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
This blog post breaks down rental yields in Ho Chi Minh City for 2026, from gross and net returns to the best neighborhoods and hidden costs.
We constantly update this article to reflect the latest 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's average gross rental yield is around 4.6% in early 2026, ranging from 3% in premium areas like Thu Thiem to over 6% in districts like Tan Binh.
- The gap between gross and net yields typically runs 1.5% to 2%, largely due to Vietnam's 5% VAT plus 5% personal income tax on rental revenue.
- Apartments between 35 and 60 square meters near Metro Line 1 stations like Thao Dien and An Phu deliver the best rent per square meter.
- District 4 and District 10 outperform on yield because purchase prices remain accessible while CBD commuter demand stays strong.
- Ho Chi Minh City's residential vacancy rate averages around 7%, roughly one month empty per year for most landlords.
- Full-service property management costs 6% to 10% of rent, plus a tenant placement fee of half to one month's rent.
- Metro Line 1, opened in late 2024, is lifting rental demand in station-adjacent neighborhoods like Binh Thanh and Thu Duc City.
- Villas in premium compounds like Thao Dien yield just 3% to 4% gross because capital values have outpaced rents.
- The rent-to-price ratio hovers around 0.38% per month, competitive for Southeast Asia but lower than secondary Vietnamese cities.
- Long Thanh International Airport, opening late 2025, should boost rental demand in eastern Thu Duc City over the next few years.
What are the rental yields in Ho Chi Minh City as of 2026?
What's the average gross rental yield in Ho Chi Minh City as of 2026?
As of early 2026, the average gross rental yield across all residential property types in Ho Chi Minh City sits at approximately 4.6%.
Most residential properties fall within a gross yield range of 3.5% to 6%, depending on location and property type.
This places Ho Chi Minh City slightly below some secondary Vietnamese cities but in line with other major Southeast Asian capitals.
The key factor shaping gross yields right now is constrained new apartment supply combined with steady demand from local professionals and expats.
What's the average net rental yield in Ho Chi Minh City as of 2026?
As of early 2026, the average net rental yield in Ho Chi Minh City comes in at around 3%, once you account for taxes, vacancy, and operating costs.
The typical difference between gross and net yields runs between 1.5% and 2%, consistent with major yield databases for Vietnam.
The expense that most significantly reduces gross yield is rental income tax: landlords commonly face a combined 10% hit (5% VAT plus 5% PIT) on revenue under Vietnam's Circular 40 rules.
A realistic net yield range for most investment properties is 2.2% to 4%, with variation driven by vacancy management and whether you use full-service property management.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Ho Chi Minh City.
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 yield is considered "good" in Ho Chi Minh City in 2026?
Local investors in Ho Chi Minh City generally consider a gross rental yield of 5% or above to be "good" for mainstream residential properties.
The threshold separating average from high-performing properties is around 5.5% gross; anything above 6% is strong but usually comes with trade-offs like older buildings or more hands-on management.
How much do yields vary by neighborhood in Ho Chi Minh City as of 2026?
As of early 2026, the spread in gross rental yields between neighborhoods is roughly 3 percentage points, ranging from about 3% to over 6%.
Highest-yield neighborhoods have strong local renter demand and accessible prices: District 4 (Ward 6, Ward 8), District 10 (near Hoa Hung), and Tan Binh (near Tan Son Nhat Airport).
Lowest-yield neighborhoods are premium areas where prestige pricing pushes values ahead of rents: District 1 (Ben Nghe, Ben Thanh), Thao Dien and An Phu, and Thu Thiem.
The main reason yields vary so much is the mismatch between what buyers pay for location prestige and what tenants will pay in rent.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Ho Chi Minh City.
How much do yields vary by property type in Ho Chi Minh City as of 2026?
As of early 2026, gross rental yields range from about 3% for premium villas up to around 5.5% for well-located apartments and some townhouses.
Apartments and condos deliver the highest average gross yield (4% to 5.5%) because they represent the most liquid rental market with the deepest tenant pool.
Villas generally deliver the lowest yield (3% to 4.5%) because their high capital values in premium compounds outpace what tenants will pay.
Yields differ between property types because landed home prices swing wildly based on street-by-street factors like alley width and flood risk, while apartment pricing is more standardized.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Ho Chi Minh City?
- What rental yields can you expect for a condo in Ho Chi Minh City?
What's the typical vacancy rate in Ho Chi Minh City as of 2026?
As of early 2026, the average residential vacancy rate in Ho Chi Minh City is around 7%, roughly one month empty per year.
Vacancy ranges from 4% to 6% in well-located, correctly-priced buildings, up to 8% to 12% in fringe or oversupplied areas.
The main factor driving vacancy is whether landlords price competitively, since demand remains solid but renters have become more price-sensitive.
Ho Chi Minh City's vacancy rate is roughly in line with other major Vietnamese cities, though official government statistics are not published.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Ho Chi Minh City.
What's the rent-to-price ratio in Ho Chi Minh City as of 2026?
As of early 2026, the average rent-to-price ratio in Ho Chi Minh City is approximately 0.38% per month, corresponding to the annual gross yield of around 4.6%.
A ratio of 0.4% per month or higher is considered favorable for buy-to-let investors, translating to a gross yield of nearly 5%.
Ho Chi Minh City's rent-to-price ratio is competitive for Southeast Asia but sits below secondary Vietnamese cities like Da Nang.
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 and micro-areas in Ho Chi Minh City give the best yields as of 2026?
Where are the highest-yield areas in Ho Chi Minh City as of 2026?
As of early 2026, the top highest-yield neighborhoods are Tan Binh (near Tan Son Nhat Airport around Ward 2 and Ward 4), District 4 (Ward 6 and Ward 8 near District 1), and Thu Duc City around Hi-Tech Park and National University.
These areas typically deliver gross yields of 5% to 6.5%, well above the citywide average.
They share strong local renter demand from employment anchors like the airport, tech jobs, or universities, paired with prices not yet inflated by prestige premiums.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Ho Chi Minh City.
Where are the lowest-yield areas in Ho Chi Minh City as of 2026?
As of early 2026, the lowest-yield neighborhoods are District 1 core (Ben Nghe, Ben Thanh), Thao Dien and An Phu in Thu Duc City, and the Thu Thiem urban development.
These areas typically deliver gross yields of 3% to 4%, sometimes lower for premium buildings.
Yields are compressed because prices reflect prestige and lifestyle appeal rather than rental income potential.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Ho Chi Minh City.
Which areas have the lowest vacancy in Ho Chi Minh City as of 2026?
As of early 2026, the lowest-vacancy neighborhoods are Binh Thanh (around Vinhomes Central Park), Thao Dien and An Phu, and Phu My Hung in District 7.
These areas maintain vacancy rates of 3% to 5%, with units rarely empty more than a few weeks between tenants.
The main demand driver is a reliable tenant base of expat professionals, international-school families, and higher-income Vietnamese households.
The trade-off is significantly higher purchase prices, which compresses gross yields.
Which areas have the most renter demand in Ho Chi Minh City right now?
The strongest renter demand is in Thao Dien and An Phu (expats and international-school families), District 3 and Binh Thanh corridors (local professionals), and Tan Binh near the airport (airline staff).
Renter profiles include expatriates on corporate housing budgets, young Vietnamese CBD professionals, and airport-related workers.
Listings in these neighborhoods typically fill within two to four weeks when priced correctly, versus six weeks or longer elsewhere.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Ho Chi Minh City.
Which upcoming projects could boost rents and rental yields in Ho Chi Minh City as of 2026?
As of early 2026, the top projects expected to boost rents are Metro Line 1 ridership expansion (already operating), Long Thanh International Airport (opening late 2025), and Ring Road 3 construction.
Likely beneficiaries include Binh Thanh and Thu Duc City station areas (Thao Dien, An Phu, Hi-Tech Park) for Metro Line 1, and eastern Thu Duc City for airport spillover.
Investors might expect rent increases of 5% to 15% in station-adjacent and airport-connected areas over two to three years.
You'll find our latest property market analysis about Ho Chi Minh City here.
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What property type should I buy for renting in Ho Chi Minh City as of 2026?
Between studios and larger units in Ho Chi Minh City, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments generally outperform larger units on gross yield, though two-bedroom units often deliver better occupancy stability.
Studios in good locations achieve yields of 5% to 6% (VND 10-15 million/month, $400-600 USD, 370-555 EUR), while two- and three-bedrooms yield 4% to 5% (VND 20-35 million/month, $800-1,400 USD, 740-1,300 EUR).
Smaller units outperform because the per-square-meter purchase premium near transit hubs is offset by strong per-square-meter rents from young professionals.
However, for family renters on multi-year contracts in Thao Dien or Phu My Hung, a two-bedroom unit might be better due to lower vacancy and turnover costs.
What property types are in most demand in Ho Chi Minh City as of 2026?
As of early 2026, the most in-demand property type is mid-range apartments and condos, attracting the deepest renter pool.
Top three by demand: mid-range apartments (especially 1-2 bedrooms), well-located townhouses, and villas in expat enclaves like Thao Dien and Phu My Hung.
This pattern is driven by Ho Chi Minh City's professional workforce, both Vietnamese and expats, who prioritize amenities and commute convenience over space.
One underperforming type likely to remain so is large luxury apartments above 150 square meters, which face a smaller tenant pool and longer vacancy.
What unit size has the best yield per m² in Ho Chi Minh City as of 2026?
As of early 2026, units of 35 to 60 square meters deliver the best gross yield per square meter, especially near Metro Line 1 stations or employment hubs.
The typical yield per square meter for this size is VND 350,000-450,000/m²/month ($14-18 USD, 13-17 EUR), translating to 5%+ annual yields in good locations.
Units under 35m² face a narrower tenant pool, while larger units spread rent across more space without proportionally higher payments.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Ho Chi Minh City.
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.
What costs cut my net yield in Ho Chi Minh City as of 2026?
What are typical property taxes and recurring local fees in Ho Chi Minh City as of 2026?
As of early 2026, annual property tax for a typical rental apartment is often under VND 2 million ($80 USD, 75 EUR), since Vietnam uses a land-use tax system.
However, landlords must budget for rental income taxes totaling around 10% of revenue (5% VAT plus 5% PIT) under Circular 40, plus a small license fee of VND 300,000-1 million ($12-40 USD, 11-37 EUR).
Together, taxes and fees typically represent 10% to 12% of gross rental income, making rental income tax the biggest recurring cost.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Ho Chi Minh City.
What insurance, maintenance, and annual repair costs should landlords budget in Ho Chi Minh City right now?
Annual landlord insurance costs are VND 2-5 million ($80-200 USD, 75-185 EUR), since building structure coverage is often handled at the condo level.
The recommended maintenance budget is 8% to 12% of annual rent, higher for older buildings or landed homes.
The expense that most commonly catches landlords off guard is AC replacement or servicing, since the tropical climate means units wear out faster.
Total budget: around VND 15-30 million per year ($600-1,200 USD, 555-1,110 EUR) for insurance, maintenance, and repairs on a mid-range apartment.
Which utilities do landlords typically pay, and what do they cost in Ho Chi Minh City right now?
In most long-term leases, tenants pay utilities directly; landlords cover building management fees if negotiated and occasional repair call-outs.
When landlords cover some fees, monthly cost is VND 1-3 million ($40-120 USD, 37-110 EUR); EVN's average electricity price after May 2025 is around VND 2,200/kWh.
What does full-service property management cost, including leasing, in Ho Chi Minh City as of 2026?
As of early 2026, full-service property management costs 6% to 10% of collected rent monthly; for a VND 15 million apartment, that's VND 900,000-1.5 million ($36-60 USD, 33-55 EUR).
The typical tenant-placement fee is half to one month's rent: VND 7.5-15 million ($300-600 USD, 280-555 EUR) per new tenant.
What's a realistic vacancy buffer in Ho Chi Minh City as of 2026?
As of early 2026, landlords should set aside 8% to 10% of annual rental income as a vacancy buffer.
Typical vacancy is three to five weeks per year in well-located, competitively priced units, stretching to six to eight weeks in fringe areas.
Buying real estate in Ho Chi Minh City can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 also aim to be fully transparent, so below we've listed the authoritative sources we used and explained how we used them.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Global Property Guide - Vietnam Rental Yields | Long-running cross-country dataset with published methodology and fixed update schedule. | We used its Ho Chi Minh City district-by-district gross yields as our anchor. We adjusted modestly for early-2026 conditions. |
| Global Property Guide - Vietnam Price History | Compiles market context using cited inputs from major firms. | We cross-checked price move direction in Ho Chi Minh City. We treated it as secondary context. |
| Batdongsan.com.vn | One of Vietnam's largest property portals for live asking prices and rents. | We relied on it indirectly through Global Property Guide's methodology. We used it as a market pulse cross-check. |
| Savills Vietnam - Market Brief Q1 2025 | Global brokerage with formal research practice and standardized reporting. | We validated market setup: supply constraints, demand patterns, activity concentration. We interpreted why yields differ by neighborhood. |
| Savills Vietnam - HCMC Apartment Market End of 2025 | Named Savills research commentary from their local team. | We sanity-checked late-2025 price momentum. We kept early-2026 yield adjustments conservative. |
| Cushman & Wakefield - HCMC Residential MarketBeat Q1 2025 | Top global consultancy with regular, method-based reports. | We cross-checked HCMC price benchmarks. We used supply/absorption notes to interpret vacancy risk. |
| CBRE Vietnam - Vietnam Market Outlook 2025 | Top global brokerage with widely cited outlook reports. | We used it for macro-level market direction. We used it as triangulation, not primary yield calculator. |
| JLL - HCMC Residential Market Dynamics | Top global consultancy with standardized research outputs. | We cross-checked demand/supply balance narratives. We kept neighborhood statements grounded in consultancy descriptions. |
| Ministry of Finance - Circular 40/2021/TT-BTC | Legal basis for household/individual business taxation. | We quantified rental income taxes. We used it directly in net-yield tax estimates. |
| Government of Vietnam - Decree 139/2016/ND-CP | Government decree setting annual business license fee framework. | We included the annual license fee landlords face. We used it as a minor net-yield deduction. |
| KPMG Vietnam - Tax Alert on Circular 40 | Big 4 firm summarizing Vietnamese tax rules in structured, auditable format. | We cross-checked how Circular 40 is applied. We avoided misreading legal text for landlord impacts. |
| EVN (Vietnam Electricity) - Retail Price Adjustment May 2025 | State electricity utility, closest to official price sheet source. | We put realistic ranges around electricity costs. We supported utilities section with official benchmark. |
| JICA - Metro Line 1 Inauguration Press Release | Major official development partner with fact-checked, date-stamped releases. | We grounded infrastructure-lifts-rents section. We named micro-areas likely to benefit. |
| HCMC Metro Line 1 Official Site | Official informational site for metro route and stations. | We named concrete station-linked neighborhoods. We kept project section location-specific. |
| Baochinhphu - Long Thanh Airport Timeline | Official government news portal with attributable timelines. | We framed connectivity improvements for renter demand. We treated it as a catalyst signal. |
| Decree 53/2011/ND-CP - Non-agricultural Land Use Tax | Government's detailed guidance for land-use tax law. | We explained why property tax is typically small. We kept net-yield deductions realistic. |
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