Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Everything you need to know before buying real estate is included in our Vietnam Property Pack
Hai Phong is Vietnam's third-largest city and a major port hub, which makes it a unique real estate market compared to Hanoi or Ho Chi Minh City.
The city's property prices are driven by industrial growth, logistics infrastructure, and tourism around Cat Ba Island, creating distinct investment opportunities in different districts.
We constantly update this blog post to reflect the latest market data and 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.
What's the Current Real Estate Market Situation by Area in Hai Phong?
Which areas in Hai Phong have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Hai Phong are the Lê Hồng Phong corridor in Ngô Quyền District, Đông Khê ward, and the Văn Cao and Lạch Tray frontage areas in Đằng Giang ward.
In these prime locations of Hai Phong, prices can range dramatically from around 100 million VND per square meter for interior plots up to 268 million VND per square meter for the best commercial frontage positions.
Each of these high-priced areas commands premium prices for different reasons:
- Lê Hồng Phong corridor: Main commercial boulevard with high foot traffic and business potential.
- Đông Khê ward: Established residential prestige with proximity to city amenities and schools.
- Đằng Giang ward (Văn Cao/Lạch Tray): Commercial frontage premium for shophouse and retail use.
However, foreign buyers should note that these "headline high prices" in Hai Phong often deliver weaker rental yields because purchase prices run far ahead of what residential tenants will pay.
Which areas in Hai Phong have the most affordable property prices in 2026?
As of early 2026, the most affordable residential areas in Hai Phong include outer Thủy Nguyên developments, non-frontage interior streets in Ngô Quyền District, Hải An District away from the airport corridor, and newer large-scale apartment projects citywide.
In these more affordable zones of Hai Phong, apartment prices typically hover around 45 million VND per square meter, while landed properties average about 49 million VND per square meter on a land-area basis.
The main trade-off in these lower-priced Hai Phong areas is that you're further from established amenities, commercial hubs, or premium school zones, though Thủy Nguyên is rapidly developing new infrastructure while non-frontage streets simply lack the business visibility that drives prime pricing.
You can also read our latest analysis regarding housing prices in Hai Phong.
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 Areas in Hai Phong Offer the Best Rental Yields?
Which neighborhoods in Hai Phong have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods in Hai Phong with the highest gross rental yields are Thủy Nguyên's new urban zones at 5.5% to 7.5%, non-frontage residential pockets in Đông Khê and Đằng Giang wards at 4.5% to 6.0%, and Cat Ba Town for short-term rentals at 7% to 12%.
Across Hai Phong as a whole, typical gross rental yields for residential investment properties range from about 3.5% to 6.5%, depending heavily on whether you buy prime frontage or more practical interior locations.
These top-yielding Hai Phong neighborhoods outperform because of specific local dynamics:
- Thủy Nguyên (Vũ Yên area): New supply keeps entry prices negotiable while port-related jobs support steady rental demand.
- Đông Khê ward (interior streets): Same tenant pool as frontage areas but without the extreme purchase premium.
- Đằng Giang ward (non-boulevard): Walkable to amenities, but priced for residential use rather than commercial speculation.
- Cat Ba Town: Strong tourism growth feeds short-term rental occupancy and allows premium nightly rates.
Finally, please note that we cover the rental yields in Hai Phong here.
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Which Areas in Hai Phong Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Hai Phong perform best on Airbnb in 2026?
As of early 2026, the best-performing short-term rental areas in Hai Phong are Cat Ba Town (the main tourist hub), Trân Châu and ferry-access areas, Việt Hải eco-tourism corridor, and select waterfront positions on Cát Hải Island.
Top-performing Airbnb properties in Cat Ba Town typically generate between 15 million and 40 million VND per month during peak season, though shoulder seasons see significant drops that require careful pricing management.
Each of these Hai Phong short-term rental hotspots succeeds for distinct reasons:
- Cat Ba Town: Central location for boat tours, restaurants, and nightlife draws consistent tourist bookings.
- Trân Châu (ferry areas): Arrival logistics matter, and properties near transport hubs capture convenience-seeking guests.
- Việt Hải corridor: Niche eco-tourism demand with fewer competing listings commands premium rates.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Hai Phong.
Which tourist areas in Hai Phong are becoming oversaturated with short-term rentals?
The areas in Hai Phong showing signs of short-term rental oversaturation are Cat Ba Town's core beachfront zone, generic "sea view" developments on Cát Hải, and budget guesthouse clusters near the main ferry terminal.
In Cat Ba Town's most crowded zones, you can find dozens of nearly identical listings competing for the same guests, which pushes average nightly rates down during shoulder seasons and increases vacancy risk.
The clearest sign of oversaturation in these Hai Phong tourist areas is when many similar listings (same view, same layout, same amenities) start undercutting each other on price during non-peak months, creating a race to the bottom that erodes yields.
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 Areas in Hai Phong Are Best for Long-Term Rentals?
Which neighborhoods in Hai Phong have the strongest demand for long-term tenants?
The Hai Phong neighborhoods with the strongest long-term tenant demand are Đông Khê and Đằng Giang wards in Ngô Quyền District, Thủy Nguyên's new urban developments, and Hải An District near the airport and industrial zones.
In these high-demand Hai Phong neighborhoods, well-priced properties typically find tenants within two to four weeks, compared to two months or more in less desirable locations.
Different tenant profiles drive demand in each of these Hai Phong neighborhoods:
- Đông Khê ward: Professional families seeking established schools and walkable urban amenities.
- Đằng Giang ward: Mid-level managers and business owners who want city-center convenience.
- Thủy Nguyên (new developments): Port and logistics workers plus young families attracted to newer housing stock.
- Hải An District: Airport staff, industrial zone employees, and logistics company personnel.
The key characteristic that makes these Hai Phong neighborhoods attractive to long-term tenants is the combination of reliable commute access to major employment hubs (port, industrial zones, city center) plus day-to-day livability with schools, markets, and healthcare nearby.
Finally, please note that we provide a very granular rental analysis in our property pack about Hai Phong.
What are the average long-term monthly rents by neighborhood in Hai Phong in 2026?
As of early 2026, average monthly rents in Hai Phong vary significantly by neighborhood, with Thủy Nguyên townhouses at 9 to 15 million VND, Ngô Quyền apartments at 8 to 18 million VND, and premium shophouse positions reaching 20 million VND or higher.
For entry-level rental apartments in Hai Phong's most affordable areas, tenants typically pay between 3 and 6 million VND per month for basic but functional units suitable for single workers or couples.
Mid-range apartments in average-priced Hai Phong neighborhoods like outer Ngô Quyền or developing Hải An areas typically rent for 7 to 12 million VND per month for two-bedroom units with decent finishes.
High-end apartments and houses in Hai Phong's most desirable areas like central Đông Khê or premium Thủy Nguyên developments command rents of 15 to 25 million VND per month for well-finished properties with modern amenities.
You may want to check our latest analysis about the rents in Hai Phong here.
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Which Are the Up-and-Coming Areas to Invest in Hai Phong?
Which neighborhoods in Hai Phong are gentrifying and attracting new investors in 2026?
As of early 2026, the most actively gentrifying area in Hai Phong is Thủy Nguyên District, particularly around the Vũ Yên island development and adjacent new urban clusters, which are attracting both domestic and foreign investor interest.
These gentrifying Hai Phong neighborhoods have seen price appreciation of roughly 8% to 15% annually over recent years, though this varies significantly by specific micro-location and project delivery timing.
Which areas in Hai Phong have major infrastructure projects planned that will boost prices?
The Hai Phong areas most likely to see infrastructure-driven price increases are Thủy Nguyên (new city buildout), the Lạch Huyện port corridor, and Cat Ba Island's improved transport connections.
The most significant infrastructure project is the ongoing Lạch Huyện port expansion with four new container terminals approved, plus continued urban development in Thủy Nguyên and improved road and bridge connections to Cat Ba.
Historically in Hai Phong, areas that received major infrastructure investment have seen price increases of 15% to 30% within two to three years of project completion, though timing and quality of delivery significantly affect outcomes.
You'll find our latest property market analysis about Hai Phong here.
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 in Hai Phong Should I Avoid as a Property Investor?
Which neighborhoods in Hai Phong with lots of problems should I avoid and why?
The Hai Phong investment situations that tend to cause the most problems for foreign buyers are overpriced frontage properties bought for rental income, projects where foreign ownership quotas are exhausted, and highly seasonal Cat Ba properties without professional management.
Each of these problematic Hai Phong investment types has specific issues:
- Prime frontage (Lê Hồng Phong, Văn Cao): Purchase prices are set by commercial speculation, but residential rents cannot keep up.
- Foreign-quota-exhausted projects: Vietnam caps foreign ownership at 30% of apartments per building, and deals can fall through late.
- Commodity Cat Ba units: Without unique positioning or professional management, you compete on price with dozens of identical listings.
- Outer speculative subdivisions: No jobs, no amenities, no infrastructure catalyst means weak tenant demand and slow resale.
For these Hai Phong problem areas to become viable, frontage prices would need to align with rental reality, quota availability would need transparent tracking, and speculative areas would need actual infrastructure delivery and employment anchors.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Hai Phong.
Which areas in Hai Phong have stagnant or declining property prices as of 2026?
As of early 2026, the Hai Phong areas most likely to experience price stagnation are outer purely speculative subdivisions without infrastructure, oversupplied commodity apartment blocks, and locations far from both employment centers and amenities.
These stagnant Hai Phong areas have seen minimal price movement (0% to 3% annually) or even slight declines over the past two to three years, while better-located properties appreciated at 8% to 12%.
The underlying causes of price weakness vary by area:
- Outer speculative subdivisions: No infrastructure catalyst materialized, so "future potential" never converted to actual demand.
- Oversupplied apartment projects: Too many similar units launched simultaneously, creating buyer's market conditions.
- Job-disconnected locations: Poor commute access to port, industrial zones, or city center means weak tenant pool.
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Which Areas in Hai Phong Have the Best Long-Term Appreciation Potential?
Which areas in Hai Phong have historically appreciated the most recently?
The Hai Phong areas that have shown the strongest price appreciation over the past five to ten years are Thủy Nguyên's emerging urban zones, port-adjacent Hải An District, established central Ngô Quyền wards, and select Cat Ba positions.
Here is how these top-appreciating Hai Phong areas have performed:
- Thủy Nguyên (new developments): Approximately 12% to 18% total appreciation over five years as infrastructure arrived.
- Hải An District (port corridor): Roughly 10% to 15% appreciation driven by logistics sector employment growth.
- Ngô Quyền central wards: Steady 8% to 12% appreciation reflecting established desirability and limited new supply.
- Cat Ba Town (prime positions): Variable but up to 20% for truly differentiated properties with views and access.
The main driver of above-average appreciation in these Hai Phong areas has been real economic growth tied to port expansion, industrial investment, and tourism development, rather than pure speculation.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Hai Phong.
Which neighborhoods in Hai Phong are expected to see price growth in coming years?
The Hai Phong neighborhoods expected to see the strongest price growth in coming years are Thủy Nguyên's Vũ Yên area, the Lạch Huyện port corridor, and selectively positioned Cat Ba properties with genuine differentiation.
Projected growth rates vary by neighborhood:
- Thủy Nguyên (Vũ Yên): Expected 8% to 12% annual growth as amenities and connectivity deliver on schedule.
- Lạch Huyện port corridor: Projected 6% to 10% annual growth tied to terminal expansion and logistics employment.
- Cat Ba (differentiated properties): Potential 10% to 15% for unique assets, but flat or negative for commodity units.
The single most important catalyst for future Hai Phong price growth is the continued expansion of port and industrial infrastructure, which creates jobs, attracts investment, and generates genuine housing demand rather than speculation.
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 Do Locals and Expats Really Think About Different Areas in Hai Phong?
Which areas in Hai Phong do local residents consider the most desirable to live?
The areas that Hai Phong locals consider most desirable to live are the established wards of Ngô Quyền District, particularly Đông Khê and Đằng Giang, plus the prime corridors along Lê Hồng Phong and Lạch Tray.
Each desirable Hai Phong area appeals to locals for specific reasons:
- Đông Khê ward: Best schools, mature trees, walkable markets, and established neighborhood character.
- Đằng Giang ward: Urban convenience with good restaurants, healthcare access, and business opportunities.
- Lê Hồng Phong corridor: Prestige address signaling success, plus commercial potential for family businesses.
The typical residents in these locally-preferred Hai Phong areas are established middle-class and upper-middle-class families, successful business owners, and professionals who prioritize stability and community over investment returns.
Local preferences in Hai Phong often differ from foreign investor targets: locals value prestige addresses and family legacy even at lower yields, while foreign investors typically prioritize rental returns and appreciation potential over social status.
Which neighborhoods in Hai Phong have the best reputation among expat communities?
The Hai Phong neighborhoods with the best reputation among expats are newer managed developments in Thủy Nguyên, established amenity-rich wards in Ngô Quyền, and select serviced apartment options near the city center.
Expats prefer these Hai Phong neighborhoods for practical reasons:
- Thủy Nguyên new developments: Modern housing stock, reliable building management, and emerging international-standard amenities.
- Ngô Quyền established wards: Easiest daily life with walkable services, restaurants, and healthcare facilities.
- Central serviced apartments: Hassle-free living with included utilities, cleaning, and maintenance support.
The typical expat profile in Hai Phong is quite different from Hanoi or Ho Chi Minh City: most are industrial or logistics professionals on company assignments rather than digital nomads or retirees, so they prioritize reliable commutes and practical housing over lifestyle amenities.
Which areas in Hai Phong do locals say are overhyped by foreign buyers?
The Hai Phong areas that locals commonly consider overhyped by foreign buyers are prime boulevard frontage properties, generic Cat Ba developments, and "future potential" speculative subdivisions without current amenities.
Locals believe these Hai Phong areas are overvalued for different reasons:
- Prime frontage (Lê Hồng Phong, Văn Cao): Foreigners pay prestige prices but cannot operate the businesses that justify them.
- Generic Cat Ba units: Foreigners overestimate tourism demand stability and underestimate seasonal volatility.
- Speculative subdivisions: Foreigners buy "master plan" promises while locals know infrastructure timelines often slip years.
Foreign buyers typically see these Hai Phong areas as "undervalued compared to Hanoi" or "tourism growth plays," while locals understand that frontage prices reflect business potential they cannot access and that speculative areas may take a decade to mature.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Hai Phong.
Which areas in Hai Phong are considered boring or undesirable by residents?
The Hai Phong areas that residents commonly consider boring or undesirable are purely residential outer districts with weak walkability, industrial-adjacent zones with pollution concerns, and speculative developments that lack community life.
Residents find these Hai Phong areas undesirable for practical reasons:
- Outer purely residential zones: No cafes, restaurants, or street life means evenings and weekends feel isolated.
- Industrial-adjacent areas: Truck traffic, noise, and air quality concerns make daily life less pleasant.
- Speculative subdivisions: Empty plots, unfinished roads, and no neighbors create an uncomfortable "ghost town" feeling.
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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 | Global real estate consultancy with transparent research methodology. | We used it as our benchmark for typical Hai Phong apartment and landed pricing. We stress-tested these averages against live market data. |
| Batdongsan.com.vn | Vietnam's largest property portal with extensive listing coverage. | We used it to ground asking-price ranges by ward and street. We sampled rental levels for yield calculations. |
| LuatVietnam | Official legal translations trusted for regulatory accuracy. | We used it for foreign ownership cap rules (30% apartments, 250 landed houses). We kept legal sections precise but readable. |
| VnEconomy | Reputable Vietnamese business news covering policy and investment. | We used it to document port expansion plans affecting property demand. We referenced infrastructure timelines for appreciation forecasts. |
| Vietnam National Tourism Administration | Official government source for visitor statistics and tourism growth. | We used it to support Cat Ba short-term rental demand projections. We grounded tourism claims in actual visitor numbers. |
| Thu Vien Phap Luat | Full-text legal database with official English translations. | We used it to verify what foreigners can legally own. We treated it as ground truth for ownership rules. |
| Reuters | Top-tier international wire service citing official statements. | We used it to explain 2026 credit conditions affecting demand. We contextualized price momentum within macro policy. |
| PwC Vietnam | Major professional services firm tracking tax regulations carefully. | We used it to confirm the 2% transfer tax baseline. We warned about potential future changes while noting current rules. |
| Freshfields | Top-tier international law firm with tightly sourced legal briefings. | We used it to explain the 2025-26 regulatory transition period. We flagged that local pricing mechanisms may shift. |
| AirDNA | Industry-standard short-term rental analytics platform. | We used it as supporting context for Cat Ba STR performance. We validated occupancy patterns against tourism data. |
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