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We constantly update this blog post so the rent figures for Ho Chi Minh City stay useful for buyers, landlords and long-term investors.
As of June 2026, rents in Ho Chi Minh City are still rising, but the increase is not the same in every neighborhood.
The strongest rental areas in Ho Chi Minh City are close to jobs, international schools, Metro Line 1, riverfront projects and modern condo buildings.
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.
What are typical rents in Ho Chi Minh City as of 2026?
What's the average monthly rent for a studio in Ho Chi Minh City as of 2026?
As of 2026, the average monthly rent for a studio in Ho Chi Minh City is about ₫11 million, or around $430 and €400.
In practice, most studios in Ho Chi Minh City rent from about ₫7 million to ₫18 million per month, which is roughly $275 to $705 and €255 to €655.
The rent changes a lot because a studio near Thao Dien, Ben Nghe, Thu Thiem or Metro Line 1 usually rents for much more than an older studio in an outer district.
What's the average monthly rent for a 1-bedroom in Ho Chi Minh City as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Ho Chi Minh City is about ₫15 million, or around $590 and €550.
For most 1-bedroom apartments in Ho Chi Minh City, a realistic rent range is about ₫10 million to ₫28 million per month, or roughly $390 to $1,100 and €365 to €1,020.
The cheapest 1-bedroom rents are usually in secondary or older areas, while the highest rents are in Thao Dien, Thu Thiem, Ben Nghe, Da Kao and newer riverfront towers.
What's the average monthly rent for a 2-bedroom in Ho Chi Minh City as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Ho Chi Minh City is about ₫24 million, or around $940 and €875.
Most 2-bedroom apartments in Ho Chi Minh City rent from about ₫16 million to ₫45 million per month, which is roughly $630 to $1,765 and €585 to €1,640.
The cheaper 2-bedroom rents are usually in older or outer districts, while the most expensive 2-bedroom rents are in Thu Thiem, Thao Dien, Ben Nghe, Da Kao and prime river-view buildings.
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.
What's the average rent per square meter in Ho Chi Minh City as of 2026?
As of 2026, the average apartment rent in Ho Chi Minh City is about ₫280,000 per sqm per month, or around $11 and €10 per sqm.
Across Ho Chi Minh City, most long-term apartment rents range from about ₫180,000 to ₫600,000 per sqm per month, or roughly $7 to $24 and €7 to €22 per sqm.
Compared with Hanoi, Ho Chi Minh City often has stronger expat and corporate rental demand, but the city also has more new condo supply in areas like Thu Thiem, Binh Thanh and District 7.
Rent per square meter in Ho Chi Minh City usually rises above average when a unit has a river view, a central location, a modern building, a pool, a gym, good management and easy access to Metro Line 1.
How much have rents changed year-over-year in Ho Chi Minh City in 2026?
As of 2026, average residential rents in Ho Chi Minh City are up about 5% year-over-year, with a realistic range of 3% to 7%.
The main drivers are higher household costs, strong job demand, foreign tenants returning, Metro Line 1 visibility and limited vacancy in the best central and expat buildings.
This 2026 rent increase in Ho Chi Minh City looks steadier than the previous year because demand is stronger, but new high-end supply is still stopping rents from jumping too fast.
What's the outlook for rent growth in Ho Chi Minh City in 2026?
As of 2026, we expect Ho Chi Minh City rents to grow by about 3% to 6% over the year if the economy stays stable.
The main support comes from population growth, foreign investment, office demand, students, corporate relocation and the new daily value of Metro Line 1.
The neighborhoods likely to see the strongest rent growth are Thu Thiem, Thao Dien, An Phu, Ba Son, Van Thanh, Binh Thanh and parts of Thu Duc near transit and universities.
The main risk is that too many new high-end units arrive at once, especially in large projects where landlords compete with many similar apartments.
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Which neighborhoods rent best in Ho Chi Minh City as of 2026?
Which neighborhoods have the highest rents in Ho Chi Minh City as of 2026?
As of 2026, the top three high-rent areas in Ho Chi Minh City are Thu Thiem at about ₫35 million to ₫45 million, Thao Dien at about ₫30 million to ₫42 million, and Ben Nghe or Da Kao at about ₫28 million to ₫40 million for a good 2-bedroom apartment, or roughly $1,100 to $1,765 and €1,020 to €1,640.
These Ho Chi Minh City neighborhoods command premium rents because tenants pay for river views, central access, international services, newer buildings, better security and shorter commutes.
The typical tenants in these high-rent neighborhoods are corporate expats, senior managers, international-school families, wealthy Vietnamese families and foreign professionals who want convenience more than low rent.
By the way, we’ve written a blog article detailing Sources and methodology: we used JLL, Savills and Batdongsan. We focused on neighborhood clusters, not only districts. We also checked premium-building rent spreads internally.
Where do young professionals prefer to rent in Ho Chi Minh City right now?
Young professionals in Ho Chi Minh City usually prefer Binh Thanh, District 4 and District 3 because these areas balance rent, commute time, food, nightlife and modern condo supply.
In these Ho Chi Minh City neighborhoods, young professionals often pay about ₫12 million to ₫25 million per month, or roughly $470 to $980 and €440 to €910, depending on unit size and building quality.
These areas attract young professionals because Grab rides are easy, office districts are close, cafes and gyms are nearby, and many buildings have pools, security and simple furnished units.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Ho Chi Minh City.
Where do families prefer to rent in Ho Chi Minh City right now?
Families in Ho Chi Minh City usually prefer Thao Dien and An Phu, Phu My Hung, and Sala or Thu Thiem because these areas are easier for schools, clinics, supermarkets and daily routines.
For 2-bedroom and 3-bedroom apartments in these family-friendly Ho Chi Minh City areas, typical rents are about ₫25 million to ₫60 million per month, or roughly $980 to $2,350 and €910 to €2,185.
Families choose these neighborhoods because apartments are larger, streets feel calmer, playgrounds are easier to find, and international services reduce daily stress.
Important school options near these areas include British International School in Thao Dien, International School Ho Chi Minh City in old District 2, Saigon South International School in District 7 and Canadian International School in District 7.
Which areas near transit or universities rent faster in Ho Chi Minh City in 2026?
As of 2026, the fastest transit and university rental areas in Ho Chi Minh City are Ba Son and Van Thanh, Thao Dien and An Phu, and Thu Duc near Vietnam National University HCMC.
In these high-demand Ho Chi Minh City areas, well-priced rentals often stay listed for only about 10 to 25 days, while weaker units elsewhere can take much longer.
A unit within walking distance of Metro Line 1 or a major university can often earn about ₫1 million to ₫4 million more per month, or roughly $40 to $155 and €35 to €145.
Which neighborhoods are most popular with expats in Ho Chi Minh City right now?
The top expat neighborhoods in Ho Chi Minh City are Thao Dien and An Phu, Phu My Hung, and Ben Nghe or Da Kao, with Thu Thiem and Vinhomes Central Park close behind.
Expats in these Ho Chi Minh City neighborhoods usually pay about ₫20 million to ₫50 million per month, or roughly $785 to $1,960 and €730 to €1,820, depending on the unit and lease type.
These areas attract expats because English-speaking services, international schools, gyms, supermarkets, restaurants, clinics and managed condo buildings are easy to access.
Western families are strongly visible in Thao Dien and An Phu, Korean and Japanese tenants are common in District 7 and central condos, and corporate singles often choose District 1, Binh Thanh or Thu Thiem.
And if you are also an expat, you may want to read our Sources and methodology: we compared CBRE, JLL and Savills. We separated expat families from single professionals. Our own data gives extra weight to school and service access.
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Who rents, and what do tenants want in Ho Chi Minh City right now?
What tenant profiles dominate rentals in Ho Chi Minh City?
The top tenant profiles in Ho Chi Minh City are local professionals, young Vietnamese couples and families, and expats or corporate assignees.
As a practical estimate, local professionals represent about 40% of rental demand, Vietnamese couples and families about 35%, and expats or corporate tenants about 25% in the better apartment market.
Local professionals usually want studios or 1-bedroom units, Vietnamese families usually want 2-bedroom units, and expats often want furnished 1-bedroom, 2-bedroom or larger family apartments in serviced neighborhoods.
If you want to optimize your cashflow, you can read our Sources and methodology: we used NSO Vietnam, HCMC Statistics Office and CBRE. We linked tenant groups to jobs, schools and unit sizes. We also used our own buyer-landlord demand analysis.
Do tenants prefer furnished or unfurnished in Ho Chi Minh City?
In Ho Chi Minh City, about 70% of apartment tenants in the mainstream investment market prefer furnished rentals, while about 30% prefer unfurnished or partly furnished rentals.
A good furnished apartment in Ho Chi Minh City can often rent for about ₫1 million to ₫4 million more per month, or roughly $40 to $155 and €35 to €145, compared with a similar unfurnished unit.
Furnished rentals are especially popular with expats, students, young professionals, corporate tenants and people arriving in Ho Chi Minh City for a job change.
Which amenities increase rent the most in Ho Chi Minh City?
The five amenities that increase rent the most in Ho Chi Minh City are a pool and gym, river view, balcony, strong air-conditioning and professional building management.
In Ho Chi Minh City, these amenities can add about ₫1 million to ₫6 million per month each in the right building, or roughly $40 to $235 and €35 to €220, with river views often creating the biggest premium.
In our property pack covering the real estate market in Ho Chi Minh City, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Ho Chi Minh City?
The best rental renovations in Ho Chi Minh City are repainting, better lighting, new air-conditioners, improved storage and neutral durable furniture.
These upgrades usually cost about ₫40 million to ₫120 million in total, or roughly $1,570 to $4,705 and €1,460 to €4,370, and can raise rent by about 5% to 12% when the apartment was tired before.
Landlords in Ho Chi Minh City should usually avoid very personal luxury decoration, oversized built-in furniture, cheap fake-premium finishes and expensive renovations that do not improve cooling, storage, cleanliness or daily comfort.
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How strong is rental demand in Ho Chi Minh City as of 2026?
What's the vacancy rate for rentals in Ho Chi Minh City as of 2026?
As of 2026, the estimated vacancy rate for normal long-term apartments in Ho Chi Minh City is about 5% to 7%.
Prime and well-priced condos in Thao Dien, Binh Thanh, District 1 and Phu My Hung can sit closer to 3% to 5%, while overpriced outer or newly delivered projects can reach 8% to 12%.
Compared with the historical average, Ho Chi Minh City vacancy looks normal to slightly tight in the best buildings, but more competitive in large new supply zones.
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.
How many days do rentals stay listed in Ho Chi Minh City as of 2026?
As of 2026, a correctly priced rental apartment in Ho Chi Minh City usually stays listed for about 15 to 35 days.
Prime 1-bedroom apartments in central or expat areas can rent in less than two weeks, while overpriced luxury 3-bedroom units or weak outer-district apartments can take 45 to 75 days.
Compared with one year ago, rental listings in the best Ho Chi Minh City buildings appear to move faster because tenant demand is stronger and Metro Line 1 has improved some locations.
Which months have peak tenant demand in Ho Chi Minh City?
The peak rental demand months in Ho Chi Minh City are usually February to April and August to October.
Demand rises after Tet, then rises again when corporate relocations, school planning and university schedules bring more people into the city.
The softer rental months in Ho Chi Minh City are usually around Tet and late year, especially when tenants delay moving until after holidays or school decisions.
Don't buy the wrong property, in the wrong area of Ho Chi Minh City
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What will my monthly costs be in Ho Chi Minh City as of 2026?
What property taxes should landlords expect in Ho Chi Minh City as of 2026?
As of 2026, a typical apartment landlord in Ho Chi Minh City should expect annual non-agricultural land-use tax to be small, often below ₫2 million per year, or below about $80 and €75.
For most apartments in Ho Chi Minh City, a realistic annual property tax range is about ₫500,000 to ₫3 million, or roughly $20 to $120 and €18 to €110, depending on the allocated land value and location.
Vietnam calculates this tax on residential land value, and for condos the taxable land portion is shared, which is why the bill is usually low compared with rent income.
Please note that, in our property pack covering the real estate market in Ho Chi Minh City, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Ho Chi Minh City right now?
In Ho Chi Minh City, landlords most often pay or include building management fees, while electricity, water and internet are usually paid directly by the tenant or reimbursed.
For a 75 sqm condo, management fees often cost about ₫900,000 to ₫1.9 million per month, or roughly $35 to $75 and €33 to €70, while water and electricity depend heavily on tenant use.
The common practice in Ho Chi Minh City is simple: tenants pay consumption costs, and landlords either include the building fee in rent or make it clear in the lease.
How is rental income taxed in Ho Chi Minh City as of 2026?
As of 2026, individual landlords in Ho Chi Minh City may face rental tax when annual rental revenue is above the threshold, often using a 5% VAT and 5% PIT framework on revenue.
For many individual landlords, the important point is that deductions are limited in practice, so the rental tax calculation can depend more on gross revenue than on repair costs.
A common Ho Chi Minh City mistake is confusing low annual property tax with rental income tax, and another mistake is ignoring the July 2026 revenue-threshold change when estimating net rent.
We cover these mistakes, among others, in our Sources and methodology: we used VnEconomy, Vietnam land-use tax law and NSO Vietnam. We kept property tax and rental income tax separate. We recommend checking final tax treatment with a local tax adviser before filing.
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 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 and the methods behind our estimates.
| Source | Why this source is reliable | How we used this source |
|---|---|---|
| National Statistics Office of Vietnam | This is Vietnam’s official statistics agency. | We used it for population, inflation and macro demand pressure. We treated it as the official anchor for the broad economic picture behind rents. |
| NSO Vietnam CPI page | This is the official CPI release channel for Vietnam. | We used it to check housing and household cost pressure. We used this to avoid relying only on broker rent claims. |
| Ho Chi Minh City Statistics Office | This is the city-level statistics office for Ho Chi Minh City. | We used it for local demographic and economic context. We cross-checked it with national NSO data. |
| CBRE Ho Chi Minh City Figures Q1 2026 | CBRE is a major global real estate research firm with local Vietnam coverage. | We used it for 2026 supply and rent-direction signals. We treated it as one of the main checks on current rent growth. |
| JLL Ho Chi Minh City Residential Market Dynamics | JLL is a large institutional real estate adviser with transparent market reports. | We used it for high-end supply, pricing and transaction context. We used it to understand how luxury supply affects rental competition. |
| Knight Frank Vietnam Real Estate Market Q1 2026 | Knight Frank is a recognized international real estate consultancy. | We used it to cross-check premium apartment supply and cautious launch activity. We used it as a sanity check against CBRE and JLL. |
| Savills Vietnam HCMC Real Estate Market Q1 2026 | Savills is a long-established property consultancy active in Vietnam. | We used it for Q1 2026 market segmentation and demand context. We compared it with JLL and CBRE before forming rent-growth estimates. |
| Cushman & Wakefield HCMC MarketBeat | Cushman & Wakefield is a major global real estate research firm. | We used it for supply pipeline and decentralization signals. We used it to identify where new supply could slow rent growth. |
| Batdongsan.com.vn market reports | Batdongsan is Vietnam’s dominant real estate portal and part of PropertyGuru. | We used it for listing-demand direction and renter search behavior. We treated it as useful private-sector demand data, not an official rent index. |
| JICA Metro Line 1 release | JICA financed and reported on the official Metro Line 1 project. | We used it to confirm the 19.7 km and 14-station Ben Thanh to Suoi Tien line. We used this to identify transit-linked rental zones. |
| HCMC Metro Line 1 information | This source gives dedicated information on the operating Metro Line 1. | We used it to identify station locations and the line opening context. We used this to judge which neighborhoods may rent faster because of rail access. |
| Vietnam Law on Non-Agricultural Land Use Tax | This is a legal text hosted by FAOLEX, a recognized legal database. | We used it for annual land-use tax rates on residential land. We applied it carefully because apartment-level tax bills are usually small. |
| VnEconomy PIT law update | VnEconomy is a reputable Vietnamese business publication covering tax and law changes. | We used it for the July 2026 personal income tax threshold update. We cross-checked it before estimating landlord rental-tax exposure. |
| EVN retail electricity tariff | EVN is Vietnam’s national electricity utility. | We used it to estimate tenant utility exposure. We separated electricity from rent because Ho Chi Minh City leases usually treat it separately. |
| SAWACO customer tariff information | SAWACO is Ho Chi Minh City’s official water supplier. | We used it to understand water and wastewater costs. We treated water as a small cost item compared with electricity, management fees and repairs. |
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