Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Yes, the analysis of Ho Chi Minh City's property market is included in our pack
Running an Airbnb in Ho Chi Minh City in 2026 is a tale of two property types: apartments are effectively banned for short stays, while houses and villas remain viable for hosts who follow the rules.
This guide covers the legal landscape, realistic earnings, expenses, and competition so you can make an informed decision about short-term rentals in Vietnam's largest city.
We update this article regularly to reflect the latest regulations and market data.
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 Ho Chi Minh City.
Insights
- Ho Chi Minh City welcomed 8.5 million international visitors in 2025 (up 39% year-on-year), yet most Airbnb hosts in apartment buildings now operate in a legal gray zone due to Decision 26/2025.
- The typical Airbnb listing in Ho Chi Minh City generates around 18 to 22 million VND monthly ($700 to $850), but net profit often lands between 3 and 10 million VND after expenses.
- Townhouses and villas in Thao Dien or District 7 can command nightly rates 20% to 40% higher than city average, making them the "white space" for legally compliant hosts.
- Hotel occupancy during the 2026 New Year holiday hit 75% in Ho Chi Minh City, showing strong short-term accommodation demand despite regulatory changes.
- Around 81% of Airbnb guests in Ho Chi Minh City are international travelers, explaining why District 1 and expat-heavy Thao Dien dominate bookings.
- There are roughly 12,000 to 15,000 active short-term rental listings in Ho Chi Minh City, but many apartment-based listings now face enforcement uncertainty.
- Top-performing hosts achieve 60% to 75% occupancy versus the city average of around 50%, mainly through better pricing and faster response times.
- The most crowded price segment is 800,000 to 1,200,000 VND per night ($30 to $50), where budget studios and one-bedrooms compete fiercely.
Can I legally run an Airbnb in Ho Chi Minh City in 2026?
Is short-term renting allowed in Ho Chi Minh City in 2026?
As of the first half of 2026, short-term renting in Ho Chi Minh City is legal for house-type properties (townhouses, villas, detached houses) but effectively banned for residential apartments under Decision 26/2025.
The main legal framework is Ho Chi Minh City's Decision 26/2025/QD-UBND, which implements the national Housing Law 2023 by prohibiting apartments from being used for daily or hourly tourist accommodation.
The key restriction: apartment owners cannot rent units for short stays (under 30 days) for tourism purposes, as this violates the "residential purpose only" rule in both city and national law.
Hosts operating house-type properties must comply with guest registration requirements, fire safety standards, and tax obligations under Circular 40/2021.
Penalties for illegal short-term rentals in apartments can include fines, forced closure, and legal action from building management or residents.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Vietnam.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Vietnam.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Ho Chi Minh City as of 2026?
As of the first half of 2026, apartments have an effective minimum stay of 30 days (stays under that are classified as banned tourist accommodation), while house-type properties have no citywide minimum stay or maximum nights-per-year cap.
These rules differ by property type: apartments face the 30-day floor due to Decision 26/2025, but townhouses, villas, and detached houses can accept guests for any duration if hosts meet registration and tax requirements.
For house-type properties, hosts track rental nights through booking records and report income under Circular 40/2021.
Apartment owners who rent for short stays risk complaints from neighbors, building management intervention, and fines from local authorities.
Do I have to live there, or can I Airbnb a secondary home in Ho Chi Minh City right now?
Ho Chi Minh City has no "primary residence only" requirement, so you can operate an Airbnb from a secondary home as long as it's a house-type property (not an apartment).
Owners of secondary townhouses, villas, or detached houses can operate short-term rentals if they comply with guest registration, fire safety, and tax obligations.
No additional permits are required for non-primary residence rentals beyond standard compliance, though hosts with multiple units may face closer tax scrutiny.
The key difference: secondary apartments remain banned just like primary residence apartments, so property type matters far more than residency status.
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Can I run multiple Airbnbs under one name in Ho Chi Minh City right now?
Ho Chi Minh City sets no specific limit on how many listings one person can operate, but running multiple units shifts your status toward a formal business activity with higher compliance expectations.
There's no published maximum, so you could theoretically operate many units if they're all house-type properties and you meet legal requirements.
Hosts with multiple listings should register properly for tax under Circular 40/2021 and expect more scrutiny from tax and business authorities.
Operating multiple apartment units for short stays multiplies your legal risk since each unit violates the same Decision 26 prohibition.
Do I need a short-term rental license or a business registration to host in Ho Chi Minh City as of 2026?
As of the first half of 2026, there's no single "short-term rental license," but hosts providing accommodation should register for tax purposes and comply with guest registration and safety requirements.
The typical process involves registering with the local Department of Finance (or via the national Business Registration Portal), obtaining a tax code, and meeting fire safety standards if required.
Documents commonly needed include proof of property ownership or lease rights, identification, and potentially a fire safety inspection report for larger properties.
Business licensing fees range from 300,000 to 3 million VND annually depending on income level.
Are there neighborhood bans or restricted zones for Airbnb in Ho Chi Minh City as of 2026?
As of the first half of 2026, the most significant restriction isn't a neighborhood ban but a building-type ban: all residential apartment buildings citywide are off-limits for short-term tourist stays under Decision 26/2025.
Enforcement friction is highest in central, high-density areas: District 1 (Ben Nghe, Ben Thanh, Da Kao), Binh Thanh (Ward 22 near Vinhomes Central Park), and Thu Duc City (Thao Dien, An Phu, Thu Thiem).
These areas face the most complaints because they combine high tourist demand with dense resident populations directly affected by short-stay guests.
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How much can an Airbnb earn in Ho Chi Minh City in 2026?
What's the average and median nightly price on Airbnb in Ho Chi Minh City in 2026?
As of the first half of 2026, the median nightly price for an Airbnb in Ho Chi Minh City is around 1.1 to 1.4 million VND ($45 to $55 USD or 40 to 50 EUR), while the average runs higher at 1.5 to 2.1 million VND ($60 to $85 USD) because luxury properties pull it up.
The typical price range covering 80% of listings falls between 700,000 VND and 2.5 million VND ($28 to $100 USD), with budget studios at the low end and furnished 2 to 3 bedroom homes higher.
Location has the biggest impact on pricing: properties in District 1, Thao Dien, and Phu My Hung command 20% to 40% premiums over outer districts.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Ho Chi Minh City.
How much do nightly prices vary by neighborhood in Ho Chi Minh City in 2026?
As of the first half of 2026, nightly prices vary 50% to 100% between neighborhoods: premium areas like Ben Nghe in District 1 average 1.8 to 2.5 million VND ($70 to $100 USD) per night, while outer areas like District 10 average 700,000 to 1 million VND ($28 to $40 USD).
The three highest-priced neighborhoods are Ben Nghe and Ben Thanh in District 1 (1.8 to 2.5 million VND), Thao Dien in Thu Duc City (1.6 to 2.2 million VND), and Tan Phong in District 7 (1.4 to 1.9 million VND).
The three lowest-priced neighborhoods are Go Vap District (700,000 to 900,000 VND), District 10 (750,000 to 950,000 VND), and outer Binh Thanh (800,000 to 1 million VND), though these still attract budget-conscious travelers who prioritize value.
What's the typical occupancy rate in Ho Chi Minh City in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Ho Chi Minh City is around 45% to 55% annually, with significant variation by property quality, pricing, and location.
The realistic range covering most listings falls between 35% and 65%, where lower-rated properties struggle at the bottom and well-optimized listings reach the top.
Ho Chi Minh City's occupancy ranks in the top third of Southeast Asian markets, largely due to strong business travel and growing international tourism.
The biggest factor for above-average occupancy is responsive hosting with competitive pricing: quick response times, flexible cancellation, and demand-adjusted rates consistently outperform.
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What's the average monthly revenue per listing in Ho Chi Minh City in 2026?
As of the first half of 2026, average monthly revenue per Airbnb listing in Ho Chi Minh City is approximately 18 to 22 million VND ($700 to $850 USD or 640 to 780 EUR).
The realistic range covering 80% of listings spans from 10 million VND ($385 USD) for basic studios to 35 million VND ($1,350 USD) for well-positioned 2 to 3 bedroom homes.
Top-performing listings, particularly townhouses in Thao Dien or District 1 fringe, can achieve 40 to 60 million VND monthly ($1,550 to $2,300 USD): roughly ADR of 2 million VND times 60-70% occupancy times 30 nights.
Finally, note that we give here all the information you need to buy and rent out a property in Ho Chi Minh City.
What's the typical low-season vs high-season monthly revenue in Ho Chi Minh City in 2026?
As of the first half of 2026, high-season monthly revenue reaches 24 to 28 million VND ($925 to $1,080 USD), while low-season drops to 14 to 17 million VND ($540 to $655 USD), a swing of roughly 40% to 50%.
High season runs November through March with the strongest spike around Tet (mid-February 2026), while low season covers August and September during the rainy season slowdown.
What's a realistic Airbnb monthly expense range in Ho Chi Minh City in 2026?
As of the first half of 2026, realistic monthly expenses are 6 to 18 million VND ($230 to $690 USD) for small to mid-sized listings, and 18 to 35 million VND ($690 to $1,350 USD) for larger townhouses or villas.
The largest expense is typically utilities (electricity, water, internet) at 2 to 6 million VND monthly for smaller units, or cleaning costs at 2 to 7 million VND for listings with frequent turnovers.
Hosts should expect to spend 40% to 60% of gross revenue on operating expenses, with the lower end for self-managed listings and higher end for professionally cleaned premium properties.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Ho Chi Minh City.
What's realistic monthly net profit and profit per available night for Airbnb in Ho Chi Minh City in 2026?
As of the first half of 2026, realistic monthly net profit is 3 to 10 million VND ($115 to $385 USD), with profit per available night around 100,000 to 330,000 VND ($4 to $13 USD).
The range covering most listings spans from break-even for poorly optimized units to 15 million VND ($575 USD) for top-performing house-type properties in premium neighborhoods.
Net profit margins typically fall between 15% and 40%, with self-managed hosts who minimize fees achieving the higher end.
Break-even occupancy is around 25% to 35%, meaning hosts need roughly 8 to 11 nights monthly just to cover costs before profit.
In our property pack covering the real estate market in Ho Chi Minh City, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Ho Chi Minh City as of 2026?
How many active Airbnb listings are in Ho Chi Minh City as of 2026?
As of the first half of 2026, there are approximately 10,000 to 15,000 active short-term rental listings in Ho Chi Minh City, with one dataset reporting 12,430 and another showing nearly 14,000.
This number has remained stable compared to 2024-2025, though composition is shifting as apartment listings face legal uncertainty while house-type listings grow as a share of compliant supply.
Which neighborhoods are most saturated in Ho Chi Minh City as of 2026?
As of the first half of 2026, the most saturated neighborhoods are District 1 (Ben Nghe, Ben Thanh, Da Kao), Binh Thanh (Ward 22 around Vinhomes Central Park with an estimated 4,000 units), and Thu Duc City (Thao Dien, An Phu).
These became saturated because they combine highest tourist demand with dense modern apartment stock that made listing easy before the 2025 crackdown.
Undersaturated areas with better opportunities include District 3 (walkable with more house-type stock), District 7 beyond main Phu My Hung, and emerging Thu Duc areas where compliant townhouses can capture spillover demand.
If you want to know more, we have a blog article listing all the top property areas in Ho Chi Minh City.
What local events spike demand in Ho Chi Minh City in 2026?
As of the first half of 2026, main demand-spiking events are Tet (mid-February 2026), Christmas and New Year, major trade exhibitions at SECC in District 7, and business conference cycles.
During peak events, bookings increase 30% to 50% and nightly rates rise 20% to 40%, with hotel occupancy reaching 75% during the 2026 New Year holiday.
Hosts should adjust pricing 4 to 6 weeks before major events to capture early bookers, then fine-tune closer to the date based on remaining demand.
What occupancy differences exist between top and average hosts in Ho Chi Minh City in 2026?
As of the first half of 2026, top-performing hosts achieve 60% to 75% occupancy through better pricing, faster responses, superior reviews, and optimal listing presentation.
Average hosts see 45% to 55% occupancy, meaning top performers outperform by 15 to 20 percentage points, translating to substantially higher revenue.
New hosts typically need 6 to 12 months to reach top-performer levels as they build reviews and learn optimal pricing.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Ho Chi Minh City.
Which price points are most crowded, and where's the "white space" for new hosts in Ho Chi Minh City right now?
The most crowded price range is 800,000 to 1,200,000 VND ($30 to $50 USD), where budget studios and one-bedrooms compete intensely for cost-conscious travelers.
"White space" exists at 2 to 3.5 million VND per night ($80 to $135 USD), where furnished 2 to 3 bedroom townhouses serve families and business groups with less competition.
Properties that succeed in this segment have legal house-type structures, multiple bedrooms with workspace, premium amenities, and locations in Thao Dien, District 1 fringe, or District 7.
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What property works best for Airbnb demand in Ho Chi Minh City right now?
What bedroom count gets the most bookings in Ho Chi Minh City as of 2026?
As of the first half of 2026, one-bedroom and two-bedroom properties get the most bookings, matching the city's dominant traveler mix of business visitors, couples, and small families.
Breakdown: studios capture 15% to 20% of bookings, one-bedrooms 35% to 40%, two-bedrooms 25% to 30%, and three-plus bedrooms 15% to 20% but with higher per-booking revenue.
One and two-bedrooms perform best because travelers are mostly solo business trips, couples, and small families who fit comfortably without paying for unused space.
What property type performs best in Ho Chi Minh City in 2026?
As of the first half of 2026, the best-performing property type is the well-furnished townhouse or detached house, combining legal clarity under Decision 26/2025 with strong demand from families and longer-staying guests.
Occupancy by type: apartments historically 50% to 55% (now legally constrained), townhouses and houses 45% to 55% with growing share, villas 35% to 45% with higher ADR compensating.
Townhouses outperform because they're not subject to the apartment ban, offer more space and privacy, and can provide parking and outdoor areas that apartments cannot.
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 Ho Chi Minh City, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We aim to be fully transparent, so below we've listed the authoritative sources we used and explained our methods.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Decision 26/2025/QD-UBND | Ho Chi Minh City's official binding regulation on apartment building management. | We used it to determine what's allowed versus prohibited for short-term stays. We established the practical minimum stay threshold from this text. |
| Housing Law 27/2023/QH15 | Vietnam's national housing law passed by the National Assembly. | We used it to interpret "residential purpose" requirements. We cross-checked city rules against this higher-level law. |
| Circular 40/2021/TT-BTC | Ministry of Finance's official tax guidance for household businesses. | We used it to estimate taxes on rental income. We triangulated with Big-4 firm summaries for practical interpretation. |
| AirDNA Ho Chi Minh City | Major STR data vendor with transparent ADR, occupancy, and revenue metrics. | We used it as one quantitative pillar for ADR and occupancy. We triangulated against Airbtics data. |
| Airbtics Ho Chi Minh City | Independent STR analytics with listing counts and revenue estimates. | We used it to validate AirDNA figures. We used their 12,430 listing count as market size baseline. |
| Decision 86/2024/QD-UBND | HCMC People's Committee decision on condominium management fee framework. | We used it to anchor HOA and management fee ranges. We applied it across common condo sizes for cost estimates. |
| EVN Electricity Tariffs | Vietnam's state electricity utility publishing official retail prices. | We used it to anchor electricity cost assumptions. We translated rates into realistic hosting utility ranges. |
| SAWACO Water Tariffs | Ho Chi Minh City's water utility with local pricing references. | We used it to ground water costs in expense estimates. We combined with typical consumption patterns. |
| HCMC Department of Tourism | Official city government tourism data on arrivals and revenue. | We used it for 8.5 million international visitors and 36% revenue growth figures. We validated tourism demand strength. |
| Vietnam News Agency | State news agency reflecting official government statistics. | We used it to anchor tourism demand context. We justified peak period demand spikes. |
| Vietnam News | Major English-language outlet citing legal authorities. | We used it to corroborate apartment short-stay interpretation. We cross-checked against official legal text. |
| Savills Vietnam | Major global real estate firm with local Vietnam expertise. | We used it to interpret practical Decision 26 implications. We cross-checked their commentary against official text. |
| CBRE Vietnam | Top-tier global real estate consultancy with standardized reporting. | We used it for local real estate context. We kept STR assumptions consistent with broader market dynamics. |
| VCI Legal | Vietnamese law firm providing authoritative regulatory commentary. | We used it to understand 30-day minimum interpretation. We clarified enforcement expectations. |
| KPMG Vietnam Tax Alert | Big-4 firm summarizing Ministry of Finance rules in practice. | We used it for filing logic and tax treatment. We cross-checked against Circular 40 text. |
| VietnamNet | Major Vietnamese news outlet with detailed Airbnb coverage. | We used it to confirm ban extends until 2027. We cited HoREA data on 8,740 apartments in 24 buildings. |
| Airbnb Official Guide | Platform-verified hosting requirements information. | We used it for registration requirements and 200M VND tax threshold. We cross-referenced with Vietnamese sources. |
| Travel and Tour World | International travel publication covering tourism trends. | We used it for Tet and New Year demand spikes. We validated 15-20% booking increase for 2026 holidays. |
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.
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