air conditioning, refrigerator, washing machine), and having reliable motorbike parking, since these directly address what factory workers and commuters prioritize when choosing where to live.
In Binh Duong, middle floors (4th to 12th) tend to rent most easily because they offer a balance between accessibility during elevator outages and distance from ground-floor noise or top-floor heat, which matters in Vietnam's tropical climate.
Apartments with balconies do command slightly higher rents in Binh Duong (perhaps 5% to 10% more) because Vietnamese tenants value outdoor drying space for laundry and fresh air circulation, making this a worthwhile feature for maximizing rental appeal.
Building features like working elevators, 24-hour security, and motorbike parking generally do justify their service charges in Binh Duong because tenants view them as essential rather than optional, but swimming pools and gyms are less valued by the typical industrial worker tenant and may not boost rents enough to offset higher fees.
Don't buy the wrong property, in the wrong area of Binh Duong
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Which neighborhoods give the best rental demand for apartments in Binh Duong?
Which neighborhoods have the highest rental demand for apartments in Binh Duong as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Binh Duong are Tan Dong Hiep and Dong Hoa in Di An City, Thuan Giao and Binh Hoa in Thuan An City, and Phu Loi and Phu Hoa in Thu Dau Mot City.
The main demand driver that makes these neighborhoods attractive in Binh Duong is their position at the intersection of major industrial parks (like VSIP and Song Than) and commuter routes to Ho Chi Minh City, which means tenants can both work locally and access the bigger city when needed.
The typical time-to-rent in these high-demand Binh Duong neighborhoods is around 2 to 4 weeks for well-priced units, with vacancy rates staying below 5% annually because the constant flow of new industrial workers creates steady tenant turnover.
One emerging neighborhood gaining rental demand momentum in Binh Duong is Hoa Phu ward in Binh Duong New City, which is benefiting from new infrastructure, commercial development, and spillover from more established areas as those become saturated.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Binh Duong.
Which neighborhoods have the highest yields for apartments in Binh Duong as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Binh Duong are Tan Dong Hiep and Dong Hoa in Di An City, plus Thuan Giao and Binh Hoa in Thuan An City, where strong rental demand meets relatively affordable purchase prices.
The typical gross rental yield range in these top-yielding Binh Duong neighborhoods is 7% to 7.5%, compared to the province-wide average of around 6.8%.
The main reason these neighborhoods offer higher yields than others in Binh Duong is that resale apartments here are priced 20% to 25% below new primary market units while rental rates stay strong due to proximity to industrial parks, so investors who buy secondary market units can achieve better returns than those paying premium prices in newer master-planned developments.
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.
Should I do long-term rental or short-term rental in Binh Duong?
Is short-term rental legal for apartments in Binh Duong as of 2026?
As of early 2026, short-term rental for apartments in Binh Duong exists in a regulatory gray area, and foreign investors should treat it as a risk factor rather than a guaranteed income strategy.
The main legal restrictions for short-term rentals in Binh Duong stem from building-level rules (many residential condominiums prohibit or limit stays under 30 days) and evolving national policy, with Vietnam actively discussing tighter controls on Airbnb-style rentals in apartment buildings.
For Airbnb-style rentals, Vietnam requires registration with local authorities and compliance with tourism accommodation regulations under the Law on Tourism and Decree 168/2017, but enforcement varies widely and the nearby precedent of Ho Chi Minh City's Decision 26/2025 (which restricts short-term rentals in residential buildings) signals where policy is heading.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Binh Duong.
What's the gross yield difference short-term vs long-term in Binh Duong in 2026?
As of early 2026, short-term rentals in Binh Duong can theoretically generate gross yields of 7.5% to 10%, which is about 1.5 to 2.5 percentage points higher than the long-term rental average of 6% to 7.5%.
The typical gross yield range for short-term rentals in Binh Duong apartments sits around 8% to 10% at high occupancy, while long-term rentals deliver a more stable 6% to 7.5% without the operational complexity.
The main additional costs that reduce the net yield advantage of short-term rentals in Binh Duong include platform fees (typically 3% to 15% of booking value), higher furnishing and refresh costs, cleaning between guests, utility spikes, and the management time or fees required to handle constant turnover.
To outperform a long-term rental in Binh Duong, a short-term rental typically needs to maintain at least 65% to 70% occupancy throughout the year, which is challenging given that Binh Duong is not a tourist destination and relies on business travelers whose schedules are unpredictable.
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What costs will eat into my net yield for an apartment in Binh Duong?
What are building service charges as a % of rent in Binh Duong as of 2026?
As of early 2026, the typical building service charge for apartments in Binh Duong runs about 8% to 15% of monthly rent if the landlord pays it, or around 8,000 to 20,000 VND per square meter per month (roughly 15 to 40 USD or 14 to 37 EUR for a 50 square meter unit).
The realistic range of building service charges in Binh Duong covers 5% to 18% of rent depending on the building, with newer developments charging more and older buildings often staying at the lower end.
Services that typically justify higher-than-average charges in Binh Duong include 24-hour security with controlled access, swimming pools, gyms, landscaped gardens, and professional management companies, though importantly, many lease agreements in Vietnam pass monthly service fees directly to tenants rather than the landlord absorbing them.
What annual maintenance budget should I assume for an apartment in Binh Duong right now?
A sensible annual maintenance budget for an apartment in Binh Duong is around 0.5% of the property value, which works out to roughly 10 to 12 million VND per year (approximately 400 to 480 USD or 370 to 440 EUR) for a typical 2 billion VND apartment.
The realistic range of annual maintenance costs in Binh Duong runs from about 5 million VND (200 USD or 185 EUR) for newer apartments in good condition to 20 million VND (800 USD or 740 EUR) for older units that need more frequent repairs and refreshes.
The most common maintenance expenses apartment owners face in Binh Duong include air conditioning servicing and repairs (critical in the tropical climate), repainting walls between tenants, replacing worn-out appliances like water heaters and washing machines, and fixing plumbing issues that arise from the region's hard water.
What property taxes should I expect for an apartment in Binh Duong as of 2026?
As of early 2026, Vietnam does not have a recurring annual property tax on apartments like you might find in the US or Europe, so your main tax obligation as a landlord in Binh Duong is the tax on rental income, which typically amounts to around 10% of your gross rental revenue.
The realistic range of rental income tax in Binh Duong depends on your revenue level and registration status, but most individual landlords pay between 5% and 10% of rental income through a combination of VAT and personal income tax under Circular 40/2021.
Rental income tax in Vietnam is calculated based on your gross rental revenue, with the exact rate depending on whether you exceed certain thresholds and how you are registered as a business household or individual.
There are exemptions for very low rental incomes (below 100 million VND per year), but most apartments generating meaningful yields in Binh Duong will exceed this threshold and trigger the standard tax obligations.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Binh Duong.
How much does landlord insurance cost for an apartment in Binh Duong in 2026?
As of early 2026, landlord insurance for an apartment in Binh Duong typically costs around 1 to 3 million VND per year (approximately 40 to 120 USD or 37 to 110 EUR), though insurance uptake among apartment owners in Vietnam remains relatively low.
The realistic range of annual landlord insurance costs in Binh Duong runs from about 500,000 VND (20 USD or 18 EUR) for basic coverage to 5 million VND (200 USD or 185 EUR) for more comprehensive policies that include contents and liability protection.
What's the typical property management fee for apartments in Binh Duong as of 2026?
As of early 2026, the typical property management fee for apartments in Binh Duong is around 5% to 8% of monthly rent collected, which translates to roughly 500,000 to 1,000,000 VND per month (20 to 40 USD or 18 to 37 EUR) for a unit renting at 12 million VND.
The realistic range of property management fees in Binh Duong runs from about 5% (for basic tenant finding and rent collection) to 12% (for full-service management including regular inspections, maintenance coordination, and tenant relations).
Services typically included in standard property management fees in Binh Duong are tenant sourcing, lease administration, monthly rent collection and transfer, basic coordination with building management, and handling simple tenant requests, with additional charges for major repairs or legal issues.
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 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 |
|---|---|---|
| Vietstock | Major Vietnamese financial news site citing Batdongsan property data. | We extracted rent and price benchmarks by bedroom type. We then calculated gross yields using their concrete figures. |
| Vietnam News | Major national newspaper with transparent data attribution. | We used their primary market price reporting for Binh Duong. We cross-referenced prices to triangulate yield calculations. |
| Realtique | Property portal citing Batdongsan research reports directly. | We used their resale versus new price comparison. We applied the discount to show how yields vary by purchase type. |
| Vietnam Ministry of Planning and Investment | Official government source for foreign investment data. | We used FDI data to support the industrial jobs and rental demand connection. We grounded demand claims in official reporting. |
| Savills Vietnam | Top-tier global real estate consultancy with local expertise. | We used their fee structure explanations for service charges and maintenance. We applied their guidance to net yield calculations. |
| Circular 40/2021/TT-BTC | Official Vietnamese tax regulation for rental income. | We used this to model landlord tax obligations accurately. We applied the rates to reduce gross yields to net yields. |
| Circular 02/2016/TT-BXD | Official legal framework for condominium management in Vietnam. | We used this to explain how building service fees are structured. We grounded fee discussions in regulation rather than guesswork. |
| CBRE Vietnam | Top-tier global real estate firm with formal research process. | We used their market outlook for professional context. We aligned our conclusions with institutional research standards. |
| Vietnam National Statistics Office | Vietnam's official statistics agency for macro and migration data. | We used NSO data to support demand narratives around in-migration. We treated it as the official spine for growth claims. |
| VCI-Legal | Legal firm summarizing actual binding city decisions. | We used their HCMC short-term rental analysis as a nearby precedent. We applied it to frame regulatory risk for Binh Duong. |
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