What are the rental yields for apartments in Hai Phong? (2026)

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Neighborhoods and apartment rental yields in the 2026 Hai Phong apartment market

This table compares apartment rental yields in Hai Phong by neighborhood and apartment type.

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.

The broader tracker also considers the practical rental factors that matter to a buyer, including likely fees, vacancy risk, tenant depth, time to rent, main demand source, main risk, and investment profile. Finally, please note you'll find much more detailed data in our real estate pack about Hai Phong.

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 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 Vĩnh Niệm, Đằng Giang, Thượng Lý, Hồng Bàng, and Lạch Tray.

These areas combine estimated 2-bedroom net yields of about 4.6% to 4.7% with stronger tenant demand than cheaper fringe locations.

Vĩnh Niệm is one of the clearest examples. A 2-bedroom apartment is estimated at ₫2.69B and ₫14.0M monthly rent, producing about 6.3% gross yield and 4.7% net yield.

Đằng Giang is almost as strong. A 2-bedroom apartment is estimated at ₫2.76B with ₫14.2M monthly rent, giving 6.2% gross yield and 4.7% net yield.

Thượng Lý and Hồng Bàng are more expensive, but the higher rent helps. Their 2-bedroom apartments are estimated at ₫15.0M and ₫15.2M per month, with net yields around 4.7%.

For a beginner buyer, the practical takeaway is that a liquid Hai Phong neighborhood with a 4.6% to 4.7% net yield is usually more useful than a cheaper location with thinner demand and longer vacancy risk.

Where can I find apartments with above-average yields and below-average entry prices in Hai Phong?

The clearest Hai Phong value areas are Vĩnh Niệm, Lê Chân, Đằng Giang, and Kênh Dương, especially for 1-bedroom and 2-bedroom apartments.

These neighborhoods sit below the highest-price central areas, but still produce credible rental income in Hai Phong.

Vĩnh Niệm is the strongest value example. Its estimated 2-bedroom price is about ₫2.69B, below Hồng Bàng and Thượng Lý, while the estimated rent is ₫14.0M per month.

Lê Chân is practical because it gives a middle-ground position. A 2-bedroom apartment is estimated at ₫2.62B and ₫13.0M monthly rent, producing about 6.0% gross yield and 4.5% net yield.

Đằng Giang is also attractive because it captures Ngô Quyền-side demand without always requiring the highest acquisition cost. The 1-bedroom estimate is ₫2.05B with ₫9.8M monthly rent, producing about 4.4% net yield.

Kênh Dương looks affordable, but the honest interpretation is more cautious. Its 2-bedroom net yield is 3.8%, so the price must be clearly discounted before the area becomes compelling for a foreign individual buyer.

Where does the rent level justify the purchase price most clearly in Hai Phong?

The rent level most clearly justifies the purchase price in Vĩnh Niệm, Đằng Giang, Lạch Tray, and Thượng Lý.

These areas show the best relationship between monthly rent and entry price, especially for 2-bedroom apartments.

Vĩnh Niệm has the strongest rent-to-price balance in the table. About ₫14.0M in monthly rent on a ₫2.69B 2-bedroom apartment gives around 6.3% gross yield.

Đằng Giang is close behind. Its 2-bedroom apartment estimate is ₫2.76B with ₫14.2M monthly rent, which produces about 6.2% gross yield and 4.7% net yield.

Lạch Tray also looks rational because rent is strong without reaching the highest purchase price in the table. Its 2-bedroom apartment is estimated at ₫2.89B and ₫14.5M monthly rent, producing around 4.6% net yield.

The real signal is not simply high rent. It is rent that remains high enough after comparing the purchase price, vacancy risk, landlord costs, and tenant depth.

We have actually built the our real estate pack about Hai Phong to make sure you won’t buy in the wrong area. Check it out.

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 in Hai Phong are Hồng Bàng, Thượng Lý, Ngô Quyền, Lạch Tray, and Vĩnh Niệm.

These areas are not always the cheapest, but they have deeper tenant pools and stronger resale liquidity than more peripheral neighborhoods.

Hồng Bàng and Thượng Lý are stability choices because they combine central access, better-known residential compounds, and higher-income renter demand. Their estimated 2-bedroom rents are ₫15.2M and ₫15.0M per month.

Ngô Quyền and Lạch Tray are practical rental locations because they sit close to everyday city demand. A 1-bedroom apartment rents for about ₫9.7M in Ngô Quyền and ₫10.2M in Lạch Tray.

Vĩnh Niệm is also stable because it benefits from Vinhomes Marina and Aeon Mall access. A 1-bedroom apartment is estimated at ₫2.00B and ₫9.4M monthly rent, which gives a useful 4.3% net yield.

For a cautious beginner, predictable occupancy can matter more than the highest modeled yield. One empty month can erase a large part of the advantage from a cheaper but weaker rental location.

Which apartment type gives the best return for the lowest total investment in Hai Phong?

The best apartment type for return versus total investment in Hai Phong is usually the 1-bedroom apartment.

Studios are cheaper, but 1-bedroom apartments give a better balance of tenant depth, rent, resale liquidity, and total acquisition cost.

In the dataset, 1-bedroom apartments generally cost about ₫1.45B to ₫2.25B and produce estimated net yields of 3.4% to 4.5%.

Studios cost less, around ₫1.10B to ₫1.70B, but their net yields are usually only 3.0% to 3.7%. That means the lower entry price does not automatically create a better investment.

Two-bedroom apartments often have the highest yield in Hai Phong, but the total investment is higher. The 2-bedroom price range in the table runs from about ₫1.95B in An Dương to ₫3.02B in Hồng Bàng.

For a first rental apartment, a well-located 1-bedroom in Vĩnh Niệm, Lạch Tray, Đằng Giang, Hồng Bàng, or Ngô Quyền is usually the safer beginner product.

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 combine strong rental income with lower vacancy risk are Hồng Bàng, Thượng Lý, Vĩnh Niệm, Lạch Tray, and Ngô Quyền.

These areas have stronger rents because the tenant pool is deeper, not only because the apartments are more expensive.

Hồng Bàng has the highest estimated 2-bedroom rent in the dataset at ₫15.2M per month. Thượng Lý is almost equal at ₫15.0M per month.

Lạch Tray and Ngô Quyền are useful because they support different renter groups: professionals, local families, students, workers, and tenants who need central city access.

Vĩnh Niệm is strong because the location is tied to modern apartment demand and lifestyle infrastructure. Its 2-bedroom estimate reaches ₫14.0M monthly rent with a 4.7% net yield.

The honest interpretation is that high rent alone is not enough. The safest rental income usually comes from good mid-market units with repeatable tenant demand, not from the most expensive apartment in a building.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Vietnam versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

Which areas look overpriced relative to their rental income in Hai Phong?

The areas that look most expensive relative to rental income in Hai Phong are Hồng Bàng, Thượng Lý, and parts of Ngô Quyền, especially for studios.

These are strong places to live, but the rental-yield case becomes weaker when purchase prices rise faster than rent.

Hồng Bàng studios are estimated at ₫1.70B and ₫6.8M monthly rent. That produces about 4.8% gross yield and 3.7% net yield, which is not bad, but it is not a standout return either.

Thượng Lý studios show a similar pattern. The estimated purchase price is ₫1.66B, the monthly rent is ₫6.6M, and the net yield is 3.7%.

Ngô Quyền is not weak, but it is not cheap. A 1-bedroom apartment costs about ₫2.10B and rents for ₫9.7M per month, producing around 4.2% net yield.

The trade-off is income return versus liquidity and centrality. These areas can be sensible purchases, but they are less convincing for buyers who only want the highest net rental yield in Hai Phong.

Which neighborhoods should I avoid even if the rental yield looks attractive in Hai Phong?

Beginner rental investors in Hai Phong should be cautious with An Dương, Kênh Dương, and weaker outer Kiến An-style apartment locations, even if the entry price looks attractive.

The problem is not always price. The real issue is tenant depth, resale liquidity, vacancy risk, and whether renters have enough reason to choose that specific building.

An Dương has the lowest overall yield profile in the table. Its studio net yield is 3.0%, its 1-bedroom net yield is 3.4%, and its 2-bedroom net yield is 3.6%.

Kênh Dương looks better than An Dương, but it still trails the stronger central and lifestyle-linked areas. Its 2-bedroom net yield is 3.8%, compared with 4.7% in Vĩnh Niệm, Đằng Giang, Hồng Bàng, and Thượng Lý.

Outer Kiến An-style apartment stock can work for local affordability demand, but it is less forgiving for foreign buyers who want easy resale or repeatable expat demand.

Avoid does not mean never buy. It means the price must be low enough, the building must be strong enough, and the rental evidence must be specific enough to compensate for weaker liquidity.

Which neighborhoods look risky even though the rental yield is high in Hai Phong?

The Hai Phong neighborhoods that can look risky despite reasonable headline yield are Kênh Dương, An Dương, and lower-quality older apartment stock outside the strongest central rental corridors.

The risk-adjusted return can be weaker than the headline yield because these locations have thinner tenant pools.

Kênh Dương 2-bedroom apartments show 5.5% gross yield, which looks acceptable. But the estimated net yield falls to 3.8% after costs and vacancy assumptions.

An Dương is riskier because the yield is not high enough to compensate for weaker tenant depth. The 2-bedroom gross yield is 5.4%, but the net yield is only 3.6%.

The local issue is rental liquidity. If a unit takes longer to rent, needs a larger discount, or attracts shorter-stay tenants, the annual net return falls quickly.

A safer alternative is to accept a slightly higher purchase price in Lê Chân, Đằng Giang, Lạch Tray, or Vĩnh Niệm, where tenants have more reasons to stay.

What neighborhoods should I avoid when buying a rental apartment in Hai Phong?

For beginner rental investors in Hai Phong, the avoid-or-be-careful list is An Dương, Kênh Dương, and weak outer Kiến An-style apartment locations.

These areas are not automatically bad, but they are less forgiving for a first rental purchase.

An Dương should be approached carefully because lower prices do not translate into superior net yield. The estimated 1-bedroom net yield is only 3.4%, and the 2-bedroom net yield is 3.6%.

Kênh Dương should also be treated carefully unless the building is strong and the price is clearly discounted. The 1-bedroom net yield is 3.6%, while the 2-bedroom net yield is 3.8%.

Weak outer apartment locations can work for local affordability demand, but they usually have weaker foreign-buyer visibility and resale liquidity.

The simple beginner rule is this: in Hai Phong, avoid apartments where the only attractive feature is the low purchase price.

Which neighborhoods are seeing rental demand weaken, and why, in Hai Phong?

The neighborhoods where rental demand looks most vulnerable in Hai Phong are An Dương, Kênh Dương, and older non-prime apartment pockets.

This is more of a relative weakening than a citywide rental collapse. Stronger renters often prefer Vĩnh Niệm, Hồng Bàng, Lạch Tray, Đằng Giang, or Ngô Quyền when their budget allows.

An Dương is the clearest warning because every apartment type in the dataset has a lower net yield than stronger urban alternatives. The studio net yield is 3.0%, and the 2-bedroom net yield is 3.6%.

Kênh Dương is not as weak, but the tenant pool is thinner than in Vĩnh Niệm or Lạch Tray. Its 2-bedroom net yield of 3.8% leaves less room for rental delays.

The practical reason is simple. Renters with enough budget usually pay more for malls, schools, central access, stronger building management, and easier access to work.

The recommendation is not to avoid every weaker-demand area. It is to require a bigger purchase-price discount, stronger furnishing, and a more conservative vacancy assumption before buying.

Which neighborhoods are seeing new developments that could create stronger rental demand in Hai Phong?

The neighborhoods most helped by demand-creating development in Hai Phong are Cát Bi, Đằng Giang, Vĩnh Niệm, Thượng Lý, Hồng Bàng, and areas connected to industrial corridors.

The strongest drivers are not only new apartment projects. Airports, ports, malls, industrial parks, logistics activity, and better urban infrastructure can deepen the tenant pool.

Cát Bi is the clearest infrastructure-linked story because airport access supports business travel, aviation workers, logistics workers, and frequent commuters. Its 2-bedroom net yield is estimated at 4.3%.

Vĩnh Niệm benefits from the combination of modern residential supply and lifestyle demand. Its 1-bedroom estimate is ₫2.00B with ₫9.4M monthly rent, while its 2-bedroom net yield reaches 4.7%.

Hồng Bàng and Thượng Lý benefit from centrality and better-known urban infrastructure. The dataset shows both can sustain 2-bedroom rents of about ₫15.0M to ₫15.2M per month.

The caution is supply. New apartment supply can create competition if it adds units faster than tenants, so demand-creating infrastructure is more valuable than supply-only development.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Vietnam. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.

Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Hai Phong?

The Hai Phong neighborhoods becoming more attractive because of infrastructure or transport logic are Cát Bi, Đằng Giang, Lạch Tray, Hồng Bàng, and Vĩnh Niệm.

These areas already have practical access, so infrastructure gains translate more directly into rental demand.

Cát Bi benefits from airport-led demand and easier movement for business users. A 1-bedroom apartment in Cát Bi is estimated at ₫1.85B and ₫8.5M monthly rent, giving about 4.1% net yield.

Lạch Tray and Đằng Giang benefit from central road connections and access to Ngô Quyền-side employment and services. Their 2-bedroom net yields are estimated at 4.6% and 4.7%.

Vĩnh Niệm benefits from southern urban growth and lifestyle-led rental demand. The 2-bedroom gross yield is the highest in the table at 6.3%.

The trade-off is that obvious infrastructure stories can become priced in. Cát Bi and central districts should still be judged by rent-to-price evidence, not by infrastructure headlines alone.

Which neighborhoods have become less attractive for apartment investors over the last 12 months in Hai Phong?

The neighborhoods that have become less attractive for apartment investors in Hai Phong are mainly premium central pockets where prices moved faster than rents, plus cheaper fringe areas where tenant demand did not improve enough.

In practical terms, parts of Hồng Bàng, Thượng Lý, An Dương, and Kênh Dương need more caution.

Hồng Bàng and Thượng Lý remain good locations, but they are less attractive if sellers price apartments for lifestyle and prestige while rents remain normal. Their studio net yields are both around 3.7%.

An Dương and Kênh Dương have the opposite problem. Prices may look accessible, but the rental story is not as deep as Vĩnh Niệm, Lạch Tray, or Đằng Giang.

If vacancy rises by one month, the net return in these weaker areas can fall sharply. This matters most for studios and average buildings without a clear tenant base.

The practical conclusion is price discipline. Premium areas are still investable at a fair rent-to-price ratio, while fringe areas only work with a clear discount and conservative vacancy assumptions.

Which apartment types are becoming harder to rent in Hai Phong, and in which neighborhoods?

The apartment type becoming harder to rent in Hai Phong is the poorly located studio, especially in An Dương, Kênh Dương, and non-prime older apartment stock.

Studios work best only when the location is central, convenient, and close to jobs or services.

The data shows why. Studios have the lowest estimated net yields in almost every neighborhood, from 3.0% in An Dương to about 3.7% in Hồng Bàng, Lạch Tray, and Thượng Lý.

They are cheaper to buy, but rent does not rise enough to compensate for tenant turnover and vacancy risk. A studio in An Dương costs about ₫1.10B, but monthly rent is only ₫4.2M.

In contrast, 1-bedroom apartments are more liquid because they fit single professionals, couples, foreign experts, and local workers moving up from older housing.

Two-bedroom apartments work well in Vĩnh Niệm, Đằng Giang, Hồng Bàng, Thượng Lý, and Lạch Tray because they suit families, sharers, and higher-budget tenants.

The final rule is simple: avoid buying a studio just because it is cheap. In Hai Phong, the better beginner product is usually a well-located 1-bedroom apartment, while 2-bedroom apartments work when the building has strong family or expat appeal.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Hai Phong. If you’d like to learn more about us, you can check our presentation page.