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SUMMARY
Yes, buying property to rent out in Da Nang is still worth it today, but only when the entry price is low enough for the rent to work from day one. A lot of the new-build market no longer clears that test.
The city itself is not the weak link. Tourism is growing quickly, overnight demand is strong, international traffic is broadening, and short-term rental occupancy is healthy.
The harder part is pricing. New apartments around the citywide primary average can cost close to twice as much per square metre as older resale units, while achievable long-term rents often sit much closer together.
That is why two apartments serving similar tenants can produce very different returns. A well-bought resale can still land around 6% to 7% gross, while a premium new unit can fall toward 3% to 4% without offering twice the rent.
Short-term rentals tell a similar story. Occupancy has risen sharply, but average nightly rates have fallen, so Da Nang has plenty of guests and plenty of competing hosts at the same time.
The new supply pipeline is the main pressure point. Thousands of additional apartments can be absorbed without rents collapsing, yet landlords may still struggle to raise prices because renters keep getting more alternatives.
Location is therefore becoming more important than the Da Nang label itself. Son Tra, My Khe and An Hai offer the broadest mix of tourist, expat and professional demand, while Hai Chau is the cleaner year-round urban rental play.
Foreign buyers can still access qualifying residential apartments, but project legality, the foreign ownership quota, ownership term and the difference between a residential apartment and a condotel need to be checked before the yield calculation means much.
Future infrastructure adds upside, but it should not rescue a weak deal. Airport expansion is concrete; the financial-center story is promising, but a property bought now should already work with the tenants who exist now.
The practical conclusion is fairly strict: resale apartments with proven rents are more interesting than many luxury launches, and a conventional gross yield near 6% is worth investigating. Below roughly 4%, we would need something genuinely scarce to justify the risk.
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Why has buying property to rent out in Da Nang become harder?
Buying property to rent out in Da Nang still works, but today's market punishes anyone who confuses a strong city with a good deal.
The reason is simple: rental demand has improved at the same time that apartment prices and supply have jumped.
CBRE counted more than 8,000 new condominium launches across 2024 and 2025. Before that, Da Nang had typically been adding fewer than 1,000 units a year. By early 2026, the city's cumulative condominium stock had reached roughly 16,000 units.
Prices moved with the boom. CBRE put the average primary apartment price at about VND83 million per square metre, with new projects increasingly concentrated in high-end and luxury segments.
Demand has clearly recovered too. The city is receiving far more tourists, short-term rental occupancy has climbed sharply, and developers are selling again. But landlords have a tougher calculation than buyers did several years ago because rents have not risen anywhere near as quickly as the price of many new apartments.
That gap between purchase prices and achievable rents is the central issue.
Is Da Nang tourism strong enough to support rental property today?
Da Nang currently has more than enough tourism demand to support a large rental market.
Official tourism data show accommodation businesses served about 12.1 million visitor arrivals during the first seven months of 2026, up 24.8% from the previous year. International visitors alone passed 6 million, up 28.1%.
The more useful figure for landlords is overnight traffic. Da Nang recorded roughly 11 million overnight visitor arrivals over the same period, up 27.8%. Those guests are the people competing for hotel rooms, serviced apartments and short-term rentals.
The international mix is also becoming broader. Korea remains the biggest source market, but China, the United States, Australia, Taiwan and Russia all now contribute meaningful traffic. Da Nang maintained seven domestic and 20 scheduled international air routes in the latest official monthly tourism report.
AirDNA's latest data show that this demand is reaching private accommodation. The platform tracks 9,131 active short-term rental listings in Da Nang, with average occupancy around 67%.
So weak tourism is currently a poor reason to avoid Da Nang property. The harder question is how much an investor should pay to access that demand.
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What rental yield can a Da Nang apartment actually produce now?
A Da Nang apartment can still produce a gross rental yield around 5% to 7% when bought well, while expensive new units can easily fall below 4%.
Current listings make the difference easy to see. In Son Tra, one-bedroom furnished apartments commonly appear around VND10 million a month, while decent two-bedroom properties frequently sit around VND14–18 million depending on building, size and location.
The purchase market covers a much wider range. Recent Batdongsan.com.vn listings for older 52 m² two-bedroom units around Tran Thanh Tong have been close to VND2.4–2.45 billion. Meanwhile, buying 52 m² at the broader new-build average of roughly VND83 million/m² would imply a purchase price above VND4.3 billion.
If both apartments could achieve similar long-term rent, the yield gap becomes huge.
| Illustrative apartment | Purchase price | Monthly rent | Annual gross rent | Gross yield |
|---|---|---|---|---|
| Older 52 m² 2BR | VND2.4bn | VND12m | VND144m | 6.0% |
| Older 52 m² 2BR | VND2.4bn | VND15m | VND180m | 7.5% |
| New 52 m² apartment | VND4.32bn | VND15m | VND180m | 4.2% |
| New 52 m² apartment | VND4.32bn | VND12m | VND144m | 3.3% |
Have new Da Nang apartment prices gone too far for landlords?
For many new Da Nang projects, yes. Purchase prices have moved much faster than ordinary residential rents.
At roughly VND83 million/m², a 50 m² apartment costs about VND4.15 billion before furniture and other acquisition expenses. A VND12 million monthly lease gives a gross yield of only 3.5%. Even VND15 million produces about 4.3%.
That is already a thin starting yield for an overseas investor taking property, currency, vacancy and resale risk.
The problem becomes more obvious in luxury projects. Developers can charge a large premium for a sea view, branded facilities, a new swimming pool or hotel-style services. Long-term tenants rarely pay the same percentage premium in rent.
Imagine one apartment costing VND2.5 billion and another costing VND5 billion. If the cheaper one rents for VND13 million and the expensive one for VND17 million, the second property's purchase price has doubled while its rent has increased by only 31%.
That is what makes parts of Da Nang's new-build market uncomfortable for buy-to-let investors these days. The apartment can be excellent while the rental investment is mediocre.
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Are resale apartments a better buy-to-let investment in Da Nang?
Resale apartments currently offer some of Da Nang's best rental mathematics because older units can cost far less without suffering the same discount in rent.
Recent listings around Son Tra show why. Several roughly 52 m² two-bedroom apartments have appeared around VND2.34–2.45 billion, or approximately VND45–47 million/m².
Nearby furnished rentals tell a different story. Batdongsan.com.vn currently shows two-bedroom units in established Son Tra buildings around VND14–18 million per month, while one-bedroom units can sit around VND10 million.
A landlord buying at VND45 million/m² therefore enters at almost half the price of some new projects. The tenant may care far less about that valuation gap. Location, furniture, cleanliness, view, building management and commute often matter more.
Older properties come with their own problems. Some buildings age badly. Facilities may be basic. Maintenance can rise and future buyers may prefer newer stock.
We would still take those visible weaknesses over paying a huge developer premium that the rental market cannot reproduce.
Is Airbnb more profitable than long-term renting in Da Nang?
Airbnb can generate substantially more revenue in Da Nang, although the latest data also show how fiercely hosts are competing for guests.
AirDNA currently tracks about 9,131 active short-term rentals in the city. The average listing earns roughly $14,300 a year, with 67% occupancy and an average daily rate around $65.
The year-on-year movement is more interesting than the headline revenue. Occupancy is up about 43%, while RevPAR has risen only 13.5% and the average daily rate has fallen 28.1%.
Hosts are filling many more nights, but they are doing it at much lower nightly prices.
Tourist demand is growing fast enough to lift occupancy even with thousands of listings competing for guests. At the same time, owners have limited pricing power.
The city's rainy season also needs less exaggeration than it sometimes receives. AirDNA gives Da Nang a very high seasonality score of 94/100, suggesting demand is relatively steady across the year. International tourism, golf, weddings, events and MICE travel are helping reduce the city's dependence on the Vietnamese summer holiday calendar.
Short-term renting can therefore work very well in the right apartment, particularly near My Khe and the most walkable parts of Son Tra. We would budget aggressively for cleaning, utilities, furnishing replacement, platform commissions and management before comparing it with a conventional lease.
| Rental model | Revenue potential | Owner involvement | Stability | Main weakness |
|---|---|---|---|---|
| Long-term lease | Moderate | Low | High | Lower upside |
| Monthly furnished rental | Moderate to high | Medium | Fairly high | Tenant turnover |
| Short-term rental | High | High | More variable | Competition and operating costs |
| Professionally managed short stay | High gross potential | Low | Variable | Management fees can be heavy |
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Will all the new apartments push Da Nang rents down?
Da Nang's new apartment pipeline is now large enough to put real pressure on landlords, especially in the high-end segment.
DKRA expects roughly 6,000–7,000 apartments to enter the market during 2026, with much of that supply concentrated around Ngu Hanh Son, An Hai and Hoa Cuong. Luxury and Grade A projects are expected to dominate.
That is a massive annual pipeline for a city whose condominium market was much smaller only a few years ago.
The bigger risk may be stagnant rents rather than an outright collapse. Da Nang can keep adding tenants and tourists while individual landlords still struggle to raise prices, because each new tower creates more alternatives for renters.
Short-term rental data already give us a glimpse of that dynamic. Occupancy has surged while average nightly rates have fallen sharply. Strong demand is being divided among a lot of accommodation.
This should change the way we choose a property. A generic one-bedroom apartment in a tower surrounded by similar one-bedroom apartments is easy to replace. A genuinely good view, unusually walkable location, efficient layout or proven building gives the landlord much more protection.
Where in Da Nang is buy-to-let property most attractive?
Son Tra and An Hai currently give us the best mix of rental demand and flexibility, while Hai Chau makes more sense for investors betting on a deeper year-round professional market.
Son Tra and the My Khe side of the city have the clearest short-term rental appeal. Tenants and tourists get the beach, restaurants, cafés and easy access across the Han River. There is also enough existing inventory to compare rents and resale values properly instead of relying only on developer projections.
An Hai sits in an interesting middle ground. The area links the beach side with the central business district and is close to several major city-development projects. That makes it useful for both conventional tenants and shorter stays.
Hai Chau has less of the holiday-apartment feel, but it has the strongest pure urban-demand story. Professionals working in central Da Nang, technology businesses and future financial-sector employees are more natural targets there.
Ngu Hanh Son remains attractive for beach and resort demand, although we would be stricter on price because so much new supply is heading toward that side of the market.
| Da Nang area | Typical renter | Main advantage | Main risk | Our buy-to-let view |
|---|---|---|---|---|
| Son Tra / My Khe | Tourists, expats, remote workers | Deep rental demand | Heavy competition | Strong when bought at resale prices |
| An Hai | Professionals and visitors | Beach + CBD access | New supply | One of the best all-round choices |
| Hai Chau | Professionals, executives | Year-round urban demand | Less tourist appeal | Strong long-term option |
| Ngu Hanh Son | Tourists, resort users | Beach and new developments | Large pipeline | Highly project-dependent |
| Peripheral areas | Local tenants | Cheaper entry price | Thin foreign/tourist demand | More speculative |
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Will Da Nang's airport and financial center actually create more tenants?
Da Nang's airport expansion should support rental demand, while the International Financial Center is promising but still too young to justify paying a big property premium.
The airport story is already concrete. Vietnam's Civil Aviation Authority recently confirmed plans to expand Terminal T1 to a total capacity of 14 million passengers per year. The current plan targets completion of the expanded section in 2029, alongside additional aircraft parking capacity.
That gives Da Nang more room to keep growing domestic and international traffic over the next several years.
The financial-center story is earlier. Da Nang has already opened its branch of the Vietnam International Financial Center at Software Park No. 2. More than 4,000 m² of workspace was prepared there, and the city has identified five future financial-center sites covering more than 143 hectares.
Those projects could eventually bring higher-income finance, technology and professional-services workers who rent throughout the year. That would improve the quality of Da Nang's tenant base considerably.
For now, we would treat that demand as upside. A property bought today should already work with the tenants who actually live in Da Nang now.
Can foreigners buy a Da Nang apartment and rent it out?
Eligible foreign buyers can own qualifying Da Nang apartments and rent them out, although the legal limits make project selection more important.
Vietnam's current Housing Law allows eligible foreign individuals to own up to 30% of the residential apartments in a condominium building. The standard foreign ownership period can run for up to 50 years from issuance of the ownership certificate, with one possible extension of up to another 50 years.
Foreign buyers therefore need to confirm both that the project qualifies for foreign ownership and that its foreign quota remains available.
The distinction between a residential apartment and a tourism property such as a condotel also deserves attention in Da Nang. Both can look similar in a sales brochure, but their approved use, land structure, ownership documentation and rental rules can differ.
Vietnam has created a framework for qualifying tourism accommodation on commercial-service land to receive ownership certificates. The certificate still reflects the project's underlying legal structure and remaining land-use term.
For an investor who wants the broadest choice of long-term tenants and future buyers, we generally prefer a clean residential apartment with clear ownership documentation.
| Question for a foreign buyer | Residential apartment |
|---|---|
| Can an eligible foreigner buy? | Yes, in qualifying projects |
| Foreign ownership limit | Up to 30% of apartments in a building |
| Standard ownership term | Up to 50 years |
| Possible extension | One extension of up to 50 years |
| Can the apartment be rented? | Generally yes, subject to applicable rules |
| Can every Da Nang project be bought? | No |
| Should condotel status be checked separately? | Yes, carefully |
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How much do taxes and operating costs eat into a Da Nang rental yield?
For one ordinary long-term rental apartment, taxes may currently be less damaging than maintenance, vacancy and management costs.
Vietnam's current tax rules give individual property lessors an annual VND500 million deduction when calculating personal income tax on rental property. For ordinary property leasing above that level, personal income tax is calculated at 5% on revenue exceeding VND500 million, while VAT rules can also apply once the relevant revenue threshold is crossed.
A landlord collecting VND15 million every month receives VND180 million a year. Even two such apartments total only VND360 million.
Short-term accommodation needs separate treatment because operating tourist accommodation can fall under different business rules.
For most small Da Nang landlords, the bigger gap between gross and net yield comes from practical expenses. A furnished apartment may need association fees, maintenance, repairs, furniture replacement and occasional vacancy. A short-term rental adds cleaning, electricity, internet, platform commissions and potentially a manager.
A 6% gross yield should therefore never be read as a 6% return in the owner's pocket. We would want a healthy margin above the minimum acceptable return before buying.
Is a Da Nang apartment easy to resell if the rental investment disappoints?
Good Da Nang apartments are reasonably liquid today, but the growing supply makes an easy resale far less certain for generic luxury units.
CBRE reports a high cumulative absorption rate of about 89% across Da Nang's condominium market. Buyers have clearly returned.
The problem for someone buying now is future competition. A resale owner may have to compete with dozens of other investors in the same project as well as developers selling newer apartments nearby with payment plans, furniture packages and promotional incentives.
That becomes uncomfortable when the original buyer paid a large launch premium.
Older resale apartments can sometimes have an advantage here too. If a unit was bought at VND2.4 billion and similar apartments still trade around the same broad level, the owner has room to price competitively. Someone entering a luxury launch at VND5 billion needs the secondary market to accept that much higher valuation later.
Small and mid-sized apartments in proven locations should remain easier to move than oversized luxury units with weak rental yields. For foreign investors, clean ownership documentation and the remaining ownership period also deserve close attention before purchase.
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Can rising Da Nang property prices rescue a weak rental yield?
Recent Da Nang price growth can improve total returns, but we would never buy a 3% rental yield because we need appreciation to make the investment work.
Apartment prices have risen quickly. CBRE reported primary-market prices up around 12% year on year, while DKRA also recorded strong increases across parts of the primary and secondary markets during the previous cycle.
Some of that repricing makes sense. Tourism has recovered, infrastructure investment is rising, major developers have returned and Da Nang is pursuing new finance, technology and logistics projects.
The starting point has also changed dramatically. Thousands of new apartments are now competing for buyers, and high-end developments dominate much of the pipeline.
Another straight-line surge is much harder to assume from here.
A property yielding 6% or 7% can still make sense through several flat years. A property yielding 3% becomes much more dependent on the next buyer paying more than we did. We would rather own the first one.
So, is buying property to rent out in Da Nang still worth it?
Yes, buying property to rent out in Da Nang is still worth it today, but we would focus on well-priced resale apartments and walk away from many expensive new launches.
The demand side looks healthy. Visitor arrivals are rising quickly, overnight tourism is strong, short-term rental occupancy is around 67%, international connectivity is improving and Da Nang is gradually building a broader economic base beyond tourism.
What has deteriorated is the entry price.
A landlord can still find older apartments around Son Tra at roughly VND40–50 million/m² while new apartments average far more. Yet a tenant does not necessarily pay twice the rent for the newer property. That mismatch can turn a roughly 6–7% gross yield into 3–4%.
The Airbnb market reaches a similar conclusion from another direction. Demand is booming, but hosts have been cutting nightly rates while filling more rooms. Da Nang has plenty of guests these days; landlords also have plenty of competitors.
So we would set a fairly hard bar. For a conventional long-term rental, a gross yield near 6% gives us something worth investigating. Below roughly 4%, the property needs an unusually strong reason to compensate us: a genuinely scarce location, exceptional resale potential or another advantage that ordinary competing apartments cannot reproduce.
Da Nang itself still has a good property story. Buying any apartment simply because it is in Da Nang no longer does.
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OUR METHODOLOGY
This analysis tests whether buying property to rent out in Da Nang still makes sense at today's prices. We broke the investment case into the parts that can materially change the outcome: rental demand, entry prices, achievable rents, new supply, short-term rental performance, location, foreign ownership rules, tax treatment, resale liquidity and future demand drivers.
We did not let one headline statistic answer the question. Strong tourism was tested against pricing power, rising apartment prices were tested against achievable rents, and future infrastructure was treated differently from demand that already exists today.
For market supply, pricing and absorption, we relied mainly on CBRE and DKRA. CBRE's Da Nang research was used for the scale of 2024–2025 condominium launches, cumulative stock, primary pricing and absorption, while DKRA was used to cross-check the 2026 pipeline, geographic concentration and current primary and secondary market movement.
For rental demand, we used official Da Nang tourism data for visitor arrivals, international traffic, overnight stays, route connectivity and the changing visitor mix. AirDNA was used for short-term rental listings, occupancy, annual revenue, ADR, RevPAR and seasonality so that stronger demand could be separated from actual pricing power.
For live buy-to-let arithmetic, we used current Batdongsan.com.vn sale and rental listings around Son Tra. Those asking prices and rents are not treated as completed transaction evidence; they are used as observable market inputs for the illustrative yield comparisons in the article.
For foreign ownership, the legal framework is grounded in Vietnam's Housing Law No. 27/2023/QH15 and Decree No. 95/2024/ND-CP. The condotel discussion also uses Government policy guidance on certification of tourism accommodation on commercial-service land.
For taxation, we relied on Personal Income Tax Law No. 109/2025/QH15, Decree No. 68/2026/ND-CP and current Government tax guidance for individual property lessors. Short-term tourist accommodation is kept separate because it can fall under different business and tax rules.
Airport expansion is based on Civil Aviation Authority of Vietnam releases covering the T1 expansion to 14 million passengers a year, the 2029 timetable and additional aircraft parking. The financial-center section uses Da Nang City Government material on the opening of the Vietnam International Financial Center branch at Software Park No. 2 and its planned development sites.
Key sources used for this analysis include: CBRE on Da Nang residential supply, pricing and absorption, DKRA Consulting on the 2026 Da Nang apartment market, AirDNA on Da Nang short-term rentals, Da Nang Tourism on first-seven-month 2026 visitor data, Da Nang Tourism's July 2026 report, Da Nang Tourism on international visitor markets, the Civil Aviation Authority of Vietnam on the T1 expansion, the Civil Aviation Authority of Vietnam on the wider airport expansion programme, Da Nang City Government on the International Financial Center, Housing Law No. 27/2023/QH15, Decree No. 95/2024/ND-CP, Government guidance on tourism-accommodation ownership certificates, Personal Income Tax Law No. 109/2025/QH15, Decree No. 68/2026/ND-CP, Government tax guidance for individual property lessors, and Batdongsan.com.vn sale listings together with one-bedroom rental listings and two-bedroom rental listings.
Get to know the market before buying a property in Da Nang
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