Authored by the expert who managed and guided the team behind the Laos Property Pack
Yes, the analysis of Vientiane's property market is included in our pack
You want to buy an apartment in Vientiane and rent it out, but you are not sure what kind of return you can actually expect once all the costs are factored in.
This guide breaks down everything you need to know about rental yields in Vientiane, from gross and net returns to which neighborhoods and apartment types perform best in 2026.
We constantly update this blog post with the latest data, so you always have a clear and current picture of what the Vientiane rental market really looks like.
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 Vientiane.
What rental yields can I realistically get from an apartment in Vientiane?
What's the average gross rental yield for apartments in Vientiane as of 2026?
As of early 2026, the average gross rental yield for apartments in Vientiane sits around 7.5%, which is a solid baseline for foreign investors entering this market.
That said, realistic gross yields in Vientiane typically range from about 6% to 9%, depending on the property you buy and where you buy it.
The biggest factor that swings yields in Vientiane is whether you overpay for "luxury" finishes that tenants simply will not pay a premium for, since the expat and local professional tenant pools here are price-sensitive and care more about reliable utilities and good air-conditioning than marble countertops.
Compared to other Southeast Asian capitals like Bangkok or Hanoi, Vientiane offers higher gross yields on average because purchase prices remain relatively low while rental demand from expats, NGO workers, and diplomatic staff keeps rents stable.
What's the average net rental yield for apartments in Vientiane as of 2026?
As of early 2026, the average net rental yield for apartments in Vientiane is around 5%, which is what most investors end up with after all costs are paid.
In practice, net yields in Vientiane range from about 4% to 6%, depending on how efficiently you manage your property and how well you control costs like vacancy and maintenance.
The single biggest expense that eats into your gross yield in Vientiane is the 10% rental income tax, which the Lao government applies to rental earnings and which you cannot avoid if you want to operate legally and maintain clean paperwork for future resale.
By the way, you will find much more detailed data in our property pack covering the real estate market in Vientiane.
What's the typical rent-to-price ratio for apartments in Vientiane in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Vientiane is around 0.65% per month, which translates to roughly 7.8% gross annually.
Most apartment transactions in Vientiane fall within a rent-to-price ratio range of 0.55% to 0.80% per month, or about 6.6% to 9.6% per year in gross terms.
The highest rent-to-price ratios in Vientiane tend to show up in smaller units like studios and one-bedrooms located in central districts such as Chanthabouly and Sisattanak, where tenant demand is strong but purchase prices have not yet spiked as much as in the most "premium" micro-locations.
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How much rent can I charge for an apartment in Vientiane?
What's the typical tenant budget range for apartments in Vientiane right now?
In early 2026, typical tenant budgets for renting an apartment in Vientiane range widely from about 3 million to 20 million LAK per month (roughly $140 to $925 USD, or €120 to €785 EUR), depending on whether you are targeting local professionals or expats.
Tenants looking for mid-range apartments in Vientiane usually budget around 8 million to 14 million LAK per month (approximately $370 to $650 USD, or €315 to €550 EUR), which gets them a furnished one or two-bedroom unit with reliable utilities.
For high-end or luxury apartments in Vientiane, tenants typically budget 18 million to 40 million LAK per month (roughly $830 to $1,850 USD, or €705 to €1,570 EUR), especially embassy staff, international NGO workers, or senior expat executives who need premium finishes and services.
We have a blog article where we update the latest data about rents in Vientiane here.
What's the average monthly rent for a 1-bed apartment in Vientiane as of 2026?
As of early 2026, the average monthly rent for a one-bedroom apartment in Vientiane is around $550 USD (approximately 11.9 million LAK or €470 EUR).
Entry-level one-bedroom apartments in Vientiane rent for about $400 to $480 USD per month (8.6 million to 10.4 million LAK, or €340 to €410 EUR), and these are typically older buildings with basic furnishing and simpler air-conditioning in districts like Sikhottabong.
Mid-range one-bedroom apartments in Vientiane rent for about $500 to $600 USD per month (10.8 million to 13 million LAK, or €425 to €510 EUR), offering better fit-out, reliable internet, backup power, and good access to central areas like Chanthabouly or Sisattanak.
High-end one-bedroom apartments in Vientiane rent for about $650 to $750 USD per month (14 million to 16.2 million LAK, or €550 to €640 EUR), featuring serviced-apartment style amenities, modern finishes, and prime locations near embassies or the Mekong riverfront.
What's the average monthly rent for a 2-bed apartment in Vientiane as of 2026?
As of early 2026, the average monthly rent for a two-bedroom apartment in Vientiane is around $800 USD (approximately 17.3 million LAK or €680 EUR).
Entry-level two-bedroom apartments in Vientiane rent for about $600 to $700 USD per month (13 million to 15.1 million LAK, or €510 to €595 EUR), typically in older buildings with standard furnishing but decent size, often found in areas slightly outside the central core.
Mid-range two-bedroom apartments in Vientiane rent for about $750 to $900 USD per month (16.2 million to 19.4 million LAK, or €640 to €765 EUR), offering good air-conditioning, consistent water and power, parking, and security, which is what most expat families and couples look for.
High-end two-bedroom apartments in Vientiane rent for about $950 to $1,100 USD per month (20.5 million to 23.8 million LAK, or €810 to €935 EUR), with premium finishes, modern kitchens, and locations in popular expat areas like Sisattanak or near the That Luang area.
What's the average monthly rent for a 3-bed apartment in Vientiane as of 2026?
As of early 2026, the average monthly rent for a three-bedroom apartment in Vientiane is around $1,400 USD (approximately 30.2 million LAK or €1,190 EUR).
Entry-level three-bedroom apartments in Vientiane rent for about $1,000 to $1,200 USD per month (21.6 million to 25.9 million LAK, or €850 to €1,020 EUR), often in older stock outside the most central districts, with basic furnishing but enough space for families.
Mid-range three-bedroom apartments in Vientiane rent for about $1,300 to $1,600 USD per month (28.1 million to 34.6 million LAK, or €1,105 to €1,360 EUR), offering good build quality, multiple air-conditioning units, parking, and locations in family-friendly areas of Saysettha or Chanthabouly.
High-end three-bedroom apartments in Vientiane rent for about $1,700 to $2,000 USD per month (36.7 million to 43.2 million LAK, or €1,445 to €1,700 EUR), typically serviced apartments or premium condo units near embassies, international schools, or the Mekong riverfront, catering to diplomatic staff and senior executives.
How fast do well-priced apartments get rented in Vientiane?
In early 2026, a well-priced apartment in Vientiane typically finds a tenant within two to six weeks, which is relatively fast for this market.
Vacancy rates for apartments in Vientiane hover around 8% to 15% depending on location and pricing, with overpriced or poorly located units sometimes sitting empty for two to four months or longer.
The main factors that help apartments rent faster in Vientiane are reliable air-conditioning, stable electricity and water supply, furnished move-in ready condition, and proximity to central districts where expats and NGO workers cluster, since these tenants often need to relocate quickly and will not wait for repairs or upgrades.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost in Vientiane.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Laos 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 apartment type gives the best yield in Vientiane?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Vientiane as of 2026?
As of early 2026, studios and one-bedroom apartments in Vientiane typically offer the best rental yields, outperforming larger units in terms of return on investment.
Gross rental yields by apartment type in Vientiane generally look like this: studios achieve around 7.5% to 9.5%, one-bedrooms around 6.5% to 8.5%, two-bedrooms around 6% to 8%, and three-bedrooms around 5% to 7%.
The main reason smaller units outperform in Vientiane is that the tenant pool for studios and one-bedrooms is much broader, including single expat professionals, NGO workers on short assignments, and young local professionals, while three-bedroom units appeal only to a narrow niche of families on expat packages who often negotiate harder on rent.
Which features are best if you want a good yield for your apartment in Vientiane?
The features that most positively impact rental yield in Vientiane are reliable air-conditioning with good insulation, backup power or a generator connection, furnished and move-in-ready condition, strong internet, and secure parking, because tenants in this hot and sometimes power-unstable city will pay a premium for comfort and reliability.
In Vientiane, mid-floor apartments tend to rent faster and command slightly higher rents than ground floor or top floor units, because ground floors raise security concerns while top floors can get uncomfortably hot without excellent insulation.
Apartments with balconies or outdoor space do rent somewhat faster in Vientiane, particularly among expat tenants who value outdoor living, but the rent premium is usually modest unless the balcony offers a Mekong river or city view.
Building features like elevators, a concierge or security guard, and covered parking do help justify higher rents in Vientiane, especially for expat tenants, but you need to watch out for service charges eating into your net yield if these amenities push fees too high.
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Which neighborhoods give the best rental demand for apartments in Vientiane?
Which neighborhoods have the highest rental demand for apartments in Vientiane as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Vientiane are Chanthabouly (the central core), Sisattanak (popular for expats), Saysettha (around the Patuxai and That Luang area), and Sikhottabong (near airport access).
The main demand driver in these Vientiane neighborhoods is proximity to embassies, international organizations, and central business areas, which is where the expat and NGO worker tenant pool concentrates and where reliable utilities and services are most available.
In these high-demand districts of Vientiane, well-priced apartments typically rent within two to four weeks, and vacancy rates tend to stay below 10% for units that are properly furnished and maintained.
One emerging neighborhood gaining rental demand momentum in Vientiane is the area around Ban Phonsinuan and the outer edges of Saysettha, where newer developments are attracting younger professionals and expats who want modern amenities at slightly lower rents than the most central locations.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Vientiane.
Which neighborhoods have the highest yields for apartments in Vientiane as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Vientiane are central-but-not-premium pockets of Sisattanak and Saysettha, where tenant demand stays strong but purchase prices have not spiked as much as in the most "status" micro-locations.
In these top-yielding Vientiane neighborhoods, gross rental yields typically range from 7% to 9%, compared to 5.5% to 7% in the most expensive areas where purchase prices are inflated.
The main reason these neighborhoods offer higher yields is that rents track tenant budgets (which are relatively uniform across central Vientiane), but purchase prices vary much more based on developer marketing, building prestige, and location status, so buying slightly outside the most "premium" spots gets you similar rent at a lower acquisition cost.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Laos. 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.
Should I do long-term rental or short-term rental in Vientiane?
Is short-term rental legal for apartments in Vientiane as of 2026?
As of early 2026, short-term rental in Vientiane is legal but falls under regulated "accommodation business" rules, meaning you may need to comply with hotel, guesthouse, or daily room service standards depending on how your operation is classified.
The main legal restrictions for operating a short-term rental apartment in Vientiane include registering your accommodation activity, meeting government standards for guest services, and ensuring your condominium building rules actually permit short-term letting, since many buildings restrict or prohibit it.
For Airbnb-style rentals in Vientiane, you should expect to register with local authorities, potentially obtain a business license for accommodation services, and comply with reporting requirements that apply to guesthouses and similar establishments under Lao law.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Vientiane.
What's the gross yield difference short-term vs long-term in Vientiane in 2026?
As of early 2026, short-term rentals in Vientiane can generate gross yields roughly 2 to 5 percentage points higher than long-term rentals, but only if you achieve strong occupancy and manage the property well.
For apartments in Vientiane, long-term rentals typically yield 6% to 9% gross, while short-term rentals can achieve 8% to 12% gross in favorable conditions, though this requires consistent bookings and a location that tourists or short-stay business travelers actually want.
The main additional costs that reduce short-term rental net yields in Vientiane are platform and marketing fees (often 15% to 20% of revenue), frequent cleaning and turnover expenses, higher furnishing wear and replacement costs, and periods of low occupancy during off-peak seasons.
To outperform a long-term rental in Vientiane, a short-term rental typically needs to maintain at least 60% to 70% occupancy throughout the year, which can be challenging given the relatively small tourist market compared to cities like Bangkok or Hanoi.
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What costs will eat into my net yield for an apartment in Vientiane?
What are building service charges as a % of rent in Vientiane as of 2026?
As of early 2026, typical building service charges for apartments in Vientiane run around 12% of monthly rent, which translates to roughly $50 to $100 USD (1.1 million to 2.2 million LAK, or €43 to €85 EUR) for most mid-range units.
The realistic range of service charges in Vientiane spans from about 8% to 18% of rent (roughly $35 to $150 USD, 750,000 to 3.2 million LAK, or €30 to €130 EUR), with smaller units hit harder because many fees are fixed regardless of apartment size.
In Vientiane, services that justify higher-than-average charges include backup generator access (critical given occasional power instability), 24-hour security guards, elevator maintenance, and swimming pool or gym facilities in the newer serviced-apartment style buildings.
What annual maintenance budget should I assume for an apartment in Vientiane right now?
A reasonable annual maintenance budget for an apartment in Vientiane is around 0.8% of the property value, which works out to roughly $680 USD (14.7 million LAK, or €580 EUR) for a typical $85,000 apartment.
The realistic range for annual maintenance costs in Vientiane is 0.5% to 1.0% of property value (roughly $425 to $850 USD, 9.2 million to 18.4 million LAK, or €360 to €720 EUR), with older buildings and properties with more appliances sitting at the higher end.
The most common maintenance expenses apartment owners face in Vientiane are air-conditioning servicing and replacement (critical in this hot climate), water heater repairs, plumbing issues related to water pressure, and repainting between tenants to address humidity and mold damage.
What property taxes should I expect for an apartment in Vientiane as of 2026?
As of early 2026, the main property-related tax for apartment investors in Vientiane is the rental income tax, which is set at 10% of your rental earnings and represents the largest tax drag on your net yield.
Depending on your rental income level and any additional document or stamp fees, total tax-related costs in Vientiane can range from about 10% to 12% of your gross rental income (roughly $660 to $950 USD, 14.3 million to 20.5 million LAK, or €560 to €810 EUR per year on a typical $550/month rent).
Property taxes in Vientiane are calculated based on your declared rental income, not on property value, which means you pay tax on what you actually earn from tenants rather than on an assessed valuation of your apartment.
There are no widely available exemptions or reductions for foreign apartment owners in Vientiane, so you should plan to pay the full rental income tax if you want to stay compliant and maintain clean paperwork for any future sale.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Vientiane.
How much does landlord insurance cost for an apartment in Vientiane in 2026?
As of early 2026, typical annual landlord insurance for an apartment in Vientiane costs around $200 to $250 USD (4.3 million to 5.4 million LAK, or €170 to €215 EUR), covering basic contents and liability protection.
The realistic range of landlord insurance costs in Vientiane spans from about $150 to $350 USD per year (3.2 million to 7.6 million LAK, or €130 to €300 EUR), depending on coverage level, apartment value, and whether you add extras like loss-of-rent coverage.
What's the typical property management fee for apartments in Vientiane as of 2026?
As of early 2026, typical property management fees for apartments in Vientiane run around 8% to 10% of collected rent, which works out to roughly $45 to $55 USD per month (970,000 to 1.2 million LAK, or €38 to €47 EUR) on a $550 monthly rent.
The realistic range of property management fees in Vientiane is 8% to 12% of rent (roughly $45 to $80 USD, 970,000 to 1.7 million LAK, or €38 to €68 EUR per month), with higher fees for short-term rental management or properties requiring more hands-on attention.
Standard property management services in Vientiane typically include tenant sourcing, rent collection, maintenance coordination, periodic property inspections, and handling tenant communications, which is essential for overseas owners who cannot manage day-to-day issues themselves.
We made this infographic to show you how property prices in Laos 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 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 Vientiane, 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 |
|---|---|---|
| IMF (2025 Article IV Staff Concluding Statement) | It's the IMF's official macro assessment for Laos, widely used as a baseline. | We used it to frame the 2026 economic backdrop and explain why rents and occupancy can swing with inflation and currency pressures in Vientiane. |
| World Bank (Lao Economic Monitor, Dec 2025) | The World Bank regularly publishes Laos macro diagnostics and forecasts. | We used it to anchor the early 2026 economic context. We also used it to justify conservative assumptions on rent growth versus inflation. |
| PwC Worldwide Tax Summaries | It's a widely used professional tax reference that's updated regularly. | We used it to estimate the rental income tax drag on net yield. We also used it to benchmark our tax assumptions against a recognized source. |
| Lao Trade Portal (Law on Income Tax No. 67/NA) | It's an official government portal that publishes legal texts and summaries. | We used it to ground the discussion of income-tax obligations. We used it as the official-law anchor for the tax treatment discussed. |
| RentLaos | It's a local specialist portal with detailed listings including unit sizes and rents. | We used it to build a bottom-up view of rent by unit type. We connected rents to plausible sizes, which matters for service-charge estimates. |
| AgentLaos | It's a local inventory source showing current asking rents and locations. | We used it to cross-check asking rent levels for early 2026. We also pulled real neighborhood names that appear in the Vientiane market. |
| AsiaVillas (FazWaz group) | It's a large regional marketplace publishing medians from listing inventory. | We used it as a market-based reference point for purchase prices. We used it to anchor our price assumptions for yield calculations. |
| Numbeo | It transparently shows ranges, sample sizes, and update timing. | We used it as a secondary cross-check for rent and price ranges. We verified that our listing-based assumptions are not off-market. |
| Global Property Guide | It's a known cross-country property dataset with explicit methodology. | We used it as a top-down check on yield benchmarks. We triangulated it against our bottom-up rent and price calculations. |
| Tilleke & Gibbins | It's a top-tier regional law firm known for careful regulatory analysis. | We used it to frame how condo ownership and operations work in practice. We flagged that building rules can affect leasing and short-term rental. |
| FAOLEX (Law on Enterprises) | It's a long-running UN/FAO legal repository for official texts. | We used it to ground basic definitions of accommodation categories. We explained what category short-term rental can be interpreted as. |
| Lao Ministry of Industry & Commerce (Hotel Standards) | It's a government-hosted standards document for accommodation businesses. | We used it to support the point that accommodation is a regulated category. We informed the short-term rental legality discussion. |
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