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
If you're thinking about buying property in Quang Ninh to rent it out, this guide covers the practical numbers and legal realities you need to know in 2026.
We update this article regularly so the data stays fresh and relevant for foreign investors looking at the Ha Long area.
Quang Ninh's tourism boom makes it attractive, but the real question is whether the rental income actually works for you.
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 Quang Ninh.
Insights
- Gross rental yields in Ha Long typically range from 3.5% to 4.8%, but after taxes and fees, net yields drop to around 2.2% to 3.2% for long-term rentals.
- Short-term rental occupancy in Ha Long averages only 25% to 40% annually, meaning Airbnb-style income is highly seasonal and unpredictable.
- Foreigners in Quang Ninh are limited to owning apartments in eligible projects, with a cap of 30% of units per building going to foreign buyers.
- The best long-term rental yields in Quang Ninh are often found in mid-priced wards like Cao Xanh and Ha Khanh, not the premium bay-view towers.
- Vietnam is tightening short-term rental rules, and Ho Chi Minh City has already banned Airbnb in some residential buildings, signaling potential changes for Quang Ninh.
- A typical 50 square meter rental apartment in Ha Long costs between 2 million and 4.5 million VND per month to hold when occupied.
- Furnished apartments in Ha Long rent faster and command a premium, but coastal humidity means furniture and appliances wear out quickly.
- Student rental demand exists near Ha Long University campuses and in Uong Bi, offering an alternative to the saturated tourism-focused submarkets.
Can I legally rent out a property in Quang Ninh as a foreigner right now?
Can a foreigner own-and-rent a residential property in Quang Ninh in 2026?
As of early 2026, foreigners can legally own and rent out residential property in Quang Ninh, provided the unit falls within Vietnam's foreign ownership framework established by the Housing Law 2023.
The main ownership structure available to foreigners is purchasing apartments or condos in approved commercial housing projects, as buying landed houses is restricted to specific developments with strict quotas.
The most common limitation is the 30% cap on foreign ownership per apartment building, which means you may find that the unit you want is already sold out to foreign buyers.
If you're not a local, you might want to read our guide to foreign property ownership in Quang Ninh.
Do I need residency to rent out in Quang Ninh right now?
You do not need to be a resident of Vietnam to rent out your property in Quang Ninh, and many foreign owners manage their rentals remotely through local property managers.
However, you will need a Vietnamese tax identification number to legally collect rental income and file the required taxes on that income.
While not strictly required by law, having a local Vietnamese bank account makes it much easier to receive rent payments, pay utilities, and handle building fees.
Remote management is definitely feasible in Quang Ninh, but you should budget for a property manager who typically charges 8% to 12% of monthly rent for long-term rentals.
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What rental strategy makes the most money in Quang Ninh in 2026?
Is long-term renting more profitable than short-term in Quang Ninh in 2026?
As of early 2026, long-term renting in Quang Ninh generally delivers more stable and predictable net income, while short-term renting offers higher gross revenue potential but comes with significant risks from seasonality and tightening regulations.
A well-managed long-term rental in Ha Long might generate around 100 to 150 million VND per year (roughly 4,000 to 6,000 USD or 3,700 to 5,500 EUR), while a well-executed short-term rental could gross 150 to 200 million VND (6,000 to 8,000 USD or 5,500 to 7,400 EUR), though operating costs eat into that advantage.
Short-term renting tends to work best in waterfront locations like Bai Chay and Hung Thang where tourists want bay views and easy beach access, rather than in residential wards designed for local families.
What's the average gross rental yield in Quang Ninh in 2026?
As of early 2026, the average gross rental yield for residential apartments in Ha Long (Quang Ninh's main rental market) ranges from about 3.5% to 4.8% for long-term rentals.
The realistic range across most properties spans from around 3% in premium bay-view towers where purchase prices are high, up to about 5% in more affordable residential wards where prices have not outpaced rents.
Studios and one-bedroom apartments typically achieve the highest gross yields in Quang Ninh because they attract a broader tenant base of young professionals, students, and short-term corporate renters.
By the way, we have much more granular data about rental yields in our property pack about Quang Ninh.
What's the realistic net rental yield after costs in Quang Ninh in 2026?
As of early 2026, the average net rental yield for long-term rentals in Quang Ninh falls between 2.2% and 3.2% after accounting for all regular costs.
Most landlords in Ha Long experience net yields somewhere in this range, though short-term rental operators might see 3% to 4.2% net in good years, offset by much higher volatility and regulatory uncertainty.
The three biggest cost categories that reduce your gross yield in Quang Ninh are rental income taxes (around 10% of revenue for VAT and personal income tax combined), building management fees charged per square meter, and accelerated maintenance costs due to the coastal humidity that wears down furnishings faster than in inland cities.
You might want to check our latest analysis about gross and net rental yields in Quang Ninh.
What monthly rent can I get in Quang Ninh in 2026?
As of early 2026, typical monthly rents in Ha Long are around 6 to 7.5 million VND (240 to 300 USD or 220 to 275 EUR) for a studio, 7 to 10 million VND (280 to 400 USD or 260 to 370 EUR) for a one-bedroom, and 10 to 14 million VND (400 to 560 USD or 370 to 520 EUR) for a two-bedroom apartment.
A realistic entry-level rent for a decent studio in Ha Long starts around 5.5 million VND (220 USD or 200 EUR) per month in less central locations.
For a typical one-bedroom apartment in a good building with basic amenities, expect to charge between 7 and 10 million VND (280 to 400 USD or 260 to 370 EUR) monthly.
A standard two-bedroom apartment in a modern tower near Bai Chay or Hung Thang commands 10 to 14 million VND (400 to 560 USD or 370 to 520 EUR) per month, with premium bay-view units pushing higher.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Quang Ninh.
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 are the real numbers I should budget for renting out in Quang Ninh in 2026?
What's the total "all-in" monthly cost to hold a rental in Quang Ninh in 2026?
As of early 2026, the total monthly holding cost for a typical 50 square meter rental apartment in Ha Long runs between 2 million and 4.5 million VND (80 to 180 USD or 75 to 165 EUR) when occupied with a long-term tenant.
The realistic range spans from about 1.5 million VND for a basic unit with minimal management, up to 6.5 million VND (260 USD or 240 EUR) for a short-term rental operation that includes cleaning, supplies, and higher utility usage.
In Quang Ninh specifically, the building management fee charged per square meter is often the single largest recurring cost, with modern towers in Ha Long Marina and Bai Chay charging premium rates for their amenities and services.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Quang Ninh.
What's the typical vacancy rate in Quang Ninh in 2026?
As of early 2026, landlords in Ha Long should expect a vacancy rate of around 8% to 15% per year for long-term rentals, which translates to roughly one to two months of empty time annually.
You should budget for at least one month of vacancy per year in Quang Ninh because tenant turnover happens even in stable markets, and new competing supply keeps entering the tourism-heavy wards.
The main factor driving vacancy differences across Ha Long neighborhoods is whether the building attracts year-round residents or is filled with investment units competing for the same seasonal tourist pool.
The highest tenant turnover in Quang Ninh typically occurs after the Lunar New Year holiday period in February and March, when many renters relocate for work or return to their home provinces.
We have a whole part covering the best rental strategies in our pack about buying a property in Quang Ninh.
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Where do rentals perform best in Quang Ninh in 2026?
Which neighborhoods have the highest long-term demand in Quang Ninh in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Quang Ninh are Hong Gai (the commercial center of Ha Long), Cao Xanh-Ha Khanh (a growing residential corridor), and select parts of Bai Chay near daily amenities rather than purely tourist areas.
Families looking for long-term rentals in Quang Ninh tend to concentrate in Hong Gai, Hong Hai, and the Cao Xanh-Ha Khanh area because these neighborhoods offer schools, markets, and a more stable community feel.
Students create rental demand near Ha Long University's campuses in central Ha Long and in Uong Bi's Vang Danh area, making these quieter spots worth considering if you want consistent year-round tenants.
Expats and international professionals working in Quang Ninh typically prefer the newer towers in Bai Chay and Hung Thang near Ha Long Marina, where buildings offer modern layouts, furnished units, and English-speaking management.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Quang Ninh.
Which neighborhoods have the best yield in Quang Ninh in 2026?
As of early 2026, the three neighborhoods with the best rental yields in Quang Ninh are Cao Xanh, Ha Khanh, and parts of Hong Gai where purchase prices remain moderate relative to achievable rents.
These mid-priced residential wards in Ha Long can deliver gross yields in the 4% to 5% range, compared to 3% to 3.5% in the premium waterfront towers.
The main characteristic that allows these neighborhoods to outperform on yield is that property prices have not inflated as dramatically as in the tourist-branded bay-view developments, while rents remain competitive because tenants prioritize value and livability over views.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Quang Ninh.
Where do tenants pay the highest rents in Quang Ninh in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Quang Ninh are Bai Chay, Hung Thang (near Ha Long Marina), and premium waterfront locations in Hong Gai with modern high-rise buildings.
In these top-rent neighborhoods, a standard two-bedroom apartment typically commands 12 to 18 million VND per month (480 to 720 USD or 445 to 665 EUR), with exceptional bay-view units reaching even higher.
What makes these neighborhoods command premium rents is their combination of waterfront access, modern building operations with reliable elevators and security, and walkable proximity to Ha Long's best restaurants and entertainment.
The typical tenant profile in these highest-rent areas includes foreign managers on corporate contracts, Vietnamese executives relocated for tourism or port-related businesses, and lifestyle renters who prioritize the Ha Long Bay experience over cost savings.
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.
What do tenants actually want in Quang Ninh in 2026?
What features increase rent the most in Quang Ninh in 2026?
As of early 2026, the three property features that increase monthly rent the most in Quang Ninh are a direct or partial bay view, a building with reliable modern operations (working elevators, consistent security, responsive management), and effective humidity control systems like quality air conditioning and dehumidifiers.
A bay view alone can add a rent premium of 15% to 25% in Ha Long, which is why waterfront units in Bai Chay and Hung Thang consistently outperform inland apartments on rental income.
One commonly overrated feature in Quang Ninh is a swimming pool, as many tenants do not use building pools regularly and would rather save money on lower service fees than pay extra for amenities they ignore.
An affordable upgrade that delivers strong returns for landlords in Ha Long is installing a quality dehumidifier and ensuring the air conditioning system works well, because tenants will pay more and stay longer in units that feel comfortable despite the coastal humidity.
Do furnished rentals rent faster in Quang Ninh in 2026?
As of early 2026, furnished apartments in Ha Long typically rent about two to four weeks faster than unfurnished units because most tenants relocating to Quang Ninh for work or lifestyle reasons do not want to ship or buy furniture.
Furnished rentals in Quang Ninh generally command a rent premium of 10% to 20% over comparable unfurnished units, though landlords should factor in faster wear and replacement costs due to the humid coastal climate.
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How regulated is long-term renting in Quang Ninh right now?
Can I freely set rent prices in Quang Ninh right now?
Landlords in Quang Ninh have full freedom to set initial rent prices at whatever the market will bear, as Vietnam does not have rent control laws for standard private residential rentals.
Rent increases during a tenancy are also unregulated by law, though most lease contracts specify how and when rent can be adjusted, and landlords typically negotiate increases of 5% to 10% annually when renewing with existing tenants.
What's the standard lease length in Quang Ninh right now?
The standard lease length for residential rentals in Quang Ninh is 12 months, which is the most common arrangement for both local and foreign tenants in the Ha Long market.
Landlords in Quang Ninh typically require a security deposit of one to two months' rent, which translates to roughly 7 to 28 million VND (280 to 1,120 USD or 260 to 1,040 EUR) depending on the property.
The rules for returning security deposits are governed by the lease contract itself, and Vietnamese law requires landlords to return the deposit after deducting any legitimate damages, though disputes sometimes arise over what counts as normal wear.
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.
How does short-term renting really work in Quang Ninh in 2026?
Is Airbnb legal in Quang Ninh right now?
Airbnb-style short-term rentals exist in Quang Ninh, but the legal picture is not a simple yes or no because operating tourist accommodation triggers registration, guest reporting, and tax requirements that many hosts ignore.
If you want to operate legally, you should expect to register your property for tourist accommodation, report guest information to local authorities, and comply with fire safety standards, though the exact process varies by building and district.
There are currently no specific annual night limits in Quang Ninh like you see in some European cities, but Vietnam is clearly moving toward tighter short-term rental oversight, with Ho Chi Minh City already banning Airbnb in some residential buildings.
The most common consequence for operating a non-compliant short-term rental in Quang Ninh is building-level enforcement, where owners' committees or management companies restrict or ban short-term guests entirely, rather than government fines.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Quang Ninh.
What's the average short-term occupancy in Quang Ninh in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Ha Long is around 25% to 35%, reflecting the highly seasonal nature of tourism to Ha Long Bay.
The realistic range spans from about 20% for poorly-positioned or overpriced listings up to 45% for well-managed properties with strong reviews and competitive pricing.
The highest occupancy months in Quang Ninh are typically from April through August and during the Lunar New Year holiday period, when domestic and international tourists flock to Ha Long Bay.
The lowest occupancy months are usually November through February (excluding Tet), when cooler weather and fewer holidays reduce tourism demand significantly.
Finally, please note that you can find much more granular data about this topic in our property pack about Quang Ninh.
What's the average nightly rate in Quang Ninh in 2026?
As of early 2026, the average nightly rate for short-term rentals in Ha Long is approximately 1.2 million VND (48 USD or 44 EUR) for a typical entire-home apartment listing.
The realistic range covers most listings from about 600,000 VND (24 USD or 22 EUR) for basic studios to 2.5 million VND (100 USD or 93 EUR) for premium bay-view apartments with modern furnishings.
During peak season like summer holidays and Lunar New Year, nightly rates in Ha Long can jump 30% to 50% higher than off-season prices, meaning a unit that normally fetches 1 million VND might command 1.3 to 1.5 million VND per night.
Is short-term rental supply saturated in Quang Ninh in 2026?
As of early 2026, the short-term rental market in Ha Long's tourism core is approaching saturation, with average occupancy rates around 30% suggesting more supply than consistent demand can absorb.
The number of active short-term rental listings in Ha Long has been growing as new apartment buildings open and more investors chase the tourism opportunity, which puts pressure on pricing and occupancy for existing hosts.
The most oversaturated areas for short-term rentals in Quang Ninh are the waterfront towers in Bai Chay and Hung Thang, where many similar units compete for the same pool of tourists looking for bay views.
Areas with more room for new short-term rental supply include quieter residential wards like Cao Xanh and Hong Gai, where fewer investors have entered and longer-stay visitors seeking authentic local experiences may appreciate alternatives to the tourist zone.
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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 Quang Ninh, 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 matters | How we used it |
|---|---|---|
| Vietnam Housing Law 27/2023/QH15 | Primary national law governing housing ownership for foreigners. | We used it to confirm what foreigners can legally own and rent. We grounded our ownership structure explanations in this official text. |
| Batdongsan (Rentals) | Vietnam's largest property portal with high listing volume. | We extracted rental price ranges by apartment size and ward. We used listing patterns to identify demand hotspots in Ha Long. |
| Batdongsan (Sales) | Provides real asking prices for yield calculations. | We combined sale prices with rental data to calculate gross yields. We compared ward-level pricing to identify yield variations. |
| KPMG Vietnam | Big 4 firm with compliance-focused legal interpretation. | We cross-checked Housing Law concepts and practical implications. We used their analysis to explain mixed-use housing distinctions. |
| Airbtics | Dedicated short-term rental analytics provider. | We used their occupancy and nightly rate estimates as directional baselines. We applied conservative adjustments to their figures. |
| VNAT (Vietnam Tourism) | Government tourism authority with official visitor statistics. | We used tourism targets to support Quang Ninh's demand story. We factored visitor volumes into short-term rental saturation analysis. |
| Savills Vietnam | Major global real estate research firm with transparent reporting. | We used their Vietnam market context for broader perspective. We referenced their service fee explanations for cost estimates. |
| Circular 40/2021 (Tax Guidance) | Official Ministry of Finance guidance on rental taxation. | We confirmed tax rates that reduce gross to net yield. We used this to explain landlord tax obligations accurately. |
| Vietnam Law Magazine | Legal publication covering regulatory policy changes. | We used their HCMC coverage as a warning signal for Quang Ninh. We highlighted that short-term rental rules can tighten quickly. |
| EVN (Electricity) | Official utility source for electricity pricing in Vietnam. | We anchored utility cost estimates to their published tariffs. We kept assumptions conservative given usage variability. |
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.
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