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This article covers rental yields in Hai Phong for 2026, including gross and net returns, the best neighborhoods for investors, property types that perform well, and all the costs that affect your bottom line.
We update this guide regularly to reflect the latest market data and pricing trends in Hai Phong's residential property market.
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 average gross rental yield sits around 5.5% in early 2026, which is noticeably higher than what investors typically find in Hanoi or Ho Chi Minh City for similar residential properties.
- The spread between high-yield and low-yield neighborhoods in Hai Phong reaches about 3 to 3.5 percentage points, meaning location choice can dramatically shift your investment returns.
- Studios and one-bedroom apartments in Hai Phong deliver the highest yields per square meter (often 6% to 8% gross), though they come with faster tenant turnover and more furnishing wear.
- Hai An district benefits from Cat Bi Airport's Terminal T2 expansion, making it one of the stronger rental demand zones in Hai Phong right now.
- Premium masterplanned communities like Vinhomes Marina often compress yields to around 3.5% to 5% gross because purchase prices run ahead of achievable long-term rents.
- Thủy Nguyên is emerging as a growth pole in Hai Phong thanks to nearby industrial parks like VSIP and Nam Cầu Kiền, which support steady tenant demand.
- Net yields in Hai Phong typically land around 3.8% after accounting for taxes, management fees, vacancy, and building service charges.
- Landlord taxes under Circular 40 (VAT plus personal income tax) commonly consume about 10% of gross rental income when applicable.
- A realistic vacancy buffer in Hai Phong is about one month per year for most residential units, though studios may need closer to 1.5 months due to higher churn.
What are the rental yields in Hai Phong as of 2026?
What's the average gross rental yield in Hai Phong as of 2026?
As of early 2026, the average gross rental yield in Hai Phong sits around 5.5% for typical residential properties including apartments, townhouses, and villas.
That said, gross yields in Hai Phong realistically range from about 4% to 7.5% depending on the neighborhood, unit size, and whether you're buying a mid-market or premium property.
Compared to Vietnam's two largest cities, Hai Phong offers more attractive yields because purchase prices remain lower relative to achievable rents, especially in areas near industrial zones and transport hubs.
The single biggest factor driving gross yields in Hai Phong right now is the city's strong industrial and FDI growth, which creates steady demand from workers, managers, and expats who need rental housing close to factories and logistics centers.
What's the average net rental yield in Hai Phong as of 2026?
As of early 2026, the average net rental yield in Hai Phong is approximately 3.8% after deducting all typical landlord expenses.
This means Hai Phong landlords typically see about 1.5 to 1.7 percentage points shaved off their gross yield once they account for taxes, management, vacancy, and maintenance costs.
The expense category that hits Hai Phong landlords hardest is usually the combination of rental income taxes (VAT plus personal income tax under Circular 40) and building service fees for condominiums, which together can consume 15% to 20% of gross rent.
Realistic net yields in Hai Phong range from about 2.5% to 5.5%, with the lower end typical for premium villas and prestige projects, and the higher end achievable in well-priced apartments near industrial corridors.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Hai Phong.
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 yield is considered "good" in Hai Phong in 2026?
In Hai Phong's 2026 market, most local investors consider a gross rental yield of 6.5% or higher (or a net yield above 4.5%) to be a "good" deal worth pursuing.
The threshold that separates average properties from high performers in Hai Phong is roughly 6% gross, because anything below that starts competing poorly with safer alternatives like bank deposits once you factor in vacancy risk and management hassle.
How much do yields vary by neighborhood in Hai Phong as of 2026?
As of early 2026, the spread between the highest-yield and lowest-yield neighborhoods in Hai Phong is roughly 3 to 3.5 percentage points in gross terms.
The neighborhoods delivering the highest rental yields in Hai Phong tend to be those with good access to industrial parks and transport infrastructure, such as Hải An (near Cat Bi Airport), Lê Chân (especially around Vĩnh Niệm), An Dương, and Thủy Nguyên.
On the other hand, the lowest yields typically appear in central prestige areas like parts of Ngô Quyền and premium masterplanned projects such as Vinhomes Marina, where purchase prices have climbed faster than rents can follow.
The main reason yields vary so much across Hai Phong neighborhoods is that rental demand here is strongly tied to industrial employment and commuting convenience rather than traditional "CBD prestige," so areas near factories and logistics hubs often deliver better rent-to-price math than fancy central locations.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Hai Phong.
How much do yields vary by property type in Hai Phong as of 2026?
As of early 2026, gross rental yields in Hai Phong range from about 3.5% for premium villas up to 8% for well-located studios, with most standard apartments and townhouses falling somewhere in between.
Studios and one-bedroom apartments currently deliver the highest average gross yields in Hai Phong, often reaching 6% to 8% because their rents stay relatively strong per square meter even though the units are small.
Premium villas and prestige townhouses in masterplanned communities deliver the lowest yields in Hai Phong, typically around 3.5% to 5%, because their high purchase prices are not matched by proportionally higher rents.
The key reason yields differ so much between property types in Hai Phong is that smaller units benefit from "fixed value" elements like kitchens and bathrooms, which tenants pay for regardless of overall size, while luxury properties face a thinner pool of tenants willing to pay premium rents.
By the way, you might want to read the following:
What's the typical vacancy rate in Hai Phong as of 2026?
As of early 2026, the typical residential vacancy rate in Hai Phong sits around 6%, meaning landlords can generally expect about 94% occupancy over a full year.
Vacancy rates across Hai Phong neighborhoods range from about 4% in well-priced family units with good locations up to 10% or more for overpriced premium units or niche layouts facing stiff competition.
The main factor driving vacancy rates in Hai Phong right now is the balance between strong industrial hiring (which brings in tenants) and ongoing new housing supply (which gives tenants more choices), so well-priced units in convenient locations fill quickly while overpriced stock sits longer.
Compared to other Vietnamese cities, Hai Phong's vacancy rate is relatively healthy thanks to sustained FDI-driven population inflows, though the city's expanding housing pipeline means landlords still need to price competitively.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Hai Phong.
What's the rent-to-price ratio in Hai Phong as of 2026?
As of early 2026, the typical rent-to-price ratio in Hai Phong is around 0.45% per month, meaning monthly rent equals roughly 0.45% of the property's purchase price.
For buy-to-let investors in Hai Phong, a monthly rent-to-price ratio of 0.55% or higher is generally considered favorable because it translates to a gross annual yield above 6.5%, which comfortably covers costs and still leaves solid returns.
Compared to Vietnam's largest cities, Hai Phong offers a more attractive rent-to-price ratio because property prices have not inflated as dramatically while rents remain supported by industrial employment demand.
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 and micro-areas in Hai Phong give the best yields as of 2026?
Where are the highest-yield areas in Hai Phong as of 2026?
As of early 2026, the top highest-yield neighborhoods in Hai Phong are Hải An (near Cat Bi Airport), Lê Chân (especially the Vĩnh Niệm area), and Thủy Nguyên (close to major industrial parks).
In these top-performing areas of Hai Phong, investors can typically achieve gross rental yields in the range of 6% to 7.5%, which is well above the citywide average.
What Hải An, Lê Chân, and Thủy Nguyên share in common is strong proximity to industrial employment centers and good transport links, which creates consistent rental demand from workers and professionals who prioritize convenience over prestige.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Hai Phong.
Where are the lowest-yield areas in Hai Phong as of 2026?
As of early 2026, the lowest-yield areas in Hai Phong include prime central pockets of Ngô Quyền district and premium masterplanned projects like Vinhomes Marina in the Cầu Rào 2 area.
In these low-yield neighborhoods, gross rental yields typically fall in the range of 3.5% to 5%, which can feel disappointing after accounting for taxes and management costs.
The main reason yields are compressed in these areas is that purchase prices have risen faster than long-term rents, driven by prestige appeal and capital appreciation expectations rather than pure rental income logic.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Hai Phong.
Which areas have the lowest vacancy in Hai Phong as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Hai Phong are Lê Chân (with its family-friendly amenities), Hải An (airport and industrial access), and central Ngô Quyền (convenience-driven occupancy).
In these low-vacancy areas of Hai Phong, vacancy rates typically stay in the range of 3% to 5%, meaning landlords rarely face extended gaps between tenants.
The main demand driver keeping vacancy low in Lê Chân, Hải An, and Ngô Quyền is the broad tenant pool that includes families, professionals, and industrial workers who all value daily convenience and commuting ease.
The trade-off investors face when targeting these low-vacancy neighborhoods is that strong occupancy often comes with higher purchase prices, which can compress overall yields even as rental income stays reliable.
Which areas have the most renter demand in Hai Phong right now?
The three neighborhoods currently experiencing the strongest renter demand in Hai Phong are Vĩnh Niệm in Lê Chân (home to large condo communities like Minato Residence), central areas of Ngô Quyền like Đông Khê and Đằng Giang, and the Cat Bi Airport corridor in Hải An.
The renter profile driving most of the demand in these areas includes single professionals, young couples working in industrial or logistics companies, and expat managers stationed at nearby factories.
In these high-demand neighborhoods of Hai Phong, well-priced rental listings typically get filled within two to four weeks, with desirable two-bedroom units often finding tenants even faster.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Hai Phong.
Which upcoming projects could boost rents and rental yields in Hai Phong as of 2026?
As of early 2026, the top three projects expected to boost rents in Hai Phong are the Cat Bi Airport Terminal T2 expansion, Thủy Nguyên's emerging urban center development, and large township projects like Vinhomes Vu Yen.
The neighborhoods most likely to benefit from these projects include Hải An (for the airport expansion), Thủy Nguyên (for the new urban center and industrial park access), and areas adjacent to major township developments where infrastructure improvements will follow.
Once these projects reach completion, investors in nearby neighborhoods might realistically expect rent increases of 5% to 15% over a two to three year period, depending on how directly the property benefits from improved access or amenities.
You'll find our latest property market analysis about Hai Phong here.
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What property type should I buy for renting in Hai Phong as of 2026?
Between studios and larger units in Hai Phong, which performs best in 2026?
As of early 2026, studios and one-bedroom units in Hai Phong deliver the best gross rental yield per square meter, but two-bedroom apartments often win on overall stability with lower vacancy and tenant turnover.
Studios in Hai Phong typically achieve gross yields of 6% to 8% (roughly VND 200,000 to 320,000 per square meter monthly, or about $8 to $13 USD / €7.50 to €12 EUR), while larger two-bedroom units usually yield 5% to 7%.
The main factor explaining why studios outperform on yield is that tenants pay for essential amenities like kitchens and bathrooms regardless of unit size, so smaller spaces capture more rent per square meter.
However, if you're targeting families relocating for industrial jobs or expats on multi-year contracts, a well-located two-bedroom apartment in Hai Phong might actually be the better choice because these tenants tend to stay longer and cause less wear on your property.
What property types are in most demand in Hai Phong as of 2026?
As of early 2026, two-bedroom condominiums and apartments are the most in-demand property type for renters in Hai Phong because they offer the best balance of space, price, and convenience for the city's growing professional workforce.
The top three property types ranked by current tenant demand in Hai Phong are two-bedroom apartments (the workhorse of the rental market), compact townhouses in well-connected areas, and serviced-style apartments for expats and corporate tenants.
The primary trend driving this demand pattern is Hai Phong's industrial expansion, which brings in young professionals, couples, and small families who need affordable, move-in-ready housing close to work.
One property type currently underperforming in demand and likely to stay that way is the large premium villa, which faces a thin tenant pool and extended vacancy periods because few renters in Hai Phong can justify the high monthly cost.
What unit size has the best yield per m² in Hai Phong as of 2026?
As of early 2026, units in the 35 to 55 square meter range (studios and one-bedrooms) deliver the best gross rental yield per square meter in Hai Phong.
For this optimal unit size in Hai Phong, typical gross yields run around VND 200,000 to 320,000 per square meter monthly, which translates to roughly $8 to $13 USD or €7.50 to €12 EUR per square meter per month.
The main reason smaller units outperform on yield per square meter while larger units fall behind is that rent does not scale proportionally with size: tenants pay a premium for compact efficiency, while bigger units spread their "fixed value" elements (kitchen, bathroom, balcony) across more floor area.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Hai Phong as of 2026?
What are typical property taxes and recurring local fees in Hai Phong as of 2026?
As of early 2026, annual property taxes in Hai Phong are relatively modest compared to Western countries, with non-agricultural land use tax typically costing a few hundred thousand VND (roughly $10 to $50 USD / €9 to €45 EUR) per year for a typical rental apartment, depending on land area and location.
Beyond property tax, Hai Phong landlords must also budget for rental income taxes under Circular 40, which commonly amount to around 10% of gross rental income when applicable (combining VAT and personal income tax), plus building service fees for condos that can run VND 5,000 to 20,000 per square meter monthly.
In total, these taxes and recurring fees typically represent about 12% to 18% of gross rental income in Hai Phong, with condo landlords facing higher costs due to mandatory building service charges.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Hai Phong.
What insurance, maintenance, and annual repair costs should landlords budget in Hai Phong right now?
Landlord insurance for a typical rental property in Hai Phong costs relatively little, often around VND 1 to 3 million per year (roughly $40 to $120 USD / €37 to €110 EUR), though many individual landlords operate without formal coverage.
For maintenance and repairs, Hai Phong landlords should budget about 0.5% to 1% of property value annually for apartments (closer to 1% to 2% for landed houses and townhouses), which covers routine wear, appliance replacement, and periodic repainting.
The repair expense that most commonly catches Hai Phong landlords off guard is waterproofing and humidity-related damage, which is especially relevant for older buildings and townhouses exposed to the city's wet climate.
All told, landlords in Hai Phong should realistically budget around VND 15 to 40 million per year (roughly $600 to $1,600 USD / €550 to €1,450 EUR) for the combined cost of insurance, maintenance, and repairs on a mid-market property.
Which utilities do landlords typically pay, and what do they cost in Hai Phong right now?
In most long-term residential rentals in Hai Phong, tenants pay their own utilities (electricity, water, and internet), while landlords typically cover building service fees for condos and are responsible for maintenance and repairs.
When landlords do cover utilities (common in serviced apartments or furnished short-term rentals), the monthly cost in Hai Phong typically runs around VND 1.5 to 4 million (roughly $60 to $160 USD / €55 to €145 EUR) depending on unit size and air conditioning usage.
What does full-service property management cost, including leasing, in Hai Phong as of 2026?
As of early 2026, full-service property management in Hai Phong typically costs around 8% to 12% of collected rent monthly, which translates to roughly VND 800,000 to 2,500,000 per month ($32 to $100 USD / €30 to €90 EUR) for a standard rental unit.
On top of ongoing management fees, leasing or tenant placement in Hai Phong usually costs an additional half-month to one full month of rent per new tenant, depending on whether the tenant is local or an expat with corporate backing.
What's a realistic vacancy buffer in Hai Phong as of 2026?
As of early 2026, landlords in Hai Phong should set aside about 8% to 10% of annual rental income as a vacancy buffer, which equals roughly one month of lost rent per year.
In practical terms, most Hai Phong landlords experience somewhere between three to five vacant weeks per year for well-priced two-bedroom units, though studios and one-bedrooms may face six weeks or more due to faster tenant turnover.
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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 |
|---|---|---|
| Savills Vietnam - Hai Phong Spotlight | Savills is a long-established global real estate consultancy with a dedicated research team and transparent market commentary. | We used it to anchor Hai Phong purchase prices and the mix of common residential stock. We treated it as our price baseline and triangulated everything else around it. |
| JLL - Hai Phong Property Market Perspectives 2025 | JLL is a major global property consultancy that publishes structured market insights based on transaction data. | We used it to validate demand drivers like FDI and industrial expansion. We also used it to explain why yields differ between industrial-access areas and prestige zones. |
| Batdongsan - Minato Residence Rentals | Batdongsan is Vietnam's largest property portal and publishes aggregated price guidance on listings. | We used it as a real-time rent anchor for a flagship Hai Phong condo project. We converted the listed rent ranges into VND per square meter to compute plausible yields. |
| Batdongsan - Vinhomes Marina Sale Ranges | Batdongsan provides aggregated price ranges for well-known masterplanned projects in Vietnam. | We used it as a premium landed-price benchmark and low-yield reference point. We compared these prices to typical rents to show why prestige areas often yield less. |
| Dot Property - Ngo Quyen Rentals | Dot Property is a large Southeast Asian property platform with standardized listing fields for size, rent, and location. | We used it as a second rent cross-check for central district listings. We only used it to validate order-of-magnitude rents for condos and apartments. |
| FazWaz - Minato Residence Unit Listings | FazWaz is a recognized regional portal that publishes per-square-meter rent on many individual listings. | We used it to validate the per-square-meter rent band implied by Batdongsan's project rent range. We used the overlap to tighten our rent assumptions. |
| Hai Phong Government Portal - Social Housing Pipeline | This is an official local government publication with direct information on housing supply plans. | We used it to frame supply growth and explain why some submarkets may face more tenant choice. We used it to set realistic vacancy expectations. |
| Hai Phong City - Cat Bi T2 Groundbreaking | This is an official city information source describing a major infrastructure project with verifiable timelines. | We used it to identify micro-areas likely to see rent support from improved airport access. We used it as evidence for upcoming projects that could boost rents. |
| ACI Asia-Pacific - Cat Bi T2 Project Note | ACI Asia-Pacific is an aviation industry body that relays project details tied to airport capacity and timelines. | We used it to cross-check the airport project's strategic rationale and capacity discussion. We used it to support the infrastructure-led demand narrative. |
| World Bank - Vietnam Economic Update | The World Bank is a top-tier international organization with formal forecasting and rigorous methodology. | We used it to set the macro backdrop for growth expectations into 2026. We used it to keep our yield expectations consistent with a growing-demand environment. |
| IMF - Vietnam 2025 Article IV | The IMF is a leading international organization with rigorous macro analysis and country-level assessments. | We used it to cross-check macro risks like inflation and trade uncertainty that can affect affordability. We used it to explain why net yield buffers matter even when demand looks strong. |
| Thuvienphapluat - Circular 40/2021/TT-BTC | This is a widely used Vietnamese legal database that republishes official Ministry of Finance documents. | We used it to ground landlord tax assumptions under the VAT and PIT framework. We used it to avoid blog advice and stick to a traceable legal basis. |
| Apolat Legal - Circular 40 PDF | This reproduces the Ministry of Finance circular text including rate tables used by tax practitioners. | We used it to justify the typical VAT plus PIT burden used in net yield calculations. We used it as a numeric reference when estimating net yield ranges. |
| KPMG - Tax Alert on Circular 40 | KPMG is a Big Four firm whose tax alerts summarize rules used in real compliance situations. | We used it to cross-check how Circular 40 is applied in practice. We used it to reduce the risk of misreading a legal text in isolation. |
| PwC - Proposed PIT Changes | PwC is a Big Four firm that publishes practitioner-focused summaries on law changes affecting investors. | We used it to inform our early 2026 tax threshold assumption for small landlords. We treated it as policy direction and still kept a conservative buffer in net yield estimates. |
| Thuvienphapluat - Law 48/2010 on Land Use Tax | This is the underlying national law for the recurring land-use tax base in Vietnam. | We used it to frame recurring property holding costs. We used it to explain why net yields in Vietnam are driven more by vacancy and management than by annual property tax. |
| Savills Vietnam - Apartment Service Fee Explainer | Savills explains building fees with references to Vietnamese regulations and market practice. | We used it to describe recurring building fees that reduce net yield for condos. We used it as the basis for a realistic condo costs line in our net yield model. |
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