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
Vietnam in 2026 offers expats a rare combination of affordable living, fast economic growth, and vibrant city life that few Southeast Asian destinations can match.
This guide covers everything you need to know about moving to Vietnam, from monthly budgets and visa options to neighborhoods, schools, and property ownership rules.
We constantly update this blog post to reflect the latest changes in Vietnam's regulations, costs, and expat landscape.
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 Vietnam.
Is Vietnam a good place to live in 2026?
Is quality of life getting better or worse in Vietnam in 2026?
As of early 2026, quality of life in Vietnam is on an improving trajectory for most expats, thanks to continued economic growth and expanding urban services.
The factor that has improved the most over the past two to three years is the rapid expansion of international-standard apartment buildings and modern retail infrastructure in Ho Chi Minh City and Hanoi, which means expats now have far more housing choices at various price points.
However, traffic congestion and air quality in Vietnam's largest cities remain persistent challenges that have not improved much, particularly during rush hours and dry season months when pollution levels spike.
So while daily conveniences keep getting better in Vietnam, you should expect the commute and occasional smog days to be part of the package.
Are hospitals good in Vietnam in 2026?
As of early 2026, hospital quality in Vietnam varies dramatically depending on whether you use public or private facilities, with private international hospitals generally meeting Western European standards while public hospitals can be crowded and have limited English support.
The hospitals expats most commonly recommend in Vietnam include Vinmec International Hospital (with locations in both Hanoi and Ho Chi Minh City) and FV Hospital in Ho Chi Minh City, both of which offer English-speaking staff and international-standard care.
A standard outpatient consultation at these expat-friendly private hospitals in Vietnam typically costs between 800,000 and 1,600,000 VND (roughly 32 to 64 USD or 30 to 60 EUR), with specialist visits costing more.
Because of these out-of-pocket costs and unpredictable emergency expenses, private health insurance is strongly recommended for expats living in Vietnam, especially if you want quick access to international-standard facilities without large surprise bills.
Are there any good international schools in Vietnam in 2026?
As of early 2026, Vietnam has a well-developed international school ecosystem with dozens of quality options in Ho Chi Minh City and Hanoi, and a smaller but growing selection in Da Nang.
The most reputable international schools among expat families in Ho Chi Minh City include International School Ho Chi Minh City (ISHCMC) and British International School Ho Chi Minh City, while in Hanoi, United Nations International School of Hanoi (UNIS) is a top choice.
Annual tuition fees at well-known international schools in Vietnam typically range from 375 million to 875 million VND (roughly 15,000 to 35,000 USD or 14,000 to 32,000 EUR), with variation depending on grade level and whether you include bus and activity fees.
Waitlists at the most in-demand schools in Vietnam can be real, especially for early years and mid-year enrollments, so you should plan to apply 6 to 12 months ahead if you are targeting top-tier schools, and note that public schools are generally not a viable option for expat children due to Vietnamese-language instruction.
Is Vietnam a dangerous place in 2026?
As of early 2026, Vietnam is generally a safe country for expats and residents, with low rates of violent crime compared to many Western countries and most regional peers.
The most common safety concerns expats should be aware of in Vietnam are petty theft (especially phone and bag snatching from motorbikes), traffic accidents on busy roads, and occasional tourist-targeted scams in popular areas.
The neighborhoods generally considered safest for expats in Vietnam include Thao Dien and Phu My Hung in Ho Chi Minh City, and Tay Ho (West Lake) in Hanoi, all of which have established expat communities, secure apartment buildings, and good street lighting.
Women can generally live alone safely in Vietnam, with standard precautions like choosing secure buildings, using ride-hailing apps at night instead of walking alone in poorly lit areas, and keeping valuables out of sight on the street.
Thinking of buying real estate in Vietnam?
Acquiring property in a different country is a complex task. Don't fall into common traps – grab our guide and make better decisions.
How much does everyday life cost in Vietnam in 2026?
What monthly budget do I need to live well in Vietnam in 2026?
As of early 2026, a single expat can live comfortably in Ho Chi Minh City on around 55 to 75 million VND per month (roughly 2,200 to 3,000 USD or 2,000 to 2,800 EUR), which covers a modern apartment, utilities, food, transport, and social activities.
For a more modest but decent lifestyle in Vietnam, a single person can manage on 35 to 50 million VND per month (roughly 1,400 to 2,000 USD or 1,300 to 1,850 EUR), especially in cities like Da Nang or by choosing a less central neighborhood in the big cities.
A more comfortable or upscale lifestyle in Vietnam, including a premium apartment, frequent dining out, gym membership, and weekend trips, typically requires 80 to 120 million VND per month for a couple (roughly 3,200 to 4,800 USD or 3,000 to 4,400 EUR).
The expense category that typically takes up the largest share of an expat budget in Vietnam is housing, but electricity costs can surprise newcomers because air conditioning in the tropical climate often pushes utility bills to 2 to 4 million VND per month during hot months.
What is the average income tax rate in Vietnam in 2026?
As of early 2026, a typical middle-income expat earning around 80 million VND gross per month in Vietnam can expect an effective personal income tax rate of roughly 12 to 18 percent after standard deductions, depending on their dependent situation and benefit structure.
Vietnam's personal income tax for residents uses progressive brackets ranging from 5 percent on the lowest taxable income up to 35 percent on income above 80 million VND per month, while non-residents pay a flat 20 percent on Vietnam-sourced employment income.
It is worth noting that Vietnam has a newly approved Personal Income Tax Law with changes taking effect from July 2026, so expats should monitor updates as implementation details become clearer.
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 kind of foreigners actually live in Vietnam in 2026?
Where do most expats come from in Vietnam in 2026?
As of early 2026, the largest expat communities in Vietnam come from China, South Korea, Taiwan, and Japan, reflecting the country's strong manufacturing and FDI ties with East Asian economies.
By the end of 2024, Vietnam had approximately 162,000 registered foreign workers from around 110 countries, making it one of Southeast Asia's more significant expat destinations.
The main reason expats from these top origin countries are drawn to Vietnam is the massive foreign direct investment in manufacturing and technology sectors, which requires experienced managers, engineers, and technical specialists from investor countries.
The expat population in Vietnam is predominantly working professionals rather than retirees or digital nomads, although the remote worker community has been growing steadily in cities like Da Nang and Ho Chi Minh City.
Where do most expats live in Vietnam in 2026?
As of early 2026, the top neighborhoods where expats concentrate in Vietnam include Thao Dien (in Thu Duc City, formerly District 2) and Phu My Hung (District 7) in Ho Chi Minh City, plus Tay Ho (West Lake) and Ciputra in Hanoi.
What makes these neighborhoods attractive to expats in Vietnam is the combination of modern apartment buildings, proximity to international schools, walkable streets with cafes and restaurants, and established English-speaking service ecosystems.
Emerging neighborhoods starting to attract more expats in Vietnam include Binh Thanh district in Ho Chi Minh City (offering lower rents with easy access to central areas) and Long Bien district in Hanoi (benefiting from new infrastructure and more affordable housing stock).
Are expats moving in or leaving Vietnam in 2026?
As of early 2026, the expat migration trend in Vietnam appears to be a net inflow, driven by continued strong economic growth and ongoing foreign investment in manufacturing and technology sectors.
The main factor driving expats to move to Vietnam right now is the combination of job opportunities in a fast-growing economy and a cost of living that allows for comfortable savings, especially compared to more expensive Asian hubs like Singapore or Hong Kong.
The main factor causing some expats to leave Vietnam recently is bureaucratic complexity around visa renewals and work permits, plus concerns about air quality and traffic in the major cities.
Compared to similar destinations in the region like Thailand or Malaysia, Vietnam's expat population trend shows stronger growth momentum tied to manufacturing investment, though it has a less developed retiree community.
Get fresh and reliable information about the market in Vietnam
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What paperwork do I need to move to Vietnam in 2026?
What visa options are popular in Vietnam in 2026?
As of early 2026, the three most popular visa types for expats moving to Vietnam are the e-visa (for initial entry and short stays), the employer-sponsored work visa with work permit, and the business visa for those with local company sponsorship.
The main eligibility requirements for the work permit route in Vietnam include having a valid passport, a job offer from a Vietnamese employer, relevant qualifications or experience documentation, a health certificate, and a criminal background check from your home country.
Vietnam does not currently have a dedicated digital nomad visa, but the government has proposed a "Golden Visa" program with a 5-year talent visa option for skilled professionals, though implementation details are still being finalized.
The e-visa for Vietnam is valid for up to 90 days with single or multiple entries, while work permits are typically issued for 1 to 2 years and can be renewed with continued employer sponsorship and updated documentation.
How long does it take to get residency in Vietnam in 2026?
As of early 2026, the typical processing time to obtain a work permit and temporary residence card in Vietnam is around 4 to 10 weeks from start to finish, though the official processing windows are much shorter once your complete dossier is submitted.
Common factors that can delay the residency application process in Vietnam include incomplete document legalization, missing apostilles or consular authentication, slow employer paperwork, and backlogs at local labor departments during busy periods.
To become eligible for permanent residency in Vietnam, an expat must typically live continuously in the country for at least 5 years on temporary residence cards, demonstrate stable income and housing, and meet Vietnamese language requirements, though permanent residency remains rare for foreigners.
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.
How hard is it to find a job in Vietnam in 2026?
Which industries are hiring the most in Vietnam in 2026?
As of early 2026, the top three industries hiring the most in Vietnam are manufacturing and supply chain operations (driven by continued FDI), technology and digital services (including software development and e-commerce), and finance and professional services (especially in shared service centers).
It is realistic for expats to get hired in Vietnam without speaking Vietnamese if you target multinational companies, export-oriented businesses, or international schools, though knowing the local language significantly expands your options for local company roles.
The types of roles most accessible to foreign job seekers in Vietnam include senior management and director positions, technical specialists in engineering or IT, English teachers at international schools and language centers, and country managers for regional or global companies.
What salary ranges are common for expats in Vietnam in 2026?
As of early 2026, typical expat salaries in Vietnam range from 60 million to 250 million VND per month gross (roughly 2,400 to 10,000 USD or 2,200 to 9,200 EUR), with significant variation depending on industry, seniority, and whether the package includes housing or schooling allowances.
For entry-level or mid-level expat positions in Vietnam, salaries typically range from 60 to 120 million VND per month (roughly 2,400 to 4,800 USD or 2,200 to 4,400 EUR), common for roles like mid-level specialists, teachers, and junior managers.
For senior or specialized expat roles in Vietnam, salaries typically range from 150 to 300 million VND per month or higher (roughly 6,000 to 12,000 USD or 5,500 to 11,000 EUR), particularly for director-level positions, country managers, and niche technical leadership.
Employers in Vietnam commonly sponsor work visas for foreign hires in legitimate expert, manager, and technical roles, because the system is specifically designed around employer-backed work permits with defined qualification categories.
Get to know the market before buying a property in Vietnam
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
What's daily life really like for expats in Vietnam right now?
What do expats love most about living in Vietnam right now?
The top things expats love most about living in Vietnam include the exceptional convenience of daily services (food delivery, ride-hailing, and affordable household help), the strong value for money that allows comfortable living on moderate incomes, and the energetic pace of city life with endless dining and social options.
The lifestyle benefit most frequently praised by expats in Vietnam is the food culture, with incredibly cheap and delicious street food, vibrant coffee shop scenes, and a growing selection of international restaurants in the major cities.
The practical advantage expats appreciate most in Vietnam is how affordable it is to access services that would be luxuries elsewhere, like having a regular cleaner, eating out daily, or getting a massage several times a week without straining the budget.
The social and cultural aspect that makes Vietnam particularly enjoyable for expats is the warmth and friendliness of Vietnamese people, combined with the lively street life and the sense that you are in a country that is rapidly changing and full of opportunity.
What do expats dislike most about life in Vietnam right now?
The top complaints expats have about living in Vietnam include the intense traffic and road safety risks (especially motorbike accidents), the heat and humidity that make air conditioning a daily necessity, and the occasional frustration with bureaucratic processes that can feel slow or opaque.
The daily inconvenience that frustrates expats the most in Vietnam is the traffic congestion during rush hours in Ho Chi Minh City and Hanoi, where a 5-kilometer commute can easily take 45 minutes and requires constant vigilance for unpredictable motorbike movements.
The bureaucratic issue that causes the most headaches for expats in Vietnam is the work permit and visa renewal process, which involves multiple government agencies, document legalization, and can require leaving the country if timing goes wrong.
These common frustrations are generally manageable for most expats who stay in Vietnam, as the benefits in cost of living, lifestyle, and career opportunities tend to outweigh the daily annoyances once you adapt to the rhythm of life here.
What are the biggest culture shocks in Vietnam right now?
The biggest culture shocks expats experience when moving to Vietnam include the constant noise and density of street life (construction, honking, vendors), the indirect communication style in workplaces where "saving face" matters, and the different standards for building maintenance and humidity management in apartments.
The social norm that surprises newcomers the most in Vietnam is the communal approach to personal space and questions, where colleagues or acquaintances may ask about your salary, age, or marital status in ways that would feel intrusive in Western cultures.
The aspect of daily routines that takes the longest for expats to adjust to in Vietnam is the early morning schedule, where many locals start their day at 5 or 6 AM with exercise or breakfast, and some businesses open and close earlier than Western expats expect.
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.
Can I buy a home as a foreigner in Vietnam in 2026?
Can foreigners legally own property in Vietnam in 2026?
As of early 2026, foreign property ownership in Vietnam is allowed but restricted, meaning you can own certain types of residential property but not the land itself, which remains under state ownership.
The specific restrictions that apply to foreigners buying property in Vietnam include ownership caps of up to 30 percent of apartments in any single condominium building and up to 250 landed houses per ward-level administrative area, plus a maximum ownership term of 50 years (renewable).
Foreigners in Vietnam can own apartments, condominiums, villas, and townhouses within licensed commercial housing development projects, but cannot own standalone land plots or individual homes outside of approved projects.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Vietnam.
What is the average price per m² in Vietnam in 2026?
As of early 2026, the average price per square meter for residential property in Vietnam varies significantly by city, with Ho Chi Minh City central areas averaging around 70 to 140 million VND per m² (roughly 2,800 to 5,600 USD or 2,600 to 5,200 EUR) and Hanoi primary market prices averaging around 55 to 120 million VND per m² (roughly 2,200 to 4,800 USD or 2,000 to 4,400 EUR).
Property prices in Vietnam have been trending upward over the past two to three years, with CBRE reporting that central Ho Chi Minh City apartment prices reached approximately 92 million VND per m² in late 2025, and Hanoi seeing even sharper increases driven by limited supply in popular districts.
Want to know more? We give you all the details you need about the housing prices in Vietnam here.
Also, you'll find our latest property market analysis about Vietnam here.
Do banks give mortgages to foreigners in Vietnam in 2026?
As of early 2026, mortgage availability for foreigners in Vietnam is limited and paperwork-heavy, with most Vietnamese banks requiring legal residency, a valid work permit, and proof of local income before considering foreign applicants.
The banks known to offer mortgages to foreigners in Vietnam include international institutions like HSBC Vietnam and Standard Chartered Vietnam, which have more experience handling foreign applicant documentation and international income verification.
Typical mortgage conditions for foreigners in Vietnam include down payments of 30 to 50 percent (loan-to-value ratios of 50 to 70 percent), interest rates ranging from 5.5 to 9 percent annually depending on fixed periods and bank conditions, and maximum loan terms of around 15 years.
To qualify for a mortgage in Vietnam, foreigners typically need a valid residence permit or work permit, proof of stable local income through employment contracts or business registration, bank statements for the past 6 to 12 months, and the property's ownership certificate documentation.
You can also read our latest update about mortgage and interest rates in Vietnam.
Buying real estate in Vietnam can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 Vietnam, 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 |
|---|---|---|
| National Statistics Office (NSO) | Vietnam's official statistics agency for GDP, inflation, and labor data. | We used it to anchor economic conditions and job momentum going into 2026. We then cross-checked expat-relevant claims against private salary surveys. |
| PwC Tax Summaries | A widely used technical reference updated for cross-border taxpayers. | We used it to translate Vietnam's PIT rules into expat-friendly examples. We cross-checked with the new PIT law briefing for 2026 changes. |
| CBRE Vietnam | A top-tier real estate consultancy with transparent quarterly reporting. | We used it to anchor rent and property price expectations in Ho Chi Minh City. We triangulated it with Savills for market trend validation. |
| Savills Vietnam | A major global real estate firm publishing formal market briefs. | We used it to cross-check price movements and supply constraints. We translated findings into neighborhood guidance for expats. |
| Vietnam Immigration Department | The national immigration portal with official processing times and fees. | We used it as the definitive reference for e-visa processing and fees. We built practical timelines around work permits from this baseline. |
| Vietnam National Portal | An official government portal summarizing foreign work permit rules. | We used it to anchor the official processing timeline for work permits. We added practical buffers based on documentation realities. |
| Global Peace Index 2025 | The standard global comparative peace and safety index. | We used it as a high-level benchmark for Vietnam's safety profile. We paired it with UK and US travel advice for practical risk focus. |
| US State Department | An official government risk advisory with practical safety notes. | We used it to identify common issues like petty crime and road safety. We cross-checked with UK travel advice for consistency. |
| Michael Page Vietnam | A major recruitment firm publishing structured salary benchmarks. | We used it to estimate plausible expat salary ranges by industry. We cross-checked directionally with Robert Walters data. |
| EVN (Electricity of Vietnam) | The national electricity utility publishing official tariff tables. | We used it to estimate realistic utility costs for expat budgets. We combined it with rent estimates for total housing costs. |
| Freshfields | A top international law firm summarizing actual law references. | We used it to explain foreign ownership restrictions and land pricing rules. We cross-referenced with housing law coverage in business press. |
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.