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
Hai Phong is Vietnam's third-largest city and a major industrial hub, which creates a rental market driven more by business professionals and FDI-linked tenants than by tourists.
This guide breaks down exactly what foreign landlords need to know about renting out residential property in Hai Phong in 2026, from legal requirements to realistic yield expectations.
We constantly update this blog post to reflect the latest regulations, market data, and on-the-ground realities.
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 Hai Phong.
Insights
- Hai Phong's rental demand in 2026 is unusually tied to industrial parks and FDI inflows, which means weekday business tenants often outnumber weekend tourists in most neighborhoods.
- Foreigners buying apartments in Hai Phong face a 30% ownership cap per building under Decree 95/2024, so checking quota availability before signing is essential.
- Gross rental yields in Hai Phong typically land between 4.5% and 5.8% in early 2026, with studios near industrial zones often hitting the higher end of that range.
- Net yields after vacancy, management fees, and rental income tax usually drop to around 3.2% to 4.2%, making accurate cost budgeting critical for profitability.
- Furnished apartments in Hai Phong rent about 15% to 25% faster than unfurnished ones because many tenants are engineers and managers on fixed-term work assignments.
- Long-term rentals targeting professionals in Hai An or Le Chan districts tend to outperform short-term Airbnb strategies due to the city's industrial-driven demand profile.
- Short-term rental occupancy in Hai Phong averages only 15% to 30% annually, significantly lower than tourism-heavy cities like Da Nang or Nha Trang.
- Ho Chi Minh City's recent ban on short-term rentals in residential buildings signals that Hai Phong could follow with similar restrictions at any time.
- Premium serviced apartments in Hai Phong's Vinhomes projects can command rents above 30 million VND per month, but entry prices are also substantially higher.
- Thuy Nguyen district is emerging as a yield-friendly zone in Hai Phong because purchase prices remain moderate while FDI-linked tenant demand is growing steadily.
Can I legally rent out a property in Hai Phong as a foreigner right now?
Can a foreigner own-and-rent a residential property in Hai Phong in 2026?
As of early 2026, foreigners can legally own certain residential properties in Hai Phong and rent them out, provided the property is in an approved commercial housing project and not located in a restricted national defense area.
The most common ownership structure for foreigners in Hai Phong is purchasing an apartment or landed house within a developer project that has been approved for foreign sales, which gives you a certificate of ownership valid for up to 50 years with one possible renewal.
The single biggest limitation foreigners face in Hai Phong is the 30% ownership cap per apartment building, meaning you must verify that the building still has quota available before committing to any purchase.
If you're not a local, you might want to read our guide to foreign property ownership in Hai Phong.
Do I need residency to rent out in Hai Phong right now?
You do not need to be a resident of Vietnam or Hai Phong to rent out your property, but you do need to establish a proper tax compliance setup to legally collect rental income.
A Vietnam tax identification number (TIN) is required for declaring and paying rental income taxes, and obtaining one is straightforward through the local tax office or with help from a compliance firm.
While no single law universally mandates a local bank account, having a Vietnamese bank account is the practical standard because tenants pay rent in VND and you will need documented bank flows to remit money abroad legally.
Managing a rental property in Hai Phong entirely remotely is feasible and common among foreign owners, with most using local property managers who handle tenant sourcing, rent collection, maintenance, and coordinate tax filings on your behalf.
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What rental strategy makes the most money in Hai Phong in 2026?
Is long-term renting more profitable than short-term in Hai Phong in 2026?
As of early 2026, long-term renting is generally the more profitable and lower-risk strategy in Hai Phong because the city's rental demand is driven primarily by industrial parks, FDI companies, and business travelers rather than leisure tourists.
A well-managed long-term rental in Hai Phong typically generates around 78 to 100 million VND per year (roughly 3,100 to 4,000 USD or 2,900 to 3,700 EUR), while a short-term rental at realistic 20% to 25% occupancy often earns 10% to 20% less after accounting for higher turnover costs and gaps.
Short-term renting only outperforms long-term in Hai Phong if your property is in a prime location near the Opera House, Vincom Plaza, or the airport corridor, and you run it with professional-level pricing, photography, cleaning, and guest communication.
What's the average gross rental yield in Hai Phong in 2026?
As of early 2026, the average gross rental yield for residential properties in Hai Phong is approximately 5.1%, which is competitive compared to other major Vietnamese cities.
The realistic gross rental yield range in Hai Phong spans from about 4.5% on the low end for premium-priced units to around 5.8% for well-located studios and 1-bedroom apartments near industrial zones.
Studios and small 1-bedroom apartments typically achieve the highest gross yields in Hai Phong because they have lower purchase prices relative to rent, especially when targeting single professionals working in the city's economic zones.
By the way, we have much more granular data about rental yields in our property pack about Hai Phong.
What's the realistic net rental yield after costs in Hai Phong in 2026?
As of early 2026, the average net rental yield after all costs for residential properties in Hai Phong is approximately 3.6%, though this varies significantly based on management setup and vacancy patterns.
Most landlords in Hai Phong experience net yields ranging from about 3.2% on the conservative end to around 4.2% for efficiently managed properties with minimal vacancy.
The three main cost categories that reduce gross to net yield in Hai Phong are rental income tax (typically around 10% of gross rent under the VAT plus PIT framework), property management fees for remote owners (8% to 12% of collected rent), and vacancy loss combined with tenant turnover costs that together often consume another 5% to 10% of annual income.
You might want to check our latest analysis about gross and net rental yields in Hai Phong.
What monthly rent can I get in Hai Phong in 2026?
As of early 2026, typical monthly rents in Hai Phong are approximately 5 to 8 million VND (200 to 320 USD or 185 to 295 EUR) for a studio, 7 to 11 million VND (280 to 440 USD or 260 to 410 EUR) for a 1-bedroom, and 9 to 15 million VND (360 to 600 USD or 335 to 555 EUR) for a 2-bedroom apartment.
A realistic entry-level monthly rent for a decent studio in Hai Phong is around 5 to 6 million VND (200 to 240 USD or 185 to 220 EUR), assuming the unit is in acceptable condition with basic furnishings and reasonable location.
A typical mid-range 1-bedroom apartment in Hai Phong rents for approximately 8 to 10 million VND (320 to 400 USD or 295 to 370 EUR), which is the sweet spot for attracting professionals working in the city's industrial sectors.
A mid-to-high range 2-bedroom apartment in Hai Phong commands around 12 to 15 million VND (480 to 600 USD or 445 to 555 EUR), with premium units in Vinhomes projects sometimes exceeding 30 million VND for larger serviced apartments.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Hai Phong.
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.
What are the real numbers I should budget for renting out in Hai Phong in 2026?
What's the total "all-in" monthly cost to hold a rental in Hai Phong in 2026?
As of early 2026, the total all-in monthly cost to hold and maintain a typical rental property in Hai Phong ranges from approximately 1.5 to 3.5 million VND (60 to 140 USD or 55 to 130 EUR), depending on property size, building fees, and whether you use professional management.
A realistic low-to-high monthly cost range that covers most standard rental properties in Hai Phong is 1.2 million VND (48 USD or 45 EUR) for a basic self-managed studio up to 4 million VND (160 USD or 150 EUR) for a larger professionally managed 2-bedroom in a premium building.
The single largest contributor to monthly holding costs in Hai Phong is typically the rental income tax obligation, which at around 10% of gross rent often exceeds building management fees and maintenance reserves combined.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Hai Phong.
What's the typical vacancy rate in Hai Phong in 2026?
As of early 2026, the typical vacancy rate for well-priced and well-located rental properties in Hai Phong is approximately 5% to 10%, which translates to roughly 0.6 to 1.2 months of vacancy per year.
Landlords in Hai Phong should realistically budget for about 3 to 5 weeks of vacancy annually if their property is competitively priced near employment centers, but this can stretch to 6 to 10 weeks for properties that are overpriced or poorly located relative to industrial zones.
The main factor causing vacancy rates to vary across Hai Phong neighborhoods is proximity to industrial parks and economic zones, with areas like Hai An district enjoying lower vacancy due to steady demand from FDI-linked professionals.
Tenant turnover in Hai Phong tends to peak around the Lunar New Year period (January to February) when many work contracts end and professionals return to their home provinces, making this the most challenging time to find new tenants quickly.
We have a whole part covering the best rental strategies in our pack about buying a property in Hai Phong.
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Where do rentals perform best in Hai Phong in 2026?
Which neighborhoods have the highest long-term demand in Hai Phong in 2026?
As of early 2026, the top three neighborhoods with the highest overall long-term rental demand in Hai Phong are Ngo Quyen district (central business and commerce hub), Le Chan district (dense residential with strong retail amenities), and Hong Bang district (major urban development projects with modern apartment stock).
Families in Hai Phong gravitate toward Le Chan district for its combination of family-sized housing, schools, and everyday amenities, as well as Duong Kinh district which offers more planned-community style developments with green space.
Students in Hai Phong cluster primarily in Le Chan and Ngo Quyen districts because these areas sit near educational institutions and have abundant smaller, budget-friendly rental units with good public transit access.
Expats and international professionals working for FDI companies prefer Hai An district for its airport access and routes to industrial zones, as well as Thuy Nguyen district which is emerging as a growth area with newer housing stock attractive to foreign managers.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Hai Phong.
Which neighborhoods have the best yield in Hai Phong in 2026?
As of early 2026, the top three neighborhoods with the best rental yield in Hai Phong are Hai An district (industrial and airport corridor), parts of Le Chan district (strong tenant demand without trophy pricing), and select pockets of Thuy Nguyen district (moderate entry prices with growing FDI-linked demand).
The estimated gross rental yield range for these top-yielding neighborhoods in Hai Phong is approximately 5.2% to 5.8%, compared to the city-wide average of around 5.1%.
The main characteristic that allows these neighborhoods to achieve higher yields is their proximity to employment nodes like industrial parks and the airport without commanding the premium prices of central luxury projects, which creates a favorable rent-to-price ratio.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Hai Phong.
Where do tenants pay the highest rents in Hai Phong in 2026?
As of early 2026, the top three neighborhoods where tenants pay the highest rents in Hai Phong are the Vinhomes Imperia area in Hong Bang district, the Vinhomes Marina corridor in Le Chan district, and premium serviced apartment zones near the central business area of Ngo Quyen district.
Typical monthly rent for a standard apartment in these premium Hai Phong neighborhoods ranges from 12 to 20 million VND (480 to 800 USD or 445 to 740 EUR) for a 2-bedroom, with top-tier serviced units exceeding 30 million VND (1,200 USD or 1,110 EUR) per month.
The main characteristic that makes these neighborhoods command the highest rents is not just location but the combination of Vingroup's branded development quality, resort-style amenities like pools and gyms, and integrated retail and dining that creates a self-contained lifestyle attractive to high-earning tenants.
The typical tenant profile in these highest-rent Hai Phong neighborhoods consists of senior managers and executives from multinational companies operating in the city's industrial zones, often on expatriate packages that include housing allowances of 20 to 40 million VND per month.
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.
What do tenants actually want in Hai Phong in 2026?
What features increase rent the most in Hai Phong in 2026?
As of early 2026, the top three property features that increase monthly rent the most in Hai Phong are reliable high-speed internet (essential for remote-working professionals), effective air conditioning with inverter technology (critical in the hot and humid climate), and secure motorcycle parking with EV charging options (since most tenants rely on two-wheelers for commuting to industrial zones).
Reliable high-speed internet alone can add a rent premium of approximately 10% to 15% in Hai Phong because many FDI-company employees work hybrid schedules and need connectivity that matches their office standards.
One commonly overrated feature that landlords in Hai Phong invest in but tenants do not pay much extra for is elaborate interior design or luxury finishes, since most professional tenants prioritize functionality and cleanliness over aesthetic upgrades they will not use daily.
One affordable upgrade that provides a strong return on investment for Hai Phong landlords is installing a quality washing machine and basic kitchen appliances, which costs around 10 to 15 million VND but can boost monthly rent by 500,000 to 1 million VND because long-term tenants value the convenience.
Do furnished rentals rent faster in Hai Phong in 2026?
As of early 2026, furnished apartments in Hai Phong typically rent about 2 to 4 weeks faster than unfurnished ones because many tenants are engineers, managers, and suppliers on fixed-term work assignments who need move-in-ready housing without the hassle of buying furniture.
Furnished apartments in Hai Phong command a rent premium of approximately 15% to 25% over comparable unfurnished units, though this premium narrows for family-oriented 2-bedroom and 3-bedroom apartments where long-stay tenants sometimes prefer to bring their own furniture.
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How regulated is long-term renting in Hai Phong right now?
Can I freely set rent prices in Hai Phong right now?
Landlords in Hai Phong have substantial freedom to set initial rent prices at whatever level the market will bear, as Vietnam does not impose rent control on private residential leases and pricing is determined entirely by negotiation between landlord and tenant.
Rent increases during a tenancy in Hai Phong are not capped by law, but they are governed by whatever terms you include in your lease contract, which means most landlords specify annual increase clauses of around 3% to 5% or tie adjustments to inflation or mutual agreement at renewal.
What's the standard lease length in Hai Phong right now?
The standard and most common lease length for residential rentals in Hai Phong is 12 months, though 6-month leases are also popular among professionals on shorter work assignments and 24-month leases are sometimes used for family tenants seeking stability.
Security deposits in Hai Phong typically range from 1 month of rent for mid-market properties to 2 months of rent for furnished or premium units, which translates to approximately 5 to 20 million VND (200 to 800 USD or 185 to 740 EUR) depending on the property.
Deposit return rules in Hai Phong are governed by your lease contract rather than strict statutory requirements, with common practice being that landlords return the deposit within 7 to 30 days after move-out minus any documented deductions for damages, unpaid utilities, or cleaning beyond normal wear.
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.
How does short-term renting really work in Hai Phong in 2026?
Is Airbnb legal in Hai Phong right now?
Short-term rentals like Airbnb operate in Hai Phong, but legal status depends on how you structure the operation, with normal residential leasing being straightforward while hotel-style nightly turnover may require compliance with tourism accommodation standards under Vietnam's regulatory framework.
If you operate a short-term rental as a tourist accommodation business in Hai Phong, you may need to register with local authorities, meet fire safety and hygiene standards, and report guest information, though enforcement varies significantly by district and building management attitude.
Vietnam does not currently impose a nationwide cap on the number of days per year a property can be rented short-term, but Ho Chi Minh City's recent ban on short-term rentals in residential apartment buildings signals that Hai Phong could implement similar building-level or city-level restrictions at any time.
The most common consequence for operating a non-compliant short-term rental in Hai Phong is receiving warnings from building management or local authorities, with repeated violations potentially leading to fines and, in extreme cases, being barred from renting out the unit entirely.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Hai Phong.
What's the average short-term occupancy in Hai Phong in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Hai Phong is approximately 20% to 25%, which is significantly lower than tourism-driven cities like Da Nang or Nha Trang where occupancy can exceed 50%.
The realistic low-to-high occupancy range for most short-term rentals in Hai Phong spans from about 15% for average-performing listings to around 30% to 35% for top operators with excellent reviews, professional photos, and prime locations.
Short-term rentals in Hai Phong typically see their highest occupancy rates during major holidays like Lunar New Year (late January to February) and national holidays in April and September, as well as during large trade exhibitions or industrial conferences that bring business visitors.
The lowest occupancy periods for Hai Phong short-term rentals are typically the mid-year months from May through August when neither business travel nor domestic tourism peaks, creating extended gaps that can devastate annual returns if not priced aggressively.
Finally, please note that you can find much more granular data about this topic in our property pack about Hai Phong.
What's the average nightly rate in Hai Phong in 2026?
As of early 2026, the average nightly rate for short-term rentals in Hai Phong is approximately 800,000 to 1,000,000 VND (32 to 40 USD or 30 to 37 EUR) for a well-presented entire-place listing with modern amenities.
The realistic low-to-high nightly rate range in Hai Phong covers approximately 600,000 VND (24 USD or 22 EUR) for basic studios to around 1,500,000 VND (60 USD or 55 EUR) for premium 2-bedroom apartments in top developments like Vinhomes Imperia.
The typical nightly rate difference between peak season and off-season in Hai Phong is around 200,000 to 400,000 VND (8 to 16 USD or 7 to 15 EUR), with Lunar New Year commanding premiums of 30% to 50% above baseline while mid-year lulls often require discounting to attract any bookings.
Is short-term rental supply saturated in Hai Phong in 2026?
As of early 2026, the short-term rental market in Hai Phong is not saturated at the city level compared to major tourist destinations, but specific buildings and micro-areas near the central business district and Vinhomes projects are becoming increasingly competitive.
The number of active short-term rental listings in Hai Phong appears to be growing gradually as more investors test the market, though growth is slower than in leisure-focused cities because Hai Phong's demand profile favors long-term tenants over tourists.
The most oversaturated neighborhoods for short-term rentals in Hai Phong are the Vinhomes Imperia and Vinhomes Marina developments where multiple units in the same building compete on price and reviews, driving down occupancy and nightly rates for average performers.
Neighborhoods in Hai Phong that still have room for new short-term rental supply include Hai An district near the airport (attracting business travelers seeking convenient stopovers) and emerging areas of Thuy Nguyen where STR competition remains limited but demand from industrial visitors is building.
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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 Hai Phong, 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 Housing Law 2023 | Primary legal text on a widely used Vietnamese legal database. | We used it to confirm foreigners can own and rent out residential housing. We used it to frame what owners can legally do as landlords in 2026. |
| Decree 95/2024/ND-CP | Government implementing decree that turns Housing Law into operational rules. | We used it to validate the 30% foreign ownership cap and restricted areas concept. We used it to avoid relying on generic summaries. |
| Savills Vietnam Hai Phong Reports | Global real estate consultancy with published research and disclosed methodology. | We used it for Hai Phong-specific context on prices, projects, and growth drivers. We used it to ground neighborhood picks and yield math. |
| Circular 40/2021/TT-BTC | Official Ministry of Finance circular on rental income taxation. | We used it to anchor the rental income tax framework for individual landlords. We used it to support the VAT plus PIT approach. |
| Tax Administration Law 2019 | Core national law defining taxpayers and tax administration in Vietnam. | We used it to support that rental income falls under Vietnam's tax rules. We used it to justify why getting a tax ID matters. |
| Batdongsan.com.vn | Vietnam's largest property portal used as a live market thermometer. | We used it to estimate actual achievable rents from active listings. We used it to derive realistic rent bands for Hai Phong projects. |
| Acclime Vietnam | Established compliance and accounting firm with practical guidance. | We used it to describe what remote renting typically looks like. We used it to connect tax compliance with international money transfers. |
| PwC Vietnam Tax Summaries | Top-tier audit firm with maintained reference pages and review dates. | We used it to triangulate resident versus non-resident tax framing. We used it to sanity-check Vietnam-sourced income treatment. |
| AirDNA | Widely cited short-term rental data provider used by professional investors. | We used it as the methodology anchor for STR metrics like occupancy and ADR. We used it to justify presenting estimates as ranges. |
| Bao Hai Phong | Local outlet reporting official city economic numbers and targets. | We used it to explain why rental demand ties to industrial growth. We used it to justify the business-tenant share in Hai Phong. |
| Vietnam News | Major English-language news outlet covering Vietnamese policy developments. | We used it to track enforcement trends for short-term rentals. We used it as a risk signal for potential Hai Phong regulations. |
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.
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