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 is not a single property market but rather a collection of distinct sub-markets, each with completely different demand drivers and investment profiles.
We constantly update this blog post to reflect the latest data and market shifts in Binh Duong's residential property landscape.
Whether you are looking for rental yields near industrial parks or long-term appreciation in emerging corridors, understanding Binh Duong's neighborhood-level dynamics is essential.
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's the Current Real Estate Market Situation by Area in Binh Duong?
Which areas in Binh Duong have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive residential areas in Binh Duong are Di An City (especially Dong Hoa and An Binh wards), Thuan An City along the QL13 corridor (Vinh Phu and An Phu wards), and Binh Duong New City near the Tokyu Garden City development.
In these premium Binh Duong locations, typical asking prices for condos range from 40 to 60 million VND per square meter, while well-positioned townhouses and landed properties command even higher premiums due to their scarcity.
Each of these expensive areas commands high prices for different reasons:
- Dong Hoa and An Binh wards (Di An): Direct border access to Thu Duc, HCMC makes commuting easy.
- Vinh Phu and An Phu wards (Thuan An): QL13 highway frontage plus proximity to VSIP1 industrial park.
- Binh Duong New City (Hikari area): Japanese-planned township with the best amenities in the province.
Which areas in Binh Duong have the most affordable property prices in 2026?
As of early 2026, the most affordable property prices in Binh Duong are found in Bau Bang District (especially Lai Uyen Town), Dau Tieng District, Phu Giao District (around Phuoc Vinh Town), and the more rural communes of Bac Tan Uyen District.
In these outer Binh Duong districts, land prices can start as low as 3 to 8 million VND per square meter, which is a fraction of what you would pay in Di An or Thuan An.
However, each of these affordable areas comes with trade-offs: Bau Bang and Dau Tieng have limited urban services and slow resale liquidity, Phu Giao remains largely agricultural with weak rental demand, and parts of Bac Tan Uyen lack the infrastructure that makes properties easy to exit when you want to sell.
You can also read our latest analysis regarding housing prices in Binh Duong.
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 Areas in Binh Duong Offer the Best Rental Yields?
Which neighborhoods in Binh Duong have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods with the highest gross rental yields in Binh Duong are Tan Dong Hiep and Binh An wards in Di An City (around 5 to 6%), and Binh Hoa and Thuan Giao wards in Thuan An City (around 4.5 to 6.5%).
Across Binh Duong as a whole, typical gross rental yields for investment condos range from 4% to 6%, which is competitive compared to Ho Chi Minh City where yields often compress to 3% to 4%.
These top-yielding Binh Duong neighborhoods deliver higher returns because they have steady tenant inflow:
- Tan Dong Hiep (Di An): Located near Song Than industrial zone, creating constant worker and engineer demand.
- Binh An ward (Di An): Benefits from HCMC commuter overflow plus nearby university campuses.
- Binh Hoa ward (Thuan An): Sits within the VSIP1 industrial park catchment area.
- Thuan Giao ward (Thuan An): Large condo clusters serve young families and factory staff.
Finally, please note that we cover the rental yields in Binh Duong here.
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Which Areas in Binh Duong Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Binh Duong perform best on Airbnb in 2026?
As of early 2026, the neighborhoods that perform best on Airbnb in Binh Duong are Binh Duong New City (near the Provincial Administrative Center), central Thu Dau Mot wards (Chanh Nghia and Phu Cuong), and Di An border wards like Dong Hoa and An Binh.
In these better-performing Binh Duong neighborhoods, monthly short-term rental revenue typically ranges from 8 to 15 million VND, though occupancy remains modest at around 28% province-wide, which limits income potential compared to tourist destinations.
Each of these areas outperforms for specific reasons:
- Binh Duong New City (Hikari area): Attracts business visitors who prefer modern amenities and proximity to provincial offices.
- Chanh Nghia and Phu Cuong (Thu Dau Mot): Hosts short work trips, government-related visits, and family occasions.
- Dong Hoa and An Binh (Di An): Benefits from HCMC overflow and transit convenience for short stays.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Binh Duong.
Which tourist areas in Binh Duong are becoming oversaturated with short-term rentals?
The areas in Binh Duong showing signs of short-term rental oversaturation are generic condo clusters along the QL13 corridor in Thuan An, mass-market apartment buildings in Di An, and some newer developments in Binh Duong New City where many units were purchased specifically as Airbnb investments.
In these oversaturated Binh Duong areas, the density of similar listings competing for a limited pool of business travelers means individual units struggle to achieve consistent bookings, with many sitting vacant for weeks at a time.
The main sign of oversaturation in Binh Duong is not too many tourists but rather too few, since the province averages only 28% short-term rental occupancy, which means nearly three out of four nights go unbooked, and that signals a fundamental demand gap rather than a tourism boom.
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 Areas in Binh Duong Are Best for Long-Term Rentals?
Which neighborhoods in Binh Duong have the strongest demand for long-term tenants?
The neighborhoods with the strongest long-term tenant demand in Binh Duong are Tan Dong Hiep, Dong Hoa, An Binh, and Binh An wards in Di An City, plus Binh Hoa, Thuan Giao, An Phu, and Vinh Phu wards in Thuan An City.
In these high-demand Binh Duong neighborhoods, well-priced units typically rent within two to four weeks, and vacancy rates remain low because the industrial employment base continuously generates new tenant inflow.
The tenant profiles driving demand vary by neighborhood:
- Tan Dong Hiep (Di An): Factory workers, technicians, and engineers from Song Than industrial zone.
- Dong Hoa and An Binh (Di An): HCMC commuters and young professionals priced out of Thu Duc.
- Binh Hoa (Thuan An): VSIP1 managers, supervisors, and foreign technical staff.
- Thuan Giao (Thuan An): Young families and mid-level workers seeking affordable modern condos.
What makes these Binh Duong neighborhoods especially attractive to long-term tenants is their proximity to major employers: Di An wards offer quick commutes to both HCMC and local industrial parks, while Thuan An wards sit directly along the VSIP ecosystem and QL13 corridor where jobs are concentrated.
Finally, please note that we provide a very granular rental analysis in our property pack about Binh Duong.
What are the average long-term monthly rents by neighborhood in Binh Duong in 2026?
As of early 2026, average long-term monthly rents in Binh Duong range from around 4 million VND in basic outer-district apartments to 10 million VND or more in newer Di An and Thuan An condos with good furnishings.
In the most affordable Binh Duong neighborhoods like parts of Thu Dau Mot and older Thuan An stock, entry-level one-bedroom apartments typically rent for 3 to 5 million VND per month.
In mid-range Binh Duong neighborhoods like Thuan Giao, An Phu, and central Di An wards, a standard two-bedroom condo with furniture rents for around 5 to 8 million VND per month.
In the most expensive Binh Duong areas like An Binh, Dong Hoa, and Binh Duong New City, high-quality two-bedroom units with full furnishings rent for 8 to 12 million VND per month, and larger or newer units can exceed that range.
You may want to check our latest analysis about the rents in Binh Duong here.
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Which Are the Up-and-Coming Areas to Invest in Binh Duong?
Which neighborhoods in Binh Duong are gentrifying and attracting new investors in 2026?
As of early 2026, the neighborhoods in Binh Duong that are gentrifying and attracting new investors include Binh Duong New City around the Tokyu Garden City and Hikari commercial node, plus the Dong Hoa and An Binh wards in Di An where urban densification is accelerating.
These gentrifying Binh Duong areas have seen property values rise steadily, with annual appreciation in the range of 5% to 10% over recent years for well-located projects, though gains vary significantly by exact location and building quality.
Which areas in Binh Duong have major infrastructure projects planned that will boost prices?
The areas in Binh Duong expected to benefit most from infrastructure projects are Vinh Phu, An Phu, Thuan Giao, and Binh Hoa wards along the QL13 corridor in Thuan An, plus Di An wards that will gain from ring-road connectivity improvements around the HCMC metro region.
Specific infrastructure developments include ongoing QL13 highway capacity upgrades that will improve traffic flow between Binh Duong and HCMC, as well as the continued expansion of the Tokyu Garden City Hikari commercial area which anchors the New City's amenity ecosystem.
Historically in Binh Duong, areas near completed infrastructure projects have seen price increases of 10% to 20% within one to two years of project completion, though buyers should note that anticipated gains are often partially priced in before projects finish.
You'll find our latest property market analysis about Binh Duong here.
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 in Binh Duong Should I Avoid as a Property Investor?
Which neighborhoods in Binh Duong with lots of problems I should avoid and why?
The areas in Binh Duong that property investors should generally avoid are remote land plots in Bau Bang, Dau Tieng, and Phu Giao districts, plus oversupplied generic condo clusters in parts of Thuan An and Di An where too many similar units compete on price.
Each of these problem areas has specific issues:
- Lai Uyen (Bau Bang): Resale liquidity is weak because buyer pools are thin and infrastructure is incomplete.
- Dau Tieng Town: Too far from employment centers, so rental demand is almost nonexistent.
- Phuoc Vinh (Phu Giao): Remains largely agricultural with unclear development timelines.
- Generic condo blocks (various locations): Price competition erodes returns when dozens of identical units flood the market.
For these areas to become viable investments, they would need either confirmed and funded infrastructure projects with clear completion dates, or a major new industrial park that creates genuine employment-driven housing demand nearby.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Binh Duong.
Which areas in Binh Duong have stagnant or declining property prices as of 2026?
As of early 2026, the areas in Binh Duong experiencing price stagnation include oversupplied condo projects in parts of Thuan An, speculative land plots in outer districts like Bau Bang and Phu Giao, and some older Thu Dau Mot stock that lacks modern amenities.
These stagnant Binh Duong areas have seen prices remain flat or decline in real terms (after accounting for inflation) by roughly 0% to 5% over the past two years, as credit tightening and anti-speculation policies reduced buyer appetite.
The underlying causes of stagnation differ by area:
- Thuan An oversupplied condos: Too many similar units launched at once, creating a buyer's market.
- Bau Bang speculative land: Promised infrastructure has not materialized, so prices remain stuck.
- Phu Giao rural plots: No real employment driver, so demand depends entirely on speculation.
- Older Thu Dau Mot buildings: Competition from newer product makes older stock less desirable.
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Which Areas in Binh Duong Have the Best Long-Term Appreciation Potential?
Which areas in Binh Duong have historically appreciated the most recently?
The areas in Binh Duong that have appreciated the most over the past five to ten years are Di An City (especially wards bordering Thu Duc), Thuan An City along the QL13 and VSIP corridors, and Binh Duong New City around the planned township core.
Here is the approximate appreciation these top-performing Binh Duong areas have achieved:
- Dong Hoa and An Binh (Di An): Roughly 8% to 12% annual appreciation during peak years due to HCMC spillover.
- Binh Hoa and Thuan Giao (Thuan An): Around 6% to 10% annually as VSIP industrial expansion fueled housing demand.
- Binh Duong New City (Hikari zone): Approximately 5% to 8% annually as township amenities gradually materialized.
The main driver behind above-average appreciation in these Binh Duong areas is the combination of HCMC adjacency (which creates spillover demand), industrial job growth (which generates continuous tenant inflow), and credible infrastructure delivery (which builds buyer confidence).
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Binh Duong.
Which neighborhoods in Binh Duong are expected to see price growth in coming years?
The neighborhoods in Binh Duong expected to see the strongest price growth in the coming years are Dong Hoa and An Binh in Di An, Binh Hoa and Thuan Giao in Thuan An, and the Tokyu Hikari zone in Binh Duong New City.
Here are the projected annual growth rates for these high-potential Binh Duong neighborhoods:
- Dong Hoa and An Binh (Di An): Around 5% to 8% annually due to deepest liquidity and strongest commute logic.
- Binh Hoa and Thuan Giao (Thuan An): Roughly 4% to 7% annually supported by the sustained VSIP rental engine.
- Binh Duong New City (Hikari zone): Approximately 4% to 6% annually, dependent on continued amenity buildout and absorption.
The single most important catalyst for future price growth in these Binh Duong neighborhoods is continued industrial FDI inflow, which creates jobs, attracts tenants, and sustains housing demand regardless of credit cycle fluctuations.
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 Do Locals and Expats Really Think About Different Areas in Binh Duong?
Which areas in Binh Duong do local residents consider the most desirable to live?
The areas in Binh Duong that local residents consider most desirable to live are the central wards of Thu Dau Mot City (especially Chanh Nghia, Phu Cuong, and Phu Hoa) and the established Lai Thieu area in Thuan An with its mature urban fabric.
Each of these locally-preferred areas has specific qualities that attract residents:
- Chanh Nghia (Thu Dau Mot): Walkable access to schools, hospitals, markets, and government services.
- Phu Cuong and Phu Hoa (Thu Dau Mot): Established neighborhoods with tree-lined streets and local commerce.
- Lai Thieu (Thuan An): Traditional character, riverside setting, and garden-neighborhood identity.
These locally-preferred Binh Duong areas tend to attract middle-class Vietnamese families who value convenience, school quality, and neighborhood stability over modern high-rise living.
Local preferences in Binh Duong sometimes differ from what foreign investors target: locals often prioritize established services and social networks in Thu Dau Mot or Lai Thieu, while foreign investors tend to focus on newer condos in Di An or Binh Duong New City for rental yield potential.
Which neighborhoods in Binh Duong have the best reputation among expat communities?
The neighborhoods in Binh Duong with the best reputation among expat communities are Binh Duong New City around the Tokyu Garden City and Hikari commercial area, plus the Di An border wards of Dong Hoa and An Binh for practical HCMC access.
Expats prefer these Binh Duong neighborhoods for specific reasons:
- Binh Duong New City (Hikari area): Japanese-planned township with modern retail, international-standard services, and cleaner urban environment.
- Dong Hoa and An Binh (Di An): Easy commuting to HCMC East and nearby industrial headquarters without city traffic.
The expat profile in these popular Binh Duong neighborhoods typically includes Korean, Japanese, and Taiwanese managers and technical staff working at nearby industrial parks, plus some Western professionals in regional roles who want affordable housing near HCMC.
Which areas in Binh Duong do locals say are overhyped by foreign buyers?
The areas in Binh Duong that locals commonly say are overhyped by foreign buyers are cheap land plots in outer districts like Bau Bang and Dau Tieng, plus some newer condo projects in Binh Duong New City that are priced for future potential rather than current reality.
Locals believe these Binh Duong areas are overvalued for specific reasons:
- Bau Bang and Dau Tieng land: Marketed on "infrastructure coming soon" narratives that rarely materialize on schedule.
- Some New City condos: Priced as if the township is complete, but amenities and tenant demand are still developing.
- Generic industrial-area plots: Sold as "2x to 3x upside" but lack specific funded projects to justify the thesis.
Foreign buyers often see long-term infrastructure potential and lower entry prices as attractive, while locals value proven services, existing communities, and immediate usability that these speculative areas do not yet offer.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Binh Duong.
Which areas in Binh Duong are considered boring or undesirable by residents?
The areas in Binh Duong that residents commonly consider boring or undesirable are purely dormitory-style condo clusters far from services, remote communes in Bau Bang, Dau Tieng, and Phu Giao, and monotonous industrial-adjacent housing blocks with no neighborhood character.
Residents find these Binh Duong areas unappealing for specific reasons:
- Isolated condo clusters: Nothing to do outside the apartment, no cafes, markets, or social life nearby.
- Bau Bang and Dau Tieng communes: Too far from urban services, and lacking entertainment or dining options.
- Phu Giao rural areas: Agricultural character with few modern conveniences or community amenities.
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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 |
|---|---|---|
| Vietnam National Statistics Office | Vietnam's official statistics agency for inflation and macro data. | We used it to anchor the early 2026 macro backdrop. We cross-checked market narratives against official economic signals. |
| Batdongsan.com.vn | Vietnam's largest property portal with deep listing coverage. | We extracted current asking-price bands and rent ranges by ward. We used it to compute gross rental yields for specific neighborhoods. |
| AirDNA | The most widely used short-term rental data platform globally. | We used it to assess Binh Duong's Airbnb occupancy and revenue reality. We identified where STR structurally underperforms long-term rentals. |
| Reuters | Top-tier wire service with attributed official statements. | We used it to reflect the January 2026 policy mood on speculation and credit. We applied this as a risk lens for land-heavy investment bets. |
| VSIP | Flagship industrial developer with definitive location data. | We anchored the tenant demand map around VSIP-linked housing corridors. We explained why wards near VSIP1 and VSIP2 behave differently. |
| Tokyu Garden City | Primary source for Binh Duong New City's core amenity cluster. | We pinpointed the exact amenity gravity center in the New City. We linked it to where expat-oriented condos hold value best. |
| Bao Binh Duong | Local provincial outlet publishing specific FDI totals for Binh Duong. | We justified why Binh Duong is a jobs story, not a tourism story. We prioritized neighborhoods near industrial and logistics corridors. |
| Allen & Gledhill | Reputable law firm with clear foreign ownership guidance. | We framed what foreigners can realistically own in Vietnam. We kept it high-signal without legal overreach. |
| Library of Congress | Credible legal summary from a top-tier public institution. | We explained why January 2026 matters for land price lists. We translated legal changes into practical investor implications. |
| FiinGroup | Consolidated source citing Ministry of Construction statistics. | We triangulated nationwide transaction and supply context. We used its legal and infrastructure framing to assess Binh Duong's cycle position. |
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