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's rental market in 2026 splits into two segments: affordable local apartments and premium expat-focused developments near industrial zones.
This guide covers current rental prices, top neighborhoods, tenant preferences, and landlord costs with fresh data we update regularly.
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 rents grew 6% to 9% year-over-year into January 2026, outpacing Vietnam's national average thanks to 12.35% GRDP growth and sustained FDI inflows.
- A furnished studio near Cát Bi Airport in Hải An commands roughly double the rent of a basic unit in Lê Chân, showing how location and amenities split the market.
- The rental income tax threshold jumped to ₫200 million per year starting January 1, 2026, meaning many small Hai Phong landlords may now fall below the taxable line.
- Prime expat-ready apartments see vacancy rates around 3% to 5%, while older stock sits empty at 8% to 12%, creating a clear quality gap.
- Well-priced furnished units in Ngô Quyền or Hồng Bàng rent in 10 to 20 days, but overpriced apartments can linger 60 days or more.
- Hai Phong landlords should budget around 6% of annual rent for maintenance, higher than inland cities due to coastal humidity.
- Peak tenant demand clusters in late Q1 after Tết and late summer, driven by industrial hiring cycles rather than tourism.
- Rent per square meter averages about ₫220,000 monthly, roughly 40% to 50% below Ho Chi Minh City, attracting cost-conscious expats.
What are typical rents in Hai Phong as of 2026?
What's the average monthly rent for a studio in Hai Phong as of 2026?
As of early 2026, the typical monthly rent for a studio in Hai Phong is around ₫5 million ($200 USD or €185 EUR).
Most Hai Phong studios fall within ₫3.5 million to ₫7 million per month ($140 to $280 USD), though serviced studios in prime locations can reach ₫8 to ₫12 million.
The main factors driving these differences are location (Hải An and Ngô Quyền cost more), whether the unit is furnished, and the building's age and quality.
What's the average monthly rent for a 1-bedroom in Hai Phong as of 2026?
As of early 2026, the typical monthly rent for a 1-bedroom in Hai Phong is around ₫7.5 million ($300 USD or €280 EUR).
Most 1-bedroom apartments range from ₫5 million to ₫11 million monthly ($200 to $440 USD), with premium furnished units reaching ₫12 to ₫18 million.
Cheaper 1-bedroom rents cluster in Lê Chân and older parts of Hồng Bàng, while highest prices appear in newer Hải An developments and Vinhomes Imperia.
What's the average monthly rent for a 2-bedroom in Hai Phong as of 2026?
As of early 2026, the typical monthly rent for a 2-bedroom in Hai Phong is around ₫11.5 million ($460 USD or €425 EUR).
Most 2-bedroom apartments rent for ₫8 million to ₫16 million monthly ($320 to $640 USD), though high-amenity units in new projects can reach ₫17 to ₫30 million.
The most affordable 2-bedroom rentals are in Lê Chân and older Hồng Bàng buildings, while priciest options concentrate in Vinhomes Imperia, newer Hải An, and emerging Thủy Nguyên projects.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Hai Phong.
What's the average rent per square meter in Hai Phong as of 2026?
As of early 2026, the typical rent per square meter in Hai Phong is around ₫220,000 monthly ($8.80 USD or €8.15 EUR).
Across Hai Phong neighborhoods, rents range from ₫150,000 to ₫320,000 per sqm monthly ($6 to $13 USD), with older units at the low end and new furnished buildings at the top.
Compared to Ho Chi Minh City or Hanoi, Hai Phong's rent per sqm runs 40% to 50% lower, making it attractive for industrial managers needing access to northern Vietnam's manufacturing hubs.
Features pushing rent above average include newer construction, full furnishings, amenities like pools or gyms, dedicated parking, and proximity to Cát Bi Airport or industrial corridors.
How much have rents changed year-over-year in Hai Phong in 2026?
As of early 2026, Hai Phong rents have increased 6% to 9% year-over-year for comparable modern apartments, with some expat-heavy pockets seeing jumps above 10%.
The main drivers are the city's 12.35% GRDP growth, continued FDI inflows, and limited new supply of quality rental stock in prime locations.
This year's growth aligns with 2024's trajectory, as Vietnam's national CPI data confirms rental housing contributed to inflation pressures throughout 2025.
What's the outlook for rent growth in Hai Phong in 2026?
As of early 2026, we project Hai Phong rents to grow 4% to 7% for mid-market apartments, with prime expat-friendly buildings potentially seeing 6% to 10% increases.
Key supporting factors are Vietnam's continued economic expansion per World Bank forecasts, Hai Phong's industrial investment momentum, and sustained demand from FDI workers and young professionals.
Neighborhoods like Hải An, Thủy Nguyên, and Vinhomes Imperia in Hồng Bàng are expected to see the strongest growth as new developments attract quality-focused tenants.
Risks include a sudden wave of new supply overwhelming absorption, slowdowns in FDI commitments, or broader economic shocks affecting Vietnam's export-driven economy.
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 rent best in Hai Phong as of 2026?
Which neighborhoods have the highest rents in Hai Phong as of 2026?
As of early 2026, Hai Phong's highest-rent neighborhoods are Hồng Bàng (especially Vinhomes Imperia), Hải An (near Cát Bi Airport), and Ngô Quyền (central pockets like Đằng Giang), where premium units exceed ₫15 million monthly ($600 USD or €555 EUR).
These areas command premium rents due to newer construction, master-planned amenities, strong building management, dedicated parking, and airport or industrial zone access.
Typical tenants include FDI managers, expat engineers on industrial assignments, and affluent local families seeking security and lifestyle amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Hai Phong.
Where do young professionals prefer to rent in Hai Phong right now?
Young professionals in Hai Phong prefer Lê Chân (Lạch Tray stadium corridor and Hồ Sen area), Ngô Quyền (central with nightlife access), and Hải An (newer stock with easy commutes).
They typically pay ₫5 million to ₫9 million monthly ($200 to $360 USD) for studios or small 1-bedrooms in these neighborhoods.
These areas attract young renters with short commutes, dense food and coffee options, move-in-ready apartments, and affordable rents compared to premium zones.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Hai Phong.
Where do families prefer to rent in Hai Phong right now?
Families in Hai Phong prefer Hồng Bàng (particularly Vinhomes Imperia), Lê Chân (family-sized apartments with good city access), and Thủy Nguyên (newer large-format developments).
Families renting 2 to 3 bedrooms typically pay ₫10 million to ₫20 million monthly ($400 to $800 USD), depending on building quality and location.
These neighborhoods attract families with larger units, better security, green spaces, community amenities, and proximity to schools and healthcare.
Top educational options nearby include international schools in Hải An, established local schools in Lê Chân, and newer facilities in Hồng Bàng and Thủy Nguyên developments.
Which areas near transit or universities rent faster in Hai Phong in 2026?
As of early 2026, Hai Phong's fastest-renting areas are near Cát Bi International Airport (Hải An), around Vietnam Maritime University (Ngô Quyền/Lạch Tray corridor), and around Hai Phong University (Lê Chân).
Well-priced rentals in these areas typically stay listed 10 to 20 days, compared to the citywide average of 25 days.
Properties within walking distance of transit hubs or universities command a premium of ₫1 million to ₫2 million monthly ($40 to $80 USD) over comparable units farther away.
Which neighborhoods are most popular with expats in Hai Phong right now?
Expats in Hai Phong concentrate in Hải An (airport and industrial zone access), Ngô Quyền (central convenience), and Hồng Bàng (master-planned projects with quality stock).
Expats typically pay ₫12 million to ₫25 million monthly ($480 to $1,000 USD) for furnished apartments with good amenities.
These areas attract expats with move-in-ready units, reliable building management, 24/7 security, dedicated parking, and easy access to industrial parks and the airport.
Hai Phong's expat communities are mainly Korean, Japanese, and Chinese nationals tied to manufacturing, plus growing numbers of Western engineers on FDI assignments.
And if you are also an expat, you may want to read our exhaustive guide for expats in Hai Phong.
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Who rents, and what do tenants want in Hai Phong right now?
What tenant profiles dominate rentals in Hai Phong?
The top tenant profiles in Hai Phong are industrial/FDI workers (engineers, supervisors, managers), local young professionals, and small families seeking stable housing near schools.
Industrial/FDI workers account for 35% to 40% of rentals, young professionals represent 30% to 35%, and families make up 20% to 25%, with students filling the remainder.
Industrial workers seek furnished studios or 1-bedrooms near workplaces, young professionals want affordable units in lively districts, and families prioritize 2-3 bedrooms in secure buildings with school access.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Hai Phong.
Do tenants prefer furnished or unfurnished in Hai Phong?
In Hai Phong, 55% to 60% of tenants prefer furnished or semi-furnished apartments, while 40% to 45% opt for unfurnished, with expats overwhelmingly favoring fully furnished.
The rent premium for furnished apartments is around ₫2 million to ₫4 million monthly ($80 to $160 USD), depending on furnishing quality and amenities.
Expats on industrial assignments, project-based contractors, and relocating young professionals prefer furnished rentals to move in quickly without buying furniture.
Which amenities increase rent the most in Hai Phong?
The top rent-boosting amenities in Hai Phong are air conditioning in every room, elevator with 24/7 security, dedicated parking, gym and pool facilities, and reliable internet with backup power.
AC typically adds ₫500,000 to ₫1 million monthly ($20 to $40 USD), security/elevator adds ₫1 million to ₫2 million ($40 to $80 USD), parking adds ₫500,000 to ₫1.5 million ($20 to $60 USD), gym/pool adds ₫1.5 million to ₫3 million ($60 to $120 USD), and internet with backup power adds ₫300,000 to ₫800,000 ($12 to $32 USD).
In our property pack covering the real estate market in Hai Phong, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Hai Phong?
Top ROI renovations in Hai Phong are AC installation/upgrade (especially inverter units), kitchen and bathroom refresh, humidity-resistant painting and lighting, window soundproofing near busy roads, and reliable Wi-Fi infrastructure.
AC costs ₫8 million to ₫15 million ($320 to $600 USD) and boosts rent ₫1 million to ₫2 million monthly; kitchen/bathroom refresh at ₫10 million to ₫25 million ($400 to $1,000 USD) adds ₫1.5 million to ₫3 million; painting with mold control at ₫5 million to ₫10 million ($200 to $400 USD) adds ₫500,000 to ₫1 million.
Poor ROI renovations include luxury flooring tenants don't value proportionally, over-customized built-in furniture, and expensive outdoor landscaping in apartments.
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.
How strong is rental demand in Hai Phong as of 2026?
What's the vacancy rate for rentals in Hai Phong as of 2026?
As of early 2026, the citywide vacancy rate in Hai Phong is around 6%, reflecting strong absorption from industrial growth and FDI employment.
Vacancy ranges from 3% to 5% in prime expat-ready buildings in Hải An and Hồng Bàng, to 8% to 12% in older stock in less desirable locations.
Current vacancy is below the historical average of 7% to 8%, as 12.35% GRDP growth in 2025 kept demand robust while quality supply remained limited.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Hai Phong.
How many days do rentals stay listed in Hai Phong as of 2026?
As of early 2026, average Hai Phong rentals stay listed about 25 days, though this varies significantly by quality and pricing.
Well-priced furnished units in Hải An, Ngô Quyền, or Hồng Bàng rent in 10 to 20 days, while overpriced or outdated units sit 30 to 60 days or more.
Days-on-market is similar to a year ago, as strong economic momentum kept demand steady even with new supply entering the market.
Which months have peak tenant demand in Hai Phong?
Peak demand in Hai Phong occurs in late Q1 to early Q2 (February through April, post-Tết) and late summer (August through September), driven by job moves and industrial staffing cycles.
These patterns are shaped by industrial hiring rhythms tied to FDI projects rather than tourism seasonality, distinguishing Hai Phong from resort cities.
Lowest demand months are December (pre-Tết slowdown) and mid-summer July, when landlords may need competitive pricing to fill vacancies.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Hai Phong as of 2026?
What property taxes should landlords expect in Hai Phong as of 2026?
As of early 2026, annual property tax in Hai Phong is modest, with non-agricultural land use tax typically amounting to a few hundred thousand to a few million dong yearly ($10 to $150 USD).
Depending on property value and location, annual taxes range from under ₫500,000 for small units to ₫3 million to ₫5 million ($120 to $200 USD) for larger prime properties.
Property taxes are calculated based on land area and value bands under Vietnam's non-agricultural land use tax framework, depending on land size and assessed value rather than the building itself.
Please note that, in our property pack covering the real estate market in Hai Phong, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Hai Phong right now?
A realistic annual maintenance budget in Hai Phong is ₫8 million to ₫12 million ($320 to $480 USD), or roughly 6% of annual rent.
Costs range from ₫5 million to ₫8 million ($200 to $320 USD) for newer buildings to ₫12 million to ₫18 million ($480 to $720 USD) for older coastal-exposed stock.
Most Hai Phong landlords set aside 5% to 7% of rental income, with higher amounts for the coastal climate that accelerates wear on AC units, paint, and fixtures.
What utilities do landlords often pay in Hai Phong right now?
In Hai Phong, landlords typically pay building management fees (₫500,000 to ₫2 million monthly or $20 to $80 USD) and sometimes bundle internet or cleaning for serviced apartments, while tenants pay electricity, water, and personal internet.
Management fees run ₫500,000 to ₫2 million monthly ($20 to $80 USD), bundled internet costs ₫200,000 to ₫400,000 ($8 to $16 USD), and cleaning for serviced units adds ₫500,000 to ₫1 million ($20 to $40 USD).
Standard practice is tenants pay metered utilities (electricity per EVN tariffs, water per Hai Phong Water Supply rates) directly, while landlords cover fixed building fees.
How is rental income taxed in Hai Phong as of 2026?
As of early 2026, rental income in Hai Phong is taxed at around 10% of gross rent (5% VAT plus 5% PIT) when annual revenue exceeds ₫200 million, raised from ₫100 million effective January 1, 2026.
Deductions are limited under the deemed method most landlords use, but documenting maintenance costs, management fees, and depreciation helps those opting for actual expense method.
A common Hai Phong mistake is failing to register rental income when crossing the ₫200 million threshold, or not understanding VAT and PIT apply even for informal leases.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| Batdongsan.com.vn (Hai Phong listings) | Vietnam's largest property portal with transparent, checkable asking prices. | We anchored current asking-rent ranges for Hai Phong apartments. We focused on common unit sizes and repeated price points to identify typical rates. |
| Batdongsan.com.vn (filtered by price) | Shows real listings with prices and locations, transparent and verifiable. | We used it as ground truth for entry-level and mid-market rents. We cross-checked with higher-end listings to avoid underestimating premiums. |
| Batdongsan.com.vn (serviced apartments) | Focuses on furnished and service-apartment segments expats often rent. | We sized the premium for furnished, serviced units and newer projects. We pulled location clues for neighborhood examples. |
| Batdongsan Wiki (market reports) | Explains Batdongsan's big-data methodology and reporting ecosystem. | We justified using Batdongsan as a private-sector dataset for pricing signals. We treated it as asking-rent plus demand proxy. |
| Savills Vietnam (Hai Phong Spotlight) | Global real-estate consultancy with established research standards and local presence. | We grounded Hai Phong's demand drivers (FDI, growth) and confirmed sustained housing demand. We supported the 2026 outlook narrative. |
| Hai Phong City Portal (GRDP update) | Official city-government site with reliable local economic statements. | We anchored the macro backdrop for rental demand as of early 2026. We treated growth as key explanation for rent resilience. |
| Vietnam National Statistics Office (CPI) | National statistics agency providing credible inflation trends. | We cross-checked that rent contributed to inflation pressures in 2025. We kept year-over-year estimates in realistic bands. |
| Ministry of Construction (Housing Information System) | Official channel for market monitoring under Ministry of Construction. | We used it as public-sector triangulation to avoid relying only on listing portals. We supported national-level tracking. |
| World Bank (Taking Stock, March 2025) | Top-tier international institution with transparent macro methodology. | We anchored Vietnam's 2026 growth outlook for wage growth and renter purchasing power. We framed rent growth as supported but not explosive. |
| World Bank (Taking Stock, September 2025) | Official World Bank document repository with stable, verifiable analysis. | We cross-checked macro expectations going into 2026. We kept outlook consistent with mainstream forecasts. |
| EVN (electricity tariff adjustment) | National power utility with definitive tariff announcements. | We estimated realistic utility costs for 2026 budgeting. We treated electricity as mostly tenant-paid but relevant for all-in costs. |
| Hai Phong Water Supply JSC (tariff page) | Local utility provider referencing official city decisions. | We set realistic water-cost baselines for Hai Phong budgeting. We validated effective dates and governing decisions. |
| Hai Phong People's Committee (water tariff decision) | Underlying legal decision that utilities cite. | We confirmed tariff structure and official pricing. We kept utility estimates verifiable. |
| Ministry of Finance Circular 40/2021 | Primary legal document, highly verifiable for tax rules. | We supported how Vietnam taxes property leasing. We used it as the legal backbone for rental-income tax section. |
| PwC Vietnam (proposed PIT changes) | Major global accounting firm with auditable PDF publication. | We anchored the January 1, 2026 threshold change important for small landlords. We treated it as practical explainer. |
| KPMG Vietnam (Circular 40 tax alert) | Major global accounting firm with clear technical summary. | We clarified implementation details in plain language. We reduced ambiguity when translating tax rules for landlords. |
| Non-Agricultural Land Use Tax Law (consolidated) | Consolidated legal text providing property holding tax framework. | We understood the land use tax structure for residential properties. We kept takeaways practical for landlords. |
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