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SUMMARY
We analyzed residential property rental yields in Hai Phong, as of 2026, for residential property buyers using the raw dataset provided. The work compares apartment purchase prices, monthly rents, gross rental yields, and net rental yields across the main practical rental-investment areas in Hai Phong.
This page is updated regularly, so the numbers should be read as a current Hai Phong residential property rental yield snapshot for May 2026 rather than as a permanent forecast.
The main finding is that compact apartments produce the clearest rental-yield advantage in Hai Phong. Studios usually give the highest percentage return because purchase prices stay relatively low while rents remain supported by industrial workers, logistics staff, young professionals, and foreign specialists.
Vinh Niem is the strongest yield area in the dataset. Its studio segment is estimated at VND 1.50bn purchase price and VND 7.8m monthly rent, giving 6.2% gross yield and 4.4% net yield.
Le Chan and Ngo Quyen are also strong because they combine central access, tenant depth, and better resale liquidity than many outer districts. Le Chan studios reach about 4.1% net yield, while Ngo Quyen studios reach about 4.0% net yield.
Hai An is one of the most balanced markets for a foreign individual buyer. It does not always have the very highest yield, but airport access, logistics employment, newer apartment supply, and industrial demand help support practical rental income.
The weakest pure-yield profiles are usually expensive 2-bedroom units in premium central districts and tourism-linked stock in Cat Ba, Cat Hai, and Do Son. These areas may offer lifestyle or seasonal upside, but vacancy, operating costs, and purchase prices reduce the realistic net yield.
Studios are the best income format on paper, but 1-bedroom apartments are usually the better beginner product. A 1-bedroom unit has deeper tenant demand, better resale appeal, and less turnover risk than the smallest units.
Two-bedroom apartments earn higher monthly rent, but they often produce lower net yields because purchase prices rise faster than rent. In Hong Bang, a 2-bedroom unit rents for about VND 16.0m per month, but the modelled net yield is only about 3.3%.
For a beginner foreign buyer, the practical Hai Phong strategy is to compare net yield, tenant depth, ownership simplicity, building quality, service charges, vacancy risk, and resale liquidity together. The best rental property is not always the cheapest unit or the highest headline gross yield.
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Residential property rental yields in Hai Phong in 2026
This table compares residential property rental yields in Hai Phong by neighborhood and apartment size.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Hai Phong.
| Neighborhood | Studio property average purchase price | Studio property average monthly rent | Studio property gross rental yield | Studio property net rental yield | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| An Duong | VND 1.15bn | VND 5.5m | 5.7% | 3.9% | VND 1.75bn | VND 7.5m | 5.1% | 3.5% | VND 2.45bn | VND 10.0m | 4.9% | 3.3% |
| Cat Ba / Cat Hai | VND 1.65bn | VND 7.0m | 5.1% | 3.2% | VND 2.65bn | VND 11.5m | 5.2% | 3.2% | VND 3.85bn | VND 17.0m | 5.3% | 3.3% |
| Do Son | VND 1.25bn | VND 5.5m | 5.3% | 3.3% | VND 1.95bn | VND 8.0m | 4.9% | 3.1% | VND 2.85bn | VND 12.0m | 5.1% | 3.1% |
| Duong Kinh | VND 1.35bn | VND 6.0m | 5.3% | 3.7% | VND 2.15bn | VND 8.5m | 4.7% | 3.3% | VND 3.05bn | VND 12.0m | 4.7% | 3.3% |
| Hai An | VND 1.55bn | VND 7.0m | 5.4% | 3.8% | VND 2.35bn | VND 10.5m | 5.4% | 3.8% | VND 3.30bn | VND 14.5m | 5.3% | 3.7% |
| Hong Bang | VND 1.75bn | VND 7.8m | 5.3% | 3.8% | VND 2.80bn | VND 12.0m | 5.1% | 3.7% | VND 4.10bn | VND 16.0m | 4.7% | 3.3% |
| Kien An | VND 1.05bn | VND 5.0m | 5.7% | 4.0% | VND 1.60bn | VND 7.0m | 5.3% | 3.7% | VND 2.25bn | VND 9.0m | 4.8% | 3.4% |
| Le Chan | VND 1.55bn | VND 7.5m | 5.8% | 4.1% | VND 2.45bn | VND 11.0m | 5.4% | 3.8% | VND 3.55bn | VND 14.5m | 4.9% | 3.4% |
| Ngo Quyen | VND 1.70bn | VND 8.0m | 5.6% | 4.0% | VND 2.70bn | VND 12.0m | 5.3% | 3.8% | VND 3.95bn | VND 16.0m | 4.9% | 3.5% |
| Thuy Nguyen | VND 1.30bn | VND 6.0m | 5.5% | 3.9% | VND 2.05bn | VND 8.5m | 5.0% | 3.5% | VND 2.95bn | VND 12.5m | 5.1% | 3.6% |
| Trang Cat / Nam Dinh Vu | VND 1.25bn | VND 6.0m | 5.8% | 3.9% | VND 1.95bn | VND 8.5m | 5.2% | 3.6% | VND 2.80bn | VND 12.5m | 5.4% | 3.6% |
| Vinh Niem | VND 1.50bn | VND 7.8m | 6.2% | 4.4% | VND 2.50bn | VND 12.0m | 5.8% | 4.0% | VND 3.70bn | VND 16.0m | 5.2% | 3.6% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Hai Phong?
The best net-yield neighborhoods among areas people actually want to live in Hai Phong are Vinh Niem, Le Chan, Ngo Quyen, Hai An, and selected parts of Hong Bang.
These areas combine credible rental demand with urban services, better access, and stronger resale logic than thinner outer markets. For a foreign individual buyer, that combination matters more than a high headline yield in a weak location.
Vinh Niem is the clearest yield leader in the dataset. A studio is modelled at VND 1.50bn with VND 7.8m monthly rent, producing about 6.2% gross yield and 4.4% net yield.
Le Chan also performs well because it offers central convenience without the highest central price premium. Its studio net yield is about 4.1%, while a 1-bedroom unit gives about 3.8% net yield.
Ngo Quyen is slightly more expensive, but it is safer for tenant depth. A 1-bedroom unit at VND 2.70bn renting for VND 12.0m per month gives about 3.8% net yield, supported by central access and strong renter familiarity.
Hai An gives a different version of the same opportunity. Its 1-bedroom and 2-bedroom units sit around 3.7% to 3.8% net yield, with demand supported by airport access, logistics employment, and newer apartment stock.
Where can I find residential properties with above-average yields and below-average entry prices in Hai Phong?
The clearest Hai Phong areas with above-average yields and below-average entry prices are Vinh Niem, Kien An, An Duong, Trang Cat / Nam Dinh Vu, and Thuy Nguyen.
Vinh Niem is the best value case because the yield is strong without moving fully into a weak-liquidity fringe area. A studio at VND 1.50bn produces about 4.4% net yield, while a 1-bedroom at VND 2.50bn produces about 4.0% net yield.
Kien An has the lowest modelled entry prices in the dataset. A studio costs about VND 1.05bn and a 1-bedroom costs about VND 1.60bn, with net yields of about 4.0% and 3.7% respectively.
The caution is that Kien An is cheaper partly because resale liquidity and expat tenant demand are weaker than in Ngo Quyen, Le Chan, or Hai An. Cheap entry price is helpful only when the building, access, and tenant source are also credible.
Trang Cat / Nam Dinh Vu is an industrial-access value play. A studio at VND 1.25bn and VND 6.0m rent produces about 5.8% gross yield and 3.9% net yield, but demand is more concentrated around port, logistics, and industrial users.
Thuy Nguyen is more of a growth bet than an immediate core-city rental play. A 1-bedroom unit at VND 2.05bn and VND 8.5m monthly rent gives about 3.5% net yield, with future demand tied to new urban growth and industrial expansion.
Where does the rent level justify the purchase price most clearly in Hai Phong?
The rent level justifies the purchase price most clearly in Vinh Niem, Le Chan, Hai An, Ngo Quyen, and Trang Cat / Nam Dinh Vu.
These areas show the best relationship between rent, entry price, and tenant demand. They do not depend only on very low purchase prices, which makes their residential property rental yields in Hai Phong more credible.
Vinh Niem is strongest numerically. The studio segment earns VND 93.6m of annual rent on a VND 1.50bn purchase price, producing 6.2% gross yield and 4.4% net yield.
Le Chan has a similar rent-to-price logic. A studio at VND 1.55bn and VND 7.5m monthly rent gives 5.8% gross yield, while a 1-bedroom at VND 2.45bn and VND 11.0m rent gives 5.4% gross yield.
Hai An is rational because tenant demand is linked to airport access, logistics jobs, industrial staff, and newer buildings. A 1-bedroom at VND 2.35bn and VND 10.5m monthly rent gives about 5.4% gross yield.
Trang Cat / Nam Dinh Vu has a more specialized case. Lower purchase prices and industrial demand help rents stay credible, which is why the studio gross yield is about 5.8%.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Hai Phong?
The best places to buy for stable rental income rather than maximum yield in Hai Phong are Ngo Quyen, Le Chan, Hai An, and Hong Bang.
These areas may not always produce the highest net rental yield in Hai Phong, but they offer deeper tenant demand and better resale liquidity. That is important for a foreign buyer who wants fewer surprises after purchase.
Ngo Quyen is the most balanced stability choice. A 1-bedroom unit gives about 3.8% net yield, while a 2-bedroom unit gives about 3.5% net yield.
Le Chan is slightly more yield-friendly. Studios reach about 4.1% net yield, and 1-bedroom units reach about 3.8% net yield, supported by hospitals, schools, retail, and established residential demand.
Hai An is a stability choice for airport and industrial-linked tenants. Its 1-bedroom yield is around 3.8% net, with rental demand supported by Cat Bi airport access, logistics activity, and newer apartment stock.
Hong Bang is lower-yield but liquid. A 2-bedroom unit produces only about 3.3% net yield, but central status, civic services, and buyer familiarity reduce resale risk.
What type of residential property should a beginner investor buy to maximize rental profitability in Hai Phong?
A beginner investor who wants to maximize rental profitability in Hai Phong should usually buy a well-located studio or 1-bedroom apartment in an eligible condominium project.
Studios produce the highest modelled yields in many districts. Vinh Niem studios reach 4.4% net yield, Le Chan studios reach 4.1% net yield, and Ngo Quyen studios reach 4.0% net yield.
The entry price is also easier for studios. In stronger districts, modelled studio purchase prices often sit around VND 1.50bn to VND 1.70bn, which keeps the capital requirement lower than for larger apartments.
For most beginner buyers, a 1-bedroom apartment is the better balance product. It costs more than a studio, but it attracts a wider tenant pool, including young professionals, single expats, engineers, couples, and managers on medium housing budgets.
Two-bedroom apartments are better for stability than yield. They attract couples, small families, and corporate tenants, but prices rise faster than rent, which is why Hong Bang 2-bedroom units show only about 3.3% net yield.
Townhouses and villas are not the best beginner product in Hai Phong because entry prices, maintenance, and ownership complexity are heavier. The practical takeaway is that studios maximize yield, while 1-bedroom apartments give the best mix of yield, tenant depth, and resale simplicity.
We give you more details in the our real estate pack about Hai Phong.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Hai Phong?
The Hai Phong neighborhoods that offer strong rental income with lower vacancy risk are Ngo Quyen, Le Chan, Hai An, Vinh Niem, and Hong Bang.
These areas have stronger rental income because tenant demand is broad, not just because the asking rent is high. That makes the income stream easier to trust than in seasonal tourism locations.
Ngo Quyen and Hong Bang have the strongest central-city tenant base. Monthly rents of VND 12.0m for 1-bedroom units and VND 16.0m for 2-bedroom units are supported by central services, schools, offices, retail, and long-established residential demand.
Le Chan is slightly cheaper and more yield-friendly. A 1-bedroom rent of VND 11.0m and net yield of 3.8% make it practical for renters who want central access without paying the highest central premium.
Hai An has a different demand pool. Rents of VND 10.5m for 1-bedroom units and VND 14.5m for 2-bedroom units are supported by airport access, logistics employers, and newer residential projects.
Vinh Niem has the strongest yield-rent combination. A 1-bedroom rent of VND 12.0m and net yield of 4.0% make it attractive, but investors still need to check building quality, management fees, furnishing standards, and service charges.
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Which areas look overpriced relative to their rental income in Hai Phong?
The Hai Phong areas that look most overpriced relative to rental income are Hong Bang 2-bedroom units, premium Ngo Quyen 2-bedroom units, Cat Ba / Cat Hai tourism-linked stock, and selected expensive Hai An projects.
These are not bad places to live. The issue is that purchase prices absorb too much of the rental income, especially after vacancy, maintenance, and operating costs.
Hong Bang is the clearest example. A 2-bedroom unit costs about VND 4.10bn and rents for VND 16.0m per month, producing only 4.7% gross yield and 3.3% net yield.
Ngo Quyen has a similar pattern at the premium end. A 2-bedroom unit costs about VND 3.95bn and rents for VND 16.0m per month, giving about 3.5% net yield.
Cat Ba / Cat Hai can look expensive because the buyer logic includes tourism, scarcity, and lifestyle value, not only long-term rental income. A 2-bedroom at VND 3.85bn and VND 17.0m rent gives only about 3.3% net yield after heavier vacancy and operating-cost deductions.
Hai An can still be fairly priced in mid-market projects, but expensive new buildings need careful checking. A rent premium is useful only when real tenant budgets support it.
Which neighborhoods should I avoid even if the rental yield looks attractive in Hai Phong?
Beginner investors should be cautious with Do Son, Cat Ba / Cat Hai, weaker parts of Kien An, and poorly connected parts of An Duong, even when the headline yield looks attractive.
The issue is not only the rent number. The real issue is vacancy, seasonality, resale liquidity, tenant depth, and whether a foreign buyer can manage the property remotely.
Do Son shows about 3.1% to 3.3% net yield in the dataset. That is not terrible, but demand is more leisure and seasonally influenced than in core Hai Phong.
Cat Ba / Cat Hai has stronger rent potential, with 2-bedroom rents modelled at VND 17.0m per month. The problem is that net yield still stays around 3.3% after heavier operating and vacancy assumptions.
Kien An looks cheap, with studios around VND 1.05bn and net yields around 4.0%. The caution is weaker resale liquidity, less foreign-buyer depth, and lower expat tenant demand than in Ngo Quyen, Le Chan, or Hai An.
An Duong can work when the property is close to real industrial or residential demand. Poorly connected assets are riskier because a 3.3% net yield on a 2-bedroom unit is not enough if tenant demand is thin.
Which neighborhoods look risky even though the rental yield is high in Hai Phong?
The Hai Phong neighborhoods that look risky even though the rental yield is high are Kien An, Trang Cat / Nam Dinh Vu, Do Son, and Cat Ba / Cat Hai.
The problem is that high yield can come from a low purchase price or seasonal rent, not from deep and stable tenant demand. For a beginner, that difference matters.
Kien An studios show about 5.7% gross yield and 4.0% net yield. The risk is that the tenant pool is narrower than in Le Chan or Ngo Quyen, especially if the property is not near services or transport.
Trang Cat / Nam Dinh Vu studios show about 5.8% gross yield and 3.9% net yield. The risk is concentration because rental demand depends heavily on port, logistics, and industrial tenants.
Do Son and Cat Ba / Cat Hai both have tourism exposure. That can raise rents in strong periods, but it also raises seasonality, furnishing costs, management needs, and vacancy risk.
A safer alternative is usually Vinh Niem or Le Chan. Their net yields are similar or better in several segments, but the tenant demand is more urban and less dependent on one narrow rental pool.
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What neighborhoods should I avoid when buying a rental property in Hai Phong?
For a beginner rental investor, the Hai Phong neighborhoods to avoid or approach very carefully are Do Son, Cat Ba / Cat Hai, weaker Kien An locations, poorly connected An Duong locations, and overpriced premium Hong Bang units.
This is not a full neighborhood ban. It is a warning that some locations need a much clearer discount, better building quality, or a more obvious tenant source before they make sense.
Avoid Do Son for standard long-term rental income unless the property is clearly priced for seasonality. The modelled net yield is only around 3.1% to 3.3%, and demand is less stable than in central Hai Phong.
Avoid Cat Ba / Cat Hai unless you understand tourism operations. The rents can be high, but net yields remain around 3.2% to 3.3% after higher vacancy and operating-cost assumptions.
Avoid weak Kien An locations if resale liquidity matters. The yield looks attractive, but the lower price partly reflects weaker buyer depth and less premium tenant demand.
Avoid poorly connected An Duong assets unless the unit is close to real industrial or residential demand. Cheap prices do not help if the tenant base is thin.
Avoid premium Hong Bang stock if your main goal is yield. A 2-bedroom at VND 4.10bn and 3.3% net yield is more of a stability or prestige purchase than a rental-income bargain.
Which neighborhoods are seeing rental demand weaken, and why, in Hai Phong?
The Hai Phong neighborhoods where rental demand looks most vulnerable are Do Son, Cat Ba / Cat Hai outside peak seasons, older Kien An stock, and lower-quality fringe projects in An Duong or Duong Kinh.
This is more about tenant selectivity than a collapse in Hai Phong rental demand. The city still has industrial, port, logistics, and professional renter demand, but tenants can be picky when supply improves.
Do Son demand weakens outside tourism and holiday periods. Long-term renters have more practical alternatives in Le Chan, Ngo Quyen, Hai An, and Vinh Niem.
Cat Ba / Cat Hai faces the same problem with higher operating expectations. Tenants and guests expect better furnishing, service, access, and management, so weak units are punished faster.
Kien An can struggle where buildings are older, amenities are weaker, or access is less convenient. The low purchase price can create a good yield on paper, but rent growth may lag better-connected districts.
An Duong and Duong Kinh are mixed markets. Good projects near demand corridors can rent, but fringe locations without clear tenant pools may take longer to lease.
Which neighborhoods are seeing new developments that could create stronger rental demand in Hai Phong?
The Hai Phong neighborhoods where new development could create stronger rental demand are Thuy Nguyen, Hai An, Trang Cat / Nam Dinh Vu, Duong Kinh, and Vinh Niem.
These areas benefit from new urban projects, industrial growth, airport access, port expansion, and improving infrastructure. The useful question is whether new development creates more tenants or only adds more apartments.
Thuy Nguyen is the most important growth story. Its future demand is linked to large land banks, new urban growth, and industrial parks such as Nam Cau Kien and VSIP Hai Phong.
Hai An benefits from Cat Bi airport access and logistics-linked employment. This helps rental demand because the area is close to the transport and industrial economy that brings renters into Hai Phong.
Trang Cat / Nam Dinh Vu is more specialized. Its rental demand is tied to port, logistics, and industrial users, which can support rents but also narrows the tenant pool.
Duong Kinh and Vinh Niem benefit from the spread of newer urban housing and better connectivity from the inner city toward growth corridors. These areas can attract renters who are priced out of the most central districts.
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Which neighborhoods have become less attractive for property investors over the last 12 months in Hai Phong?
The Hai Phong neighborhoods that have become less attractive for yield-focused investors are premium Hong Bang, premium Ngo Quyen, tourism-heavy Cat Ba / Cat Hai, and weaker fringe stock in An Duong or Duong Kinh.
The issue is yield compression or rental risk, not necessarily weak livability. Some of these areas are still attractive places to live, but the income math is less forgiving.
Hong Bang remains desirable, but prices are high relative to rent. A 2-bedroom unit at VND 4.10bn and VND 16.0m monthly rent gives only 3.3% net yield.
Ngo Quyen is still one of the safest districts, but premium units face the same problem. A 2-bedroom unit at VND 3.95bn gives about 3.5% net yield, which is stable but not exciting for income investors.
Cat Ba / Cat Hai is less attractive for passive investors because operating costs, vacancy risk, and tourism seasonality reduce net yield. The 2-bedroom gross yield is 5.3%, but net yield falls to 3.3% in the model.
Fringe An Duong and Duong Kinh stock can suffer when new supply competes for the same tenant pool. If the building is ordinary and the location is not clearly connected to jobs, rents may not rise enough to justify the purchase price.
Which property types are becoming harder to rent in Hai Phong, and in which neighborhoods?
The property types becoming harder to rent in Hai Phong are overpriced 2-bedroom apartments in premium central projects, tourism-dependent apartments in Do Son and Cat Ba / Cat Hai, and older or poorly managed apartments in Kien An, An Duong, and fringe Duong Kinh.
Premium 2-bedroom units are harder to make work as pure rentals. In Hong Bang, the modelled 2-bedroom net yield is only 3.3%, while in Ngo Quyen it is about 3.5%.
Those 2-bedroom units can still rent, but they need a more specific tenant. The owner is often relying on a family, corporate tenant, senior manager, or foreign specialist who wants space and location together.
Tourism-linked units in Do Son and Cat Ba / Cat Hai can be harder to rent consistently because demand is seasonal. They also require better furnishing, more active management, and higher vacancy assumptions.
Older or poorly managed apartments are harder to rent in Kien An, An Duong, and parts of Duong Kinh because tenants have more choice in newer projects. Low price alone does not compensate for weak building quality.
Studios are still rentable in strong districts, but they need good furnishing and location. The best-performing studio markets in the table are Vinh Niem, Le Chan, Ngo Quyen, Trang Cat / Nam Dinh Vu, and Kien An, with gross yields around 5.6% to 6.2%.
The practical rule is to buy tenant depth, not just bedroom count. A compact apartment in a strong rental node is usually safer than a larger unit that depends on a narrow tenant pool.
Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Hai Phong?
The best bedroom count for a beginner in Hai Phong is usually the 1-bedroom apartment.
Studios often give the highest yield, but 1-bedroom units offer the best balance between entry price, tenant depth, resale liquidity, and management simplicity.
Studios have the strongest numbers. Vinh Niem reaches 6.2% gross yield and 4.4% net yield, while Le Chan and Ngo Quyen studios also show strong net yields of 4.1% and 4.0%.
The weakness of studios is that they can have higher turnover and a narrower living format. They work best when the building is convenient, well-managed, and easy for singles or young professionals to rent quickly.
1-bedroom units are more balanced. In strong areas, they produce about 3.7% to 4.0% net yield, with better appeal to expats, couples, young professionals, and managers.
Two-bedroom units offer higher absolute rent but lower yield. In many Hai Phong areas, 2-bedroom net yield falls into the 3.3% to 3.7% range because purchase prices rise faster than rent.
For Hai Phong’s rental structure, 1-bedroom apartments match the city’s practical demand base: industrial professionals, airport and logistics workers, young local households, and foreign staff who want modern buildings but do not need large family units.
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INSIGHTS
These insights are drawn from the Hai Phong residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Hai Phong.
- Vinh Niem studios show Hai Phong’s clearest yield premium. The 6.2% gross yield and 4.4% net yield indicate that rent is high relative to the purchase price, not just that the area is cheap.
- Le Chan studios are one of the most practical central-yield plays. The 4.1% net yield is supported by central services, daily amenities, hospitals, schools, and established residential demand.
- Ngo Quyen is safer than many cheaper districts because tenant depth and resale liquidity are stronger. The yield is not always the highest, but the risk-adjusted profile is better for a cautious buyer.
- Hai An 1-bedroom units balance airport access, industrial demand, and a realistic 3.8% net yield. This makes Hai An useful for buyers who want rental demand tied to employment rather than tourism.
- Kien An looks cheap, but the cheap price is also the warning signal. A studio net yield of 4.0% is attractive, but weaker resale liquidity can reduce the real investment quality.
- Trang Cat / Nam Dinh Vu is a port and logistics yield play. The rent-to-price ratio is interesting, but tenant demand is more concentrated than in central urban districts.
- Cat Ba and Cat Hai rents can look strong, especially for larger units, but the income stream is more seasonal. A foreign buyer should apply a larger vacancy and management discount there.
- Do Son is not a simple passive-rental market. The yields are acceptable on paper, but leisure-linked demand makes long-term occupancy less predictable than in core Hai Phong.
- Hong Bang is attractive for stability but weak for pure income at the premium end. The 2-bedroom segment shows how a high monthly rent can still produce only 3.3% net yield when the purchase price is high.
- Thuy Nguyen is a growth bet rather than the safest immediate-rent district. It may become more attractive as urban and industrial development deepens the tenant base.
- Studios usually give Hai Phong’s best yield, but 1-bedroom apartments offer better tenant depth. For a beginner buyer, that balance often matters more than squeezing out the last percentage point of yield.
- Two-bedroom apartments earn higher rent but usually weaker yield. The purchase price rises faster than rent in many districts, which compresses net return.
- Central Hai Phong apartments are usually easier for foreign buyers than landed homes. Ownership rules and management are generally clearer in eligible apartment projects than in land-backed houses.
- Industrial-zone demand helps Hai Phong rents, but building quality can erase the yield advantage. Poor management, weak maintenance, or bad access can turn a high-yield property into a slow-renting asset.
- The best Hai Phong rental deals are often below VND 2.6bn. At that level, tenant budgets are deeper and the purchase price is not yet too stretched relative to realistic rent.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Hai Phong neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and apartment size.
For each neighborhood and property type, we collected comparable sale listings from recognized Vietnam property platforms such as Batdongsan, FazWaz Vietnam, and Dot Property Vietnam. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized in Vietnamese dong, and on a price-per-square-meter basis where possible. We used the median price as the main reference where possible, or the average only when the sample was clean enough to make the average meaningful.
We then built the rental side of the dataset separately. For the same neighborhood and apartment size, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate gross rental yield. Gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we avoided applying a flat discount across every segment. The deduction was adjusted by neighborhood and property type, reflecting differences in service charges, vacancy risk, maintenance needs, management costs, leasing costs, tax friction, repairs, utilities, and property-level operating costs.
For Hai Phong residential property, we also paid attention to the practical factors that can change the real return. These include building condition, management quality, apartment service fees, furnishing requirements, access, tenant depth, industrial or airport-linked demand, tourism seasonality, and resale liquidity.
Each estimate was assigned a confidence level. Around 30 to 40 comparable listings means higher confidence. Around 20 to 30 comparable listings means usable but less robust. Fewer than 20 comparable listings means directional only, unless we widened the comparable area to improve reliability.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Hai Phong.
