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
Ho Chi Minh City's property market has become one of Southeast Asia's most dynamic in 2026, with apartment prices reaching record highs and new infrastructure reshaping entire neighborhoods.
Whether you want strong rental yields, long-term appreciation, or a lifestyle investment, each district in Ho Chi Minh City offers something different, and picking the wrong area can make or break your returns.
We constantly update this blog post to reflect the latest market data and policy changes affecting foreign buyers.
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's the Current Real Estate Market Situation by Area in Ho Chi Minh City?
Which areas in Ho Chi Minh City have the highest property prices per square meter in 2026?
As of early 2026, the three areas in Ho Chi Minh City with the highest property prices per square meter are Ben Nghe ward in District 1 (the riverside CBD core), Thu Thiem ward in Thu Duc City (the new central business district), and Thao Dien ward in Thu Duc City (the premier expat enclave).
In these most expensive neighborhoods of Ho Chi Minh City, typical condo prices range from 120 million to 400 million VND per square meter (roughly $4,700 to $15,600 USD), with luxury branded residences and prime riverfront units commanding the upper end of that range.
Each of these premium areas in Ho Chi Minh City commands top prices for distinct reasons:
- Ben Nghe ward (District 1): Scarce supply of new projects combined with proximity to the Saigon River and the city's financial center.
- Thu Thiem ward (Thu Duc City): Masterplanned new CBD with modern infrastructure, iconic architecture, and direct views of the old District 1 skyline.
- Thao Dien ward (Thu Duc City): Established expat community with top international schools like BIS, IS HCMC, and TAS within walking distance.
Which areas in Ho Chi Minh City have the most affordable property prices in 2026?
As of early 2026, the most affordable property areas in Ho Chi Minh City are Binh Tan District (especially An Lac and Binh Tri Dong wards), District 12 (particularly Dong Hung Thuan ward), Binh Chanh District (notably Vinh Loc A area), and parts of Hoc Mon District near industrial zones.
In these budget-friendly neighborhoods of Ho Chi Minh City, condo prices typically range from 30 million to 55 million VND per square meter (roughly $1,200 to $2,200 USD), making them accessible entry points for first-time investors.
However, each of these affordable areas in Ho Chi Minh City comes with trade-offs that buyers should understand: Binh Tan offers the best value but has heavy traffic congestion during rush hours; District 12 has strong local renter demand but limited high-end amenities; Binh Chanh provides cheap land but patchy infrastructure and slower resale liquidity; and Hoc Mon has the lowest prices but thin transaction volumes and limited tenant pool for foreign-standard properties.
You can also read our latest analysis regarding housing prices in Ho Chi Minh City.
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 Ho Chi Minh City Offer the Best Rental Yields?
Which neighborhoods in Ho Chi Minh City have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods in Ho Chi Minh City with the highest gross rental yields are Truong Tho and Linh Tay wards in Thu Duc City (5.5% to 7.5%), Phu Thuan ward in District 7 (5% to 7%), Binh Tri Dong ward in Binh Tan District (6% to 8%), and Ward 22 in Binh Thanh District (4.5% to 6.5%).
Across Ho Chi Minh City as a whole, typical gross rental yields for investment condos range from 3% to 6%, with premium central areas like District 1 often yielding only 2.5% to 4% due to their high purchase prices relative to rents.
Each of these top-yielding neighborhoods in Ho Chi Minh City delivers higher returns for specific reasons:
- Truong Tho and Linh Tay (Thu Duc City): Lower entry prices combined with strong demand from young professionals working in the Hi-Tech Park and universities.
- Phu Thuan ward (District 7): Spillover tenant demand from Phu My Hung without the premium price tag of the master-planned core.
- Binh Tri Dong (Binh Tan): Very affordable purchase prices paired with consistent demand from local factory workers and young families.
- Ward 22 (Binh Thanh): CBD-adjacent location attracts both expat and local tenants while prices remain below District 1 levels.
Finally, please note that we cover the rental yields in Ho Chi Minh City here.
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Which Areas in Ho Chi Minh City Are Best for Long-Term Rentals?
Which neighborhoods in Ho Chi Minh City have the strongest demand for long-term tenants?
The neighborhoods in Ho Chi Minh City with the strongest long-term tenant demand are Ward 22 in Binh Thanh District, Thao Dien and An Phu wards in Thu Duc City, Tan Phong ward (Phu My Hung) in District 7, and the Truong Tho and Linh Tay corridor in Thu Duc City.
In these high-demand neighborhoods of Ho Chi Minh City, well-priced units typically rent within 7 to 14 days, compared to the citywide average of around 21 days, reflecting the depth of tenant interest in these locations.
Different tenant profiles drive demand in each of these Ho Chi Minh City neighborhoods:
- Ward 22 (Binh Thanh): CBD office workers and young expat professionals seeking modern amenities with river views.
- Thao Dien and An Phu (Thu Duc City): Expat families with children enrolled in nearby international schools.
- Tan Phong ward (Phu My Hung, District 7): Korean, Japanese, and Taiwanese families plus affluent Vietnamese seeking a quiet, organized lifestyle.
- Truong Tho and Linh Tay (Thu Duc City): Young Vietnamese professionals and university-related workers prioritizing affordability and Metro Line 1 access.
The key characteristic that makes these neighborhoods attractive to long-term tenants in Ho Chi Minh City is reliable connectivity: Ward 22 and Thao Dien benefit from Metro Line 1 stations, Phu My Hung offers self-contained amenities that reduce commuting needs, and the Thu Duc corridor provides easy access to the Hi-Tech Park and major universities.
Finally, please note that we provide a very granular rental analysis in our property pack about Ho Chi Minh City.
What are the average long-term monthly rents by neighborhood in Ho Chi Minh City in 2026?
As of early 2026, monthly rents in Ho Chi Minh City vary significantly by neighborhood, with premium CBD areas commanding 30 to 60 million VND per month for a standard 1-2 bedroom condo, while outer districts start from 8 to 15 million VND per month for similar units.
In the most affordable neighborhoods of Ho Chi Minh City like Binh Tan and District 12, entry-level apartments typically rent for 8 to 18 million VND per month (roughly $320 to $720 USD), making them accessible for local young professionals and small families.
In mid-range neighborhoods of Ho Chi Minh City like Ward 22 (Binh Thanh) and the Truong Tho area of Thu Duc City, typical 1-2 bedroom condos rent for 15 to 30 million VND per month (roughly $600 to $1,200 USD), offering a balance between quality and affordability.
In the most expensive neighborhoods of Ho Chi Minh City like Ben Nghe (District 1), Thu Thiem, and premium Thao Dien buildings, high-end apartments command 30 to 70 million VND per month (roughly $1,200 to $2,800 USD), with luxury river-view units reaching even higher.
You may want to check our latest analysis about the rents in Ho Chi Minh City here.
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Which Are the Up-and-Coming Areas to Invest in Ho Chi Minh City?
Which neighborhoods in Ho Chi Minh City are gentrifying and attracting new investors in 2026?
As of early 2026, the neighborhoods in Ho Chi Minh City that are gentrifying and attracting new investors include Truong Tho ward in Thu Duc City, Linh Tay and Linh Trung wards near the Hi-Tech Park, Phu Thuan ward in District 7, and parts of District 4 near the riverfront.
These gentrifying neighborhoods in Ho Chi Minh City have experienced annual price appreciation of 8% to 15% recently, driven by improving infrastructure and growing tenant demand from young professionals.
Which areas in Ho Chi Minh City have major infrastructure projects planned that will boost prices?
The areas in Ho Chi Minh City with major infrastructure projects expected to boost property prices are the Metro Line 1 corridor (from District 1 through Binh Thanh to Thu Duc City), the Ring Road 3 connectivity zone in the eastern districts, and the Long Thanh Airport corridor stretching toward Dong Nai Province.
The specific projects reshaping these areas include Metro Line 1 which began commercial operations in late 2024 connecting Ben Thanh to Suoi Tien, the Ring Road 3 expressway scheduled for 2026 completion improving suburban connectivity, and Long Thanh International Airport with Phase 1 targeting 2026 completion to handle 25 million passengers annually.
Historically in Ho Chi Minh City, properties within a 10-minute walk of completed metro stations have seen price premiums of 15% to 25% compared to similar properties further away, and this "metro effect" is already visible along the Line 1 corridor.
You'll find our latest property market analysis about Ho Chi Minh City 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 Ho Chi Minh City Should I Avoid as a Property Investor?
Which neighborhoods in Ho Chi Minh City with lots of problems I should avoid and why?
The neighborhoods in Ho Chi Minh City that present significant challenges for property investors include parts of Pham Ngu Lao ward in District 1 (the backpacker zone), oversupplied mid-market condo clusters in outer Binh Chanh, and flood-prone micro-locations scattered across various districts.
Each of these problematic areas in Ho Chi Minh City has specific issues that investors should understand:
- Pham Ngu Lao ward (District 1): High density of older walk-up buildings, noise complaints, tenant churn, and uncertain resale value given the short-term rental ban.
- Outer Binh Chanh clusters: Too many similar towers competing for the same tenant pool, leading to rent cuts and vacancy risk.
- Flood-prone micro-locations: Street-level drainage issues that affect livability during rainy season and hurt both rental appeal and resale.
For these areas in Ho Chi Minh City to become viable investment options, Pham Ngu Lao would need urban renewal and clearer regulations on its hospitality use, Binh Chanh would need better transport links and employment nodes nearby, and flood-prone streets would require significant drainage infrastructure upgrades from the city government.
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 Ho Chi Minh City.
Which areas in Ho Chi Minh City have stagnant or declining property prices as of 2026?
As of early 2026, the areas in Ho Chi Minh City most at risk of price stagnation include ultra-premium Thu Thiem trophy towers where prices may have outrun rental fundamentals, investor-heavy condo clusters facing new anti-speculation policy pressure, and remote outer-ring developments without clear demand drivers.
These at-risk segments in Ho Chi Minh City have seen price growth slow to 0% to 3% in some cases, compared to the citywide average of 8% to 10%, as buyers become more selective amid tighter credit conditions.
The underlying causes of price weakness vary by area in Ho Chi Minh City:
- Trophy Thu Thiem towers: Prices jumped 30% to 50% in 2024-2025, but rents did not keep pace, creating yield compression that makes investors cautious.
- Investor-heavy clusters: Vietnam's January 2026 anti-speculation tax discussions and central bank credit tightening may reduce marginal buyer demand.
- Remote outer-ring projects: Lack of transport links, employment centers, or tenant demand leads to thin liquidity and price stagnation.
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Which Areas in Ho Chi Minh City Have the Best Long-Term Appreciation Potential?
Which areas in Ho Chi Minh City have historically appreciated the most recently?
The areas in Ho Chi Minh City that have appreciated most strongly over the past five to ten years are the eastern corridor (now Thu Duc City, including the former District 2 and District 9), the southern ring (District 7 and adjacent Nha Be), and the CBD core (District 1 riverside wards).
Each of these high-performing areas in Ho Chi Minh City has achieved significant appreciation:
- Thu Duc City (East): Approximately 15% to 25% annual appreciation in prime pockets like Thao Dien and Thu Thiem over the past five years.
- District 7 (South): Roughly 10% to 15% annual gains in established Phu My Hung and surrounding wards.
- District 1 (CBD): About 8% to 12% annual appreciation, with luxury riverside projects outperforming older stock.
The main driver of above-average appreciation in these areas of Ho Chi Minh City has been the combination of infrastructure investment (particularly Metro Line 1), severely constrained new supply due to legal bottlenecks, and sustained demand from both wealthy Vietnamese buyers and foreign investors seeking legal, bankable projects.
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 Ho Chi Minh City.
Which neighborhoods in Ho Chi Minh City are expected to see price growth in coming years?
The neighborhoods in Ho Chi Minh City expected to see the strongest price growth in coming years are Ward 22 and adjacent areas in Binh Thanh District, the "mid-band" Thu Duc wards like Truong Tho and Linh Tay, and District 7's Phu Thuan and Tan Thuan Tay wards near established Phu My Hung.
Projected annual price growth for these high-potential Ho Chi Minh City neighborhoods varies by risk profile:
- Ward 22 (Binh Thanh): Expected 8% to 12% annual growth, benefiting from Metro Line 1 walkability and CBD spillover.
- Truong Tho and Linh Tay (Thu Duc City): Projected 10% to 15% annual appreciation as they catch up to premium Thao Dien pricing.
- Phu Thuan and Tan Thuan Tay (District 7): Anticipated 6% to 10% annual gains from Phu My Hung gravity without paying peak prices.
The single most important catalyst expected to drive future price growth in these Ho Chi Minh City neighborhoods is the full operational maturity of Metro Line 1 combined with continued infrastructure expansion (Ring Road 3, Long Thanh Airport), which will fundamentally improve connectivity and unlock value in well-positioned areas.
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 Ho Chi Minh City?
Which areas in Ho Chi Minh City do local residents consider the most desirable to live?
The areas in Ho Chi Minh City that local residents consider most desirable to live are Da Kao and Tan Dinh wards in District 1 (established central neighborhoods), Ben Nghe ward in District 1 (prestige riverside CBD), and Ward 22 in Binh Thanh (modern high-rises with river views and landmark status).
Each of these locally-preferred areas in Ho Chi Minh City is valued for specific qualities:
- Da Kao and Tan Dinh (District 1): Historic charm, walkable streets, established local businesses, and scarce landed housing that signals status.
- Ben Nghe (District 1): Prestige address, proximity to Nguyen Hue Walking Street, luxury retail, and the city's financial center.
- Ward 22 (Binh Thanh): Modern Vinhomes Central Park towers, Landmark 81 views, and the lifestyle appeal of a newer, amenity-rich environment.
The typical resident demographic in these locally-desired Ho Chi Minh City areas includes affluent Vietnamese business owners and executives, established professional families, and successful entrepreneurs who prioritize prestige and convenience over pure investment returns.
Local preferences in Ho Chi Minh City often align with foreign investor targets in prime areas like District 1 and Binh Thanh, but locals also value established "old money" neighborhoods like Tan Dinh and Da Kao where foreigners rarely buy due to limited condo stock and complex landed property regulations.
Which neighborhoods in Ho Chi Minh City have the best reputation among expat communities?
The neighborhoods in Ho Chi Minh City with the best reputation among expat communities are Thao Dien and An Phu wards in Thu Duc City, Tan Phong ward (Phu My Hung core) in District 7, and Ward 22 in Binh Thanh District near Vinhomes Central Park.
Expats prefer these Ho Chi Minh City neighborhoods for specific reasons:
- Thao Dien and An Phu (Thu Duc City): Walkable streets with Western cafes, international grocery stores, and direct access to top schools like BIS and IS HCMC.
- Tan Phong (Phu My Hung, District 7): Clean, organized, master-planned environment with Korean and Japanese community infrastructure.
- Ward 22 (Binh Thanh): Modern towers with pools and gyms, easy CBD access, and a mix of expat and local professionals.
The typical expat profile in Thao Dien includes European and American families with school-age children, while Phu My Hung attracts Korean, Japanese, and Taiwanese families seeking a quieter lifestyle, and Binh Thanh draws young expat professionals and couples who want convenience without the premium Thao Dien price tag.
Which areas in Ho Chi Minh City do locals say are overhyped by foreign buyers?
The areas in Ho Chi Minh City that locals commonly say are overhyped by foreign buyers are ultra-luxury Thu Thiem trophy towers, premium branded residences in District 1 with international developer names, and some newer Thao Dien projects marketed heavily to overseas investors.
Locals believe these areas in Ho Chi Minh City are overvalued for specific reasons:
- Thu Thiem trophy towers: Prices jumped dramatically but rental income does not match, making yields unattractive for actual investors.
- District 1 branded residences: International brand premiums of 20% to 40% that locals see as paying for a name rather than location value.
- Heavily-marketed Thao Dien projects: Overseas sales events inflate prices above what local buyers would pay for similar quality.
Foreign buyers typically value these areas for the perceived safety of international developer brands, the marketing narrative of "new CBD" status for Thu Thiem, and the comfort of buying in established expat neighborhoods, while locals focus more on practical factors like actual rental returns and resale liquidity to Vietnamese buyers.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Ho Chi Minh City.
Which areas in Ho Chi Minh City are considered boring or undesirable by residents?
The areas in Ho Chi Minh City that residents commonly consider boring or undesirable are outer Binh Chanh industrial-adjacent zones, some repetitive condo clusters in District 12 far from amenities, and remote parts of Hoc Mon and Cu Chi districts where urban life feels disconnected.
Residents find these Ho Chi Minh City areas boring or undesirable for specific reasons:
- Outer Binh Chanh: Long commutes, limited dining and entertainment options, and a "construction site" feel in developing zones.
- Remote District 12 clusters: Cookie-cutter towers with little neighborhood character and few walkable amenities.
- Hoc Mon and Cu Chi: Rural transition areas that lack the urban energy and convenience that define Ho Chi Minh City life.
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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 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 It's Authoritative | How We Used It |
|---|---|---|
| Cushman & Wakefield Vietnam | Global brokerage with consistent quarterly methodology and published market metrics. | We used their primary-market price levels and supply data as anchors for market positioning. We also cross-checked corridor supply concentration to validate our area picks. |
| Savills Vietnam | Long-standing global consultancy with local market coverage and published research. | We used their end-2025 price growth ranges to frame recent changes before January 2026. We also used their hotspot identification for the East and South corridors. |
| CBRE Vietnam | Top-tier global consultancy publishing standardized city figures and annual outlooks. | We used their Q3 2025 data to cross-check supply commentary and market temperature. We also used their outlook for big-picture demand drivers. |
| JLL Southeast Asia | Global consultancy publishing structured periodic market updates with metro impact analysis. | We used their market dynamics reports to triangulate narrative drivers and absorption trends. We also used their infrastructure impact data for Metro Line 1 effects. |
| Batdongsan.com.vn | Vietnam's largest property portal with structured listing data at ward and project level. | We used their January 2026 listing pages to ground neighborhood-level pricing. We also used project pages to compute realistic yield estimates. |
| Global Property Guide | International yield and price compilation with consistent cross-country methodology. | We used their city-level yield ranges as a sanity check for our neighborhood estimates. We also referenced their historical price data for appreciation trends. |
| Reuters | Top-tier wire service attributing market-moving statements to officials and formal meetings. | We used their January 2026 reporting on anti-speculation tax policies for risk context. We also used their central bank credit growth coverage for demand outlook. |
| Ho Chi Minh City Metro | Official project source for Metro Line 1 facts and operational status. | We used their confirmed opening date to justify infrastructure-driven price premiums. We also used station mapping for walkability analysis. |
| Vietnam National Authority of Tourism | Official government portal with monthly and annual visitor statistics. | We used their 2025 arrival figures to contextualize tourism-driven demand. We also used monthly trends to validate demand resilience heading into 2026. |
| Expat.com Vietnam | Community-driven platform with real expat experiences and neighborhood insights. | We used their district guides to understand expat preferences and tenant profiles. We also used community feedback to validate neighborhood reputations. |
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