Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Everything you need to know before buying real estate is included in our Vietnam Property Pack
Binh Duong's rental market is different from most Vietnamese provinces because it's driven by industrial parks, commuters heading to Ho Chi Minh City, and the growing Binh Duong New City development.
In this guide, we break down the current residential rents in Binh Duong as of the first half of 2026, covering everything from studio prices to landlord costs and tenant preferences.
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
- Rents in Binh Duong in 2026 are roughly 40% to 50% lower than comparable units in Ho Chi Minh City, making the province a top choice for cost-conscious commuters.
- Furnished apartments in Di An and Thuan An command a rent premium of around 15% to 25% over unfurnished units because mobile workers prefer move-in-ready options.
- Expat-focused projects like The Habitat Binh Duong and Midori Park can achieve rents 30% to 40% above the Binh Duong average thanks to professional management and amenities.
- The vacancy rate for mainstream condos in Binh Duong sits between 5% and 9%, which is considered healthy for a market with steady new supply.
- Well-priced rental units in Di An and Thuan An typically lease within 10 to 20 days, while overpriced or poorly furnished units can sit for over a month.
- Post-Tet (February to April) is the busiest leasing season in Binh Duong because workers relocate after the Lunar New Year holiday.
- If your annual rental income stays below 100 million VND (about $4,000), you are generally exempt from VAT and personal income tax under Vietnam's household business rules.
- Japanese and Korean expat managers working in industrial zones represent a significant share of the premium tenant pool in Thuan An and Binh Duong New City.
What are typical rents in Binh Duong as of 2026?
What's the average monthly rent for a studio in Binh Duong as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Binh Duong falls between 7 and 12 million VND (approximately $280 to $480 USD or €260 to €445 EUR), depending on the building quality and location.
At the lower end, you'll find older studios or basic "mini apartments" located farther from industrial zones like VSIP or Song Than, while the upper end covers furnished units in managed buildings near Aeon Canary or Binh Duong New City.
The main factors that cause studio rents to vary in Binh Duong are proximity to industrial parks, the level of furnishing, building age, and whether the property includes amenities like a pool or gym.
What's the average monthly rent for a 1-bedroom in Binh Duong as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Binh Duong ranges from 7.5 to 11 million VND (around $300 to $440 USD or €280 to €410 EUR), with most units falling in the 8 to 10 million VND sweet spot.
The realistic rent range for 1-bedroom apartments in Binh Duong stretches from about 6 million VND for basic older units up to 13 million VND for newer, fully furnished condos in premium locations.
Neighborhoods like Di An and Thuan An offer the most competitive 1-bedroom rents due to high supply, while Binh Duong New City and VSIP-adjacent areas command higher prices because of better amenities and expat demand.
What's the average monthly rent for a 2-bedroom in Binh Duong as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Binh Duong falls between 9.5 and 15 million VND (about $380 to $600 USD or €350 to €555 EUR), with mid-market family-friendly condos clustering around 10 to 13 million VND.
The realistic rent range for 2-bedroom apartments in Binh Duong spans from around 8 million VND for older or less central units up to 18 million VND for newer managed projects with strong amenities.
Thuan An and Di An offer some of the most affordable 2-bedroom options in Binh Duong, while Binh Duong New City neighborhoods like Hoa Phu and Phu My tend to be the most expensive due to newer infrastructure and Japanese-led developments.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Binh Duong.
What's the average rent per square meter in Binh Duong as of 2026?
As of early 2026, the average rent per square meter in Binh Duong ranges from 160,000 to 230,000 VND per month (approximately $6.40 to $9.20 USD or €5.90 to €8.50 EUR per square meter).
This range varies across Binh Duong neighborhoods, with older stock in outlying areas falling below 150,000 VND per square meter and premium managed condos near VSIP or in Binh Duong New City exceeding 250,000 VND per square meter.
Compared to Ho Chi Minh City, where rent per square meter often exceeds 300,000 VND in central districts, Binh Duong offers roughly 30% to 50% lower density costs, which is a key reason commuters choose to live here.
Properties that push rent per square meter above average in Binh Duong typically include full furnishing, modern air conditioning, pool and gym access, and proximity to major employers like VSIP or Song Than industrial parks.
How much have rents changed year-over-year in Binh Duong in 2026?
As of early 2026, rents in Binh Duong have increased by an estimated 4% to 8% compared to January 2025 for mainstream condos in the Di An, Thuan An, and Thu Dau Mot corridors.
The main factors driving rent increases in Binh Duong this year are continued industrial employment growth, steady in-migration from other provinces, and strong demand from HCMC commuters seeking more affordable housing.
This year's rent growth in Binh Duong is roughly in line with 2024 trends, though new apartment supply coming online has prevented more aggressive price increases that might have occurred in a tighter market.
What's the outlook for rent growth in Binh Duong in 2026?
As of early 2026, we project rent growth in Binh Duong to range between 3% and 7% over the coming year, with the strongest gains likely in transit-friendly and expat-preferred areas.
The key factors likely to influence rent growth in Binh Duong include Vietnam's continued economic expansion, ongoing industrial park hiring, and migration from Ho Chi Minh City as housing costs there remain elevated.
Neighborhoods expected to see the strongest rent growth in Binh Duong are Di An and Thuan An (due to HCMC commuter demand) and Binh Duong New City's Hoa Phu and Phu My areas (due to expat and professional tenant interest).
The main risks that could cause rent growth to fall short of projections include a surge of new project handovers flooding the market, which would force landlords to compete on incentives rather than raising headline rents.
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 rent best in Binh Duong as of 2026?
Which neighborhoods have the highest rents in Binh Duong as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Binh Duong are Binh Duong New City (especially Hoa Phu and Phu My), Thuan An near VSIP 1, and Di An along the HCMC border, with premium units reaching 15 to 20 million VND ($600 to $800 USD or €555 to €740 EUR) per month.
These neighborhoods command premium rents in Binh Duong because they offer newer managed buildings, professional security, swimming pools, gyms, and convenient access to major industrial parks and expressways.
The tenant profile that typically rents in these high-rent Binh Duong neighborhoods includes expat managers working at Japanese or Korean companies, higher-income local professionals, and families seeking modern amenities and good security.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Binh Duong.
Where do young professionals prefer to rent in Binh Duong right now?
Young professionals in Binh Duong most commonly rent in Di An (particularly Tan Dong Hiep and Dong Hoa), Thuan An (especially Binh Hoa and Thuan Giao), and areas near Aeon Canary mall.
Young professionals typically pay between 7 and 11 million VND ($280 to $440 USD or €260 to €410 EUR) per month in these Binh Duong neighborhoods, depending on unit size and furnishing level.
These neighborhoods attract young professionals in Binh Duong because they offer fast access to HCMC or Thu Duc, plenty of food and entertainment options, strong public transport links, and a variety of affordable condo options.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Binh Duong.
Where do families prefer to rent in Binh Duong right now?
Families in Binh Duong most commonly rent in Thu Dau Mot (especially Phu Loi, Phu Hoa, and Hiep Thanh) and Binh Duong New City's Hoa Phu and Phu My areas.
Families typically pay between 10 and 16 million VND ($400 to $640 USD or €370 to €590 EUR) per month for 2 to 3 bedroom apartments in these Binh Duong neighborhoods.
These neighborhoods attract families in Binh Duong because they offer newer urban planning, green spaces, parks, managed building security, and a calmer environment compared to the more industrial Di An and Thuan An areas.
Educational options near these family-friendly Binh Duong neighborhoods include international schools in Binh Duong New City, established public schools in Thu Dau Mot's central wards, and several private schools catering to expat families.
Which areas near transit or universities rent faster in Binh Duong in 2026?
As of early 2026, the areas that rent fastest in Binh Duong are Di An near the HCMC border corridors, the VSIP 1 and Song Than industrial belt edges in Thuan An, and the Thu Dau Mot university cluster.
Properties in these high-demand Binh Duong areas typically stay listed for only 10 to 15 days, compared to 30 days or more in less convenient locations.
The rent premium for properties within walking distance of transit routes or universities in Binh Duong is roughly 1 to 2 million VND ($40 to $80 USD or €37 to €74 EUR) per month above comparable units farther away.
Which neighborhoods are most popular with expats in Binh Duong right now?
The three neighborhoods most popular with expats in Binh Duong are Thuan An near VSIP 1 (home to The Habitat Binh Duong), Binh Duong New City's Midori Park and Tokyu Garden City areas, and parts of Thu Dau Mot with newer managed developments.
Expats typically pay between 12 and 20 million VND ($480 to $800 USD or €445 to €740 EUR) per month in these Binh Duong neighborhoods, which is at the higher end of the local market.
These neighborhoods attract expats in Binh Duong because they offer professional building management, security, pools, gyms, English-speaking staff, and a "planned city" feel that resembles developments in Japan or Korea.
Japanese and Korean expat communities are most represented in these Binh Duong neighborhoods, as many work as managers or engineers at industrial parks owned by companies from these countries.
And if you are also an expat, you may want to read our exhaustive guide for expats in Binh Duong.
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 with our guide.
Who rents, and what do tenants want in Binh Duong right now?
What tenant profiles dominate rentals in Binh Duong?
The three tenant profiles that dominate the rental market in Binh Duong are industrial park employees and middle managers, HCMC commuters seeking lower rents, and expats or foreign specialists working at multinational companies.
Industrial workers and managers represent roughly 40% to 50% of Binh Duong's rental demand, HCMC commuters account for about 30% to 35%, and expats make up approximately 10% to 15% of the market.
Industrial workers typically seek furnished 1-bedroom or studio units near VSIP or Song Than, commuters prefer 1 to 2 bedroom condos in Di An with good highway access, and expats look for managed 2-bedroom apartments with amenities in New City or VSIP-side projects.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Binh Duong.
Do tenants prefer furnished or unfurnished in Binh Duong?
In Binh Duong, roughly 65% to 75% of tenants prefer furnished or basic-furnished apartments, while only 25% to 35% seek unfurnished units, especially in the worker and commuter segments.
Furnished apartments in Binh Duong command a rent premium of about 1.5 to 2.5 million VND ($60 to $100 USD or €55 to €93 EUR) per month compared to unfurnished equivalents.
Tenants who prefer furnished rentals in Binh Duong are typically industrial workers on shorter contracts, expats who don't want to buy furniture, and young professionals who move frequently for job opportunities.
Which amenities increase rent the most in Binh Duong?
The five amenities that increase rent the most in Binh Duong are full furniture with strong air conditioning, building-managed pools and gyms, secure parking, proximity to Aeon Canary or VSIP, and shuttle services to industrial parks.
Full furnishing adds roughly 1.5 to 2.5 million VND ($60 to $100 USD) per month, pool and gym access adds about 1 to 2 million VND ($40 to $80 USD), secure parking adds around 500,000 to 1 million VND ($20 to $40 USD), prime location adds 1 to 3 million VND ($40 to $120 USD), and shuttle access can justify premiums of 500,000 to 1 million VND ($20 to $40 USD).
In our property pack covering the real estate market in Binh Duong, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Binh Duong?
The five renovations that get the best ROI for rental properties in Binh Duong are upgrading air conditioning units, refreshing bathrooms with new fixtures, adding a washer and fridge, improving lighting, and creating a simple work-from-home desk setup for expat-targeted units.
Air conditioning upgrades cost about 5 to 10 million VND ($200 to $400 USD) and can boost rent by 500,000 to 1 million VND per month, bathroom refreshes cost 3 to 8 million VND ($120 to $320 USD) for a potential 300,000 to 700,000 VND monthly increase, and a work-from-home setup costing around 2 to 4 million VND ($80 to $160 USD) helps attract expat tenants willing to pay 500,000 to 1 million VND more.
Renovations with poor ROI in Binh Duong include expensive structural changes, luxury finishes that exceed what the local market will pay for, and over-customized designs that appeal to only a narrow 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.
How strong is rental demand in Binh Duong as of 2026?
What's the vacancy rate for rentals in Binh Duong as of 2026?
As of early 2026, the estimated vacancy rate for mainstream condo rentals in Binh Duong sits between 5% and 9% in the main Di An, Thuan An, and Thu Dau Mot corridors.
Vacancy rates vary across Binh Duong neighborhoods, with well-located units in Di An and Thuan An often below 5%, while newer premium or serviced apartments in Binh Duong New City can run 10% to 15% due to their smaller tenant pool.
The current vacancy rate in Binh Duong is roughly in line with the historical average for this market, which tends to hover in the 5% to 10% range thanks to steady industrial employment and in-migration supporting demand.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Binh Duong.
How many days do rentals stay listed in Binh Duong as of 2026?
As of early 2026, well-priced rental units in Binh Duong typically stay listed for about 10 to 20 days before finding a tenant.
Days on market vary across Binh Duong, with competitive units near VSIP or in Di An often leasing within 10 days, while overpriced, poorly furnished, or older walk-up units can sit for 30 to 45 days or longer.
The current days-on-market figure in Binh Duong is similar to one year ago, as the balance between new supply and tenant demand has remained relatively stable throughout 2025.
Which months have peak tenant demand in Binh Duong?
The peak months for tenant demand in Binh Duong are February through April (just after Tet) and July through September (mid-year hiring season), when the most new tenants enter the market.
These seasonal patterns in Binh Duong are driven by workers relocating after the Lunar New Year holiday, mid-year industrial hiring waves, and families moving before the new school year starts in September.
The lowest tenant demand months in Binh Duong tend to be November through January, when fewer people move and many workers return to their home provinces for Tet celebrations.
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 will my monthly costs be in Binh Duong as of 2026?
What property taxes should landlords expect in Binh Duong as of 2026?
As of early 2026, landlords in Binh Duong should expect to pay mainly non-agricultural land use tax, which is generally modest and tied to land area and value bands, typically amounting to a few hundred thousand to a few million VND ($10 to $150 USD or €9 to €140 EUR) per year for most residential properties.
The realistic range of annual property taxes in Binh Duong spans from under 500,000 VND ($20 USD) for smaller land plots in outlying areas up to 3 to 5 million VND ($120 to $200 USD) for larger or more valuable properties in prime locations.
Property taxes in Binh Duong are calculated based on the official land value (set by local authorities), the land area, and the applicable tax rate tier, rather than on the building value itself, which is why Vietnam's "property tax" burden is typically much lower than in Western countries.
Please note that, in our property pack covering the real estate market in Binh Duong, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Binh Duong right now?
A realistic annual maintenance budget for a typical rental property in Binh Duong is around 10 to 25 million VND ($400 to $1,000 USD or €370 to €925 EUR), covering repairs, appliance replacement, and periodic repainting.
Maintenance costs in Binh Duong range from as low as 5 million VND ($200 USD) per year for newer units in good condition up to 30 million VND ($1,200 USD) or more for older properties or units with heavy tenant turnover.
Landlords in Binh Duong typically set aside about 5% to 10% of their annual rental income for maintenance, which aligns with the general rule of thumb of 0.5% to 1.0% of property value per year.
What utilities do landlords often pay in Binh Duong right now?
The utilities landlords most commonly pay on behalf of tenants in Binh Duong are building management fees (often 15,000 to 25,000 VND per square meter per month, or roughly $0.60 to $1 USD) and sometimes a basic internet package for expat-targeted units.
Building management fees typically cost landlords 800,000 to 1.5 million VND ($32 to $60 USD or €30 to €55 EUR) per month for a typical 50 to 60 square meter apartment, while a basic internet package adds about 200,000 to 350,000 VND ($8 to $14 USD) if included.
The common practice in Binh Duong is for tenants to pay electricity, water, and internet directly, while landlords cover building management fees or fold them into the rent, especially in managed condo communities.
How is rental income taxed in Binh Duong as of 2026?
As of early 2026, individual landlords in Binh Duong with rental income exceeding 100 million VND (about $4,000 USD) per year are typically subject to 5% VAT plus 5% personal income tax on gross rental revenue, for a combined rate of 10%.
The main deduction available to landlords in Binh Duong is the exemption threshold itself: if your total rental revenue stays at or below 100 million VND per year, you are generally exempt from both VAT and personal income tax under Vietnam's household business tax framework.
A common tax mistake landlords in Binh Duong should avoid is failing to register rental activity when crossing the 100 million VND threshold, which can trigger back taxes and penalties if discovered during audits.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 trustworthy | How we used it |
|---|---|---|
| Batdongsan.com.vn (Binh Duong Q3 2024 Report) | This is the research arm of Vietnam's largest property portal group, publishing methodology-backed market reports. | We used it to anchor where demand is concentrated inside Binh Duong and what the market drivers are. We also used its demand signals as an input into our 2026 rent growth outlook. |
| Batdongsan.com.vn (Macro Q3 2024 Report) | This is a consolidated research deck from a major property data platform, useful for consistent nationwide context. | We used it to cross-check the broader Vietnam housing cycle and interest rate direction. We then translated that into a "what it means for rents in Binh Duong" narrative. |
| Vietnam News | This is a national outlet that clearly attributes its underlying dataset (Batdongsan.com.vn) and quotes official sources. | We used it to validate demand momentum and pricing context for Binh Duong. We used it as a second source to triangulate whether rents are rising or flat. |
| Dot Property Vietnam | This is a long-running regional portal with large public inventories and consistent listing fields like size, price, and location. | We used it to collect real, current rent examples by area across Thuan An, Thu Dau Mot, and Di An. We then trimmed outliers and converted examples into typical rent bands. |
| FazWaz Vietnam | This portal shows an aggregated "monthly rent by unit type" view and links to underlying listings for verification. | We used it to cross-check our typical rent ranges against a separate dataset. We treated it as a sanity check rather than a single source of truth. |
| ThuVienPhapLuat (Circular 40/2021) | This is a widely used legal library in Vietnam with official document mirrors and English versions. | We used it for the tax threshold logic (under 100 million VND per year) and the tax calculation framework. We then summarized what that means for a typical Binh Duong landlord. |
| LuatVietnam (Circular 40 explainer) | This is a recognized Vietnam legal publisher that provides structured navigation and context around laws. | We used it to cross-reference Circular 40's scope and applicability. We used it as a readability aid to avoid misinterpreting the legal text. |
| ThuVienPhapLuat (Decree 139/2016) | This is a primary legal text source for Vietnam decrees with official document mirrors. | We used it to explain the small "license fee" concept that can apply to rental business activity. We then translated it into a practical decision rule. |
| LuatVietnam (Decree 139 explainer) | This is an independent legal publisher mirror of the same decree, useful for cross-checking wording. | We used it to confirm the revenue-based exemption wording. We used it to reduce the risk of relying on a single mirror site. |
| ThuVienPhapLuat (Land Use Tax Law) | This is a consolidated legal text describing Vietnam's ongoing land-use tax regime. | We used it to explain what "property tax" means in Vietnam, which is mainly land-use tax rather than a big annual building tax. We translated it into realistic landlord expectations. |
| LuatVietnam (Decree 10/2022) | This is an official fee decree presented in a structured, citable format. | We used it to clarify that a 0.5% registration fee exists for ownership registration at purchase or transfer. We explicitly separated this from monthly landlord costs. |
| Tokyu Garden City | This is an official developer and operator site for a major expat-heavy urban area in Binh Duong New City. | We used it to support the "expat-preferred" neighborhood examples in Binh Duong New City. We used it to keep neighborhood guidance specific and grounded. |
| Midori Park The Glory | This is the official project site, useful for confirming positioning and target tenant profile. | We used it as supporting evidence for why New City projects skew more "professional and expat" and command higher rents. We validated the "amenities that earn premiums" narrative. |
| The Habitat Binh Duong | This is an official project source for one of the best-known VSIP-area condo communities. | We used it to anchor the "VSIP and expat and transit-to-work" rental demand cluster in Thuan An. We kept examples grounded in real, nameable projects. |
| Reuters | This is a high-standards global newswire that reports directly from official State Bank of Vietnam briefings. | We used it to frame 2026 macro expectations (growth and credit conditions) that influence tenant demand. We only used it for macro context, not for rent levels. |
Get the full checklist for your due diligence in Binh Duong
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts