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
Quang Ninh in early 2026 is essentially two markets in one: a tourism-driven coastal zone around Ha Long Bay and an industrial-port corridor that stretches toward the Chinese border.
For foreign buyers, the most practical path is purchasing apartments in approved commercial housing projects, since landed property involves more complex land-use rights structures.
This guide breaks down where the best yields are, which neighborhoods are gaining momentum, and which areas you should avoid.
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.
What's the Current Real Estate Market Situation by Area in Quang Ninh?
Which areas in Quang Ninh have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Quang Ninh are Bai Chay ward in Ha Long City, Hung Thang ward near Ha Long Marina, and the Tuan Chau peninsula with its resort villa developments.
In these premium Quang Ninh locations, apartment prices typically range from 40 to 70 million VND per square meter, while villas and townhouses in resort compounds can reach 80 to 140 million VND per square meter of built area.
Each of these high-priced areas commands a premium for different reasons:
- Bai Chay ward: dense tourism infrastructure with beach access, restaurants, and the largest stock of modern condos
- Hung Thang ward: newer masterplan-style developments around the marina with better layouts for foreign buyers
- Tuan Chau peninsula: scarcity-driven pricing with branded resort villas, though resale liquidity is thinner
Which areas in Quang Ninh have the most affordable property prices in 2026?
As of early 2026, the most affordable areas in Quang Ninh for residential property are Cam Pha City (especially Cam Trung and Cam Tay wards), Dong Trieu Town, Uong Bi's peripheral wards, and non-waterfront pockets of Quang Yen.
In these budget-friendly Quang Ninh neighborhoods, typical prices range from 16 to 35 million VND per square meter, which is less than half of what you would pay in Ha Long's prime tourist zones.
The main trade-off in these lower-priced areas is distance from tourism demand: Cam Pha and Dong Trieu are coal-mining and manufacturing towns with limited visitor traffic, Uong Bi serves mainly as a commuter base, and outer Quang Yen relies on industrial employment rather than second-home buyers.
You can also read our latest analysis regarding housing prices in Quang Ninh.
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 Quang Ninh Offer the Best Rental Yields?
Which neighborhoods in Quang Ninh have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods in Quang Ninh with the highest gross rental yields are Quang Yen's industrial-adjacent areas (5.5% to 8%), central Mong Cai wards like Tran Phu (5% to 7.5%), and Uong Bi's core-adjacent residential zones (5% to 7%).
Across Quang Ninh as a whole, typical gross rental yields range from about 3% in premium Ha Long tourist wards to 8% in industrial corridor towns where purchase prices remain moderate relative to steady rental demand.
The reason these top-yielding Quang Ninh neighborhoods outperform is straightforward:
- Quang Yen industrial belt: year-round factory and port employment keeps tenant demand stable while entry prices stay moderate
- Mong Cai border trade zone: service workers and traders need housing regardless of tourism seasonality
- Uong Bi commuter areas: families and workers seeking affordable housing near Ha Long create consistent demand
Finally, please note that we cover the rental yields in Quang Ninh here.
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Which Areas in Quang Ninh Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Quang Ninh perform best on Airbnb in 2026?
As of early 2026, the top-performing Airbnb neighborhoods in Quang Ninh are Bai Chay ward in Ha Long City (highest visitor traffic), Hung Thang ward near Ha Long Marina (newer condo stock), and select pockets around Cai Rong town in Van Don near the Ao Tien port.
In these best-performing Quang Ninh short-term rental areas, top properties can generate monthly revenues of around 50 to 70 million VND during peak season, though the province-wide average is closer to 50 million VND (roughly $2,400 USD) with occupancy averaging only about 25%.
Here is what makes each of these neighborhoods stand out for vacation rentals:
- Bai Chay ward: walkable to Ha Long Bay attractions, cruise departures, and the densest restaurant cluster
- Hung Thang ward: modern buildings with elevators and security that meet international guest expectations
- Cai Rong (Van Don): benefits from new infrastructure openings and proximity to island tourism
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Quang Ninh.
Which tourist areas in Quang Ninh are becoming oversaturated with short-term rentals?
The main tourist area in Quang Ninh showing signs of short-term rental oversaturation is Bai Chay ward, which is the epicenter of Ha Long tourism and where most new condo buildings have launched STR-focused units.
Bai Chay ward alone accounts for a significant share of Quang Ninh's approximately 2,125 active short-term rental listings, with new buildings continuously adding supply as investors copy the same vacation rental strategy.
The clearest indicator of oversaturation in Bai Chay is the gap between marketing promises and actual performance: province-wide occupancy sits at only about 25%, meaning hosts compete through discounts outside of holiday peaks, and "peak season math" used to justify purchase prices rarely materializes year-round.
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 Areas in Quang Ninh Are Best for Long-Term Rentals?
Which neighborhoods in Quang Ninh have the strongest demand for long-term tenants?
The neighborhoods in Quang Ninh with the strongest long-term tenant demand are Quang Yen's industrial-adjacent zones, central Mong Cai wards serving border trade workers, Uong Bi's family housing areas, and Cam Pha's residential wards near mining and port operations.
In these high-demand Quang Ninh rental markets, well-priced units typically find tenants within two to four weeks, compared to tourist-focused areas where off-season vacancies can stretch for months.
The tenant profiles driving demand vary by neighborhood:
- Quang Yen: factory workers and port employees on 12 to 36 month contracts
- Mong Cai: cross-border traders, customs workers, and service industry staff
- Uong Bi: families and commuters working in Ha Long who want lower housing costs
- Cam Pha: mining company employees and logistics workers with stable local jobs
The key characteristic making these neighborhoods attractive to long-term tenants is proximity to stable employment rather than tourism amenities, which means rental demand continues even when visitor numbers drop.
Finally, please note that we provide a very granular rental analysis in our property pack about Quang Ninh.
What are the average long-term monthly rents by neighborhood in Quang Ninh in 2026?
As of early 2026, average long-term monthly rents in Quang Ninh range from about 4 million VND in affordable industrial towns to 12 million VND or more in Ha Long's modern condo wards.
In the most affordable neighborhoods like Cam Pha and outer Uong Bi, entry-level apartments and houses typically rent for 4 to 7 million VND per month.
In mid-range neighborhoods like central Mong Cai and Quang Yen, a decent two-bedroom unit usually rents for 5 to 10 million VND per month depending on furnishing and exact location.
In the premium Ha Long wards of Bai Chay and Hung Thang, modern one-bedroom condos rent for 5 to 8 million VND monthly, while typical two-bedroom units command 7 to 13 million VND per month.
You may want to check our latest analysis about the rents in Quang Ninh here.
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Which Are the Up-and-Coming Areas to Invest in Quang Ninh?
Which neighborhoods in Quang Ninh are gentrifying and attracting new investors in 2026?
As of early 2026, the neighborhoods in Quang Ninh attracting the most new investor interest are Hung Thang ward in Ha Long (continued modern residential development), Cai Rong town in Van Don (benefiting from economic zone infrastructure), and industrial-adjacent pockets of Quang Yen (less glamorous but with deepening rental demand).
These gentrifying Quang Ninh neighborhoods have generally seen price appreciation in the range of 8% to 15% annually over recent years, though gains are uneven and depend heavily on actual infrastructure delivery rather than just announcements.
Which areas in Quang Ninh have major infrastructure projects planned that will boost prices?
The areas in Quang Ninh with the most significant infrastructure projects underway are the Van Don Special Economic Zone (around Cai Rong town and Ao Tien port), the Quang Yen industrial corridor connecting to Hai Phong, and Ha Long City's expanding urban transport network.
In Van Don specifically, the provincial government inaugurated and broke ground on 15 projects worth $87 million USD in late 2025, covering utilities, roads, and technical infrastructure that directly serve real estate development.
Historically in Quang Ninh, areas where major infrastructure actually opens (not just gets announced) have seen price jumps of 15% to 30% within two to three years, though investors should focus on delivered projects rather than "future storyline" marketing.
You'll find our latest property market analysis about Quang Ninh 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 Quang Ninh Should I Avoid as a Property Investor?
Which neighborhoods in Quang Ninh with lots of problems I should avoid and why?
The main property types and areas in Quang Ninh that investors should generally avoid include resort-condotel products with unclear legal or operational structures, oversupplied short-term rental zones in Bai Chay, and pure land-plot speculation far from actual end-user demand.
Here are the specific problems affecting each:
- Resort-condotel products: pooled income programs often have fuzzy contractual terms and unrealistic occupancy assumptions
- Bai Chay ward oversupply: too many investors chasing the same STR strategy, leading to price competition and weak yields
- Remote land plots: early 2026 policy signals target speculation, and these plots lack real tenants to support value
For these areas to become viable, resort-condotels would need clearer legal frameworks and realistic income disclosures, Bai Chay would need demand to catch up with supply (unlikely in the short term), and speculative land would need actual infrastructure delivery and end-user interest to materialize.
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 Quang Ninh.
Which areas in Quang Ninh have stagnant or declining property prices as of 2026?
As of early 2026, the areas in Quang Ninh with the most stagnant or declining property prices are non-core inland outskirts (parts of outer Quang Yen and peripheral communes), ultra-premium resort villa segments where buyer pools are thin, and speculative land plots far from employment or tourism nodes.
These stagnating Quang Ninh areas have seen price growth of essentially 0% to negative 5% over the past two to three years, as the 2026 credit tightening and anti-speculation policy direction has cooled investor appetite.
Here are the main causes of stagnation in each area:
- Outer Quang Yen communes: no clear tenant base and not on the tourist path, so neither rental demand nor resale interest materializes
- Ultra-premium villas: buyer pool depends on the next wave of investors rather than end-users, and liquidity disappears when credit tightens
- Remote land plots: "future storyline" marketing cannot sustain prices when actual infrastructure and jobs remain distant
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Which Areas in Quang Ninh Have the Best Long-Term Appreciation Potential?
Which areas in Quang Ninh have historically appreciated the most recently?
The areas in Quang Ninh that have appreciated the most over the past five to ten years are Ha Long's modern condo wards (Bai Chay and Hung Thang), select Van Don project zones near delivered infrastructure, and Quang Yen pockets benefiting from industrial expansion.
Here is the approximate appreciation these top-performing areas have achieved:
- Bai Chay and Hung Thang wards: roughly 80% to 120% total appreciation over the past decade, driven by tourism growth and condo supply
- Van Don (Cai Rong area): approximately 50% to 90% appreciation since airport and road openings, though highly project-dependent
- Quang Yen industrial-adjacent: around 40% to 70% appreciation as factory employment deepened rental and purchase demand
The main driver behind this above-average appreciation was the overlap of tourism growth, new financeable housing stock, and infrastructure that actually opened, rather than just announcements or speculation.
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 Quang Ninh.
Which neighborhoods in Quang Ninh are expected to see price growth in coming years?
The neighborhoods in Quang Ninh expected to see the strongest price growth over the coming years are Hung Thang ward in Ha Long, Cai Rong and Ao Tien-linked areas in Van Don, and Quang Yen's industrial-adjacent micro-zones.
Here are the projected growth rates for each high-potential neighborhood:
- Hung Thang ward: estimated 6% to 10% annual growth as modern residential supply attracts both tenants and buyers
- Van Don (Cai Rong/Ao Tien): projected 8% to 12% annually, but only for areas with delivered infrastructure, not just marketing
- Quang Yen industrial belt: expected 5% to 8% steady growth as factory employment continues expanding
The most important catalyst driving future price growth in these Quang Ninh neighborhoods is dual demand, meaning areas that have both tourism or lifestyle appeal and stable employment or infrastructure, rather than relying on just one speculative narrative.
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 Quang Ninh?
Which areas in Quang Ninh do local residents consider the most desirable to live?
The areas that local Quang Ninh residents consider most desirable to live are Ha Long's established residential wards outside the noisiest tourist strips, Uong Bi's core areas with city conveniences, and central Cam Pha for those working in nearby industries.
Here is what makes each area appealing to locals:
- Ha Long residential wards: close to schools, hospitals, and services without the congestion of peak tourist zones
- Uong Bi core: affordable city living with good transport links to Ha Long for commuters
- Central Cam Pha: practical housing near stable mining and logistics employment
These locally-preferred areas are typically home to middle-class Vietnamese families, government employees, and workers in stable industries who prioritize convenience and affordability over bay views or resort amenities.
Local preferences in Quang Ninh often differ from what foreign investors target: locals value schools, commute times, and practical services, while foreigners tend to focus on tourism-driven zones with rental income potential but higher prices and more competition.
Which neighborhoods in Quang Ninh have the best reputation among expat communities?
The neighborhoods in Quang Ninh with the best reputation among expats are Bai Chay ward and Hung Thang ward in Ha Long, where modern housing stock, tourism-friendly services, and international-standard apartments are most available.
Here is why expats prefer these neighborhoods:
- Bai Chay ward: English is more commonly spoken, international restaurants are nearby, and serviced apartments exist
- Hung Thang ward: newer buildings with better layouts, elevators, and security that meet foreign expectations
The expat profile in these Quang Ninh neighborhoods typically includes tourism industry workers, foreign teachers, remote workers attracted by Ha Long Bay's scenery, and retirees seeking affordable coastal living with reasonable amenities.
Which areas in Quang Ninh do locals say are overhyped by foreign buyers?
The areas in Quang Ninh that locals commonly say are overhyped by foreign buyers are trophy resort villa segments on Tuan Chau, some heavily-marketed condotel projects in Bai Chay, and speculative land plots in Van Don sold on "future potential" rather than current fundamentals.
Here is why locals believe these areas are overvalued:
- Tuan Chau villas: prices depend on finding the next investor rather than genuine end-user demand or rental income
- Bai Chay condotels: marketing promises rarely match actual occupancy, and many units sit empty off-season
- Van Don speculative plots: infrastructure announcements drive prices up before anything is actually built or occupied
What foreign buyers typically see in these areas that locals do not value as highly is the appeal of owning a piece of "Ha Long Bay" or "special economic zone" branding, which commands a premium internationally but does not translate into local rental demand or practical resale options.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Quang Ninh.
Which areas in Quang Ninh are considered boring or undesirable by residents?
The areas in Quang Ninh that residents commonly consider boring or undesirable are far-out, low-service residential zones in outer communes that lack both tourism appeal and stable employment anchors.
Here is why residents find these areas unappealing:
- Outer Quang Yen communes: few shops, restaurants, or services, and long commutes to anywhere interesting
- Peripheral Dong Trieu: limited nightlife or entertainment, and primarily agricultural or small-industry character
- Remote Van Don parcels: marketed to investors but with no actual community, schools, or daily conveniences nearby
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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's Authoritative | How We Used It |
|---|---|---|
| Quang Ninh Provincial People's Council (Resolution 100/2025) | It's the province's official baseline land price schedule for taxes and administrative valuations. | We used it to anchor floor land values street-by-street. We then compared it with market asking prices to estimate realistic transaction ranges. |
| Batdongsan.com.vn | It's Vietnam's largest property portal with deep, searchable location-level listing data. | We used it to sample asking prices and rents per square meter by wards and projects. We then applied a conservative negotiation discount to estimate transaction prices. |
| AirDNA | AirDNA is a major global short-term rental data provider with consistent methodology. | We used it for baseline occupancy, ADR, and revenue metrics for vacation rentals. We then converted those into investor-friendly yield ranges. |
| Government of Vietnam (Housing Law 27/2023) | This is the official government portal hosting the primary legal text on housing. | We used it to explain what a foreign individual can legally buy in Vietnam. We then translated those rules into practical Quang Ninh guidance. |
| Government of Vietnam (Land Law 31/2024) | It's the official publication channel for Vietnam's Land Law. | We used it to explain why land ownership works differently than in many countries. We also used it to frame foreign buyer limitations on landed property. |
| Quang Ninh Government Portal | It's the official provincial publication citing the Department of Tourism. | We used it to quantify tourism momentum driving short-term rental demand. We then connected tourism growth to where STR supply is expanding. |
| VOVWorld | VOV is Vietnam's national broadcaster reporting official targets and outcomes. | We used it to identify where infrastructure is concretely happening in Van Don. We then ranked micro-areas near delivered infrastructure higher than speculative zones. |
| The Investor | It's a recognized Vietnam business outlet reporting industrial development with figures. | We used it to support the jobs-engine thesis around the port and industrial belt. We then connected that to more stable long-term rental strategies. |
| Reuters | Reuters is a top-tier global newswire with rigorous sourcing and fact-checking. | We used it to frame national-level policy risk affecting liquidity and price growth. We also used it to explain why 2026 may be more selective for buyers. |
| Ha Long Tourism Portal | It's a local tourism authority portal publishing consolidated visitor figures and targets. | We used it to cross-check headline visitor counts for 2025 and 2026 momentum. We treated it as corroboration alongside official provincial releases. |
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