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
Yes, rental yields in Vietnam can be attractive, but results vary dramatically by location and property type.
We constantly update this post to reflect the latest market data across Vietnam's major cities.
And if you're planning to buy property here, you may want to download our pack covering Vietnam's real estate market.
Insights
- Vietnam's average gross rental yield sits around 4.0% in early 2026, but investors can find 5% to 6% in districts like District 10 or Tân Bình in Ho Chi Minh City.
- The gap between gross and net yields typically runs 1.5 to 2.0 percentage points—a 4% gross often translates to just 2.0% to 2.5% net.
- Hanoi's serviced apartment segment shows around 14% vacancy, a warning that premium expat-focused units can sit empty longer.
- HCMC generally delivers higher yields than Hanoi, averaging around 4.2% gross compared to Hanoi's 3.5%.
- Studios and one-bedroom apartments consistently outperform larger units on yield-per-square-meter.
- Metro Line 1 in HCMC, now operational, is supporting rental demand in Thủ Đức and along the Ben Thanh to Suoi Tien corridor.
- Vietnam's recurring property tax burden remains low, with modest land use tax rates that barely dent net yields.
- Prime lifestyle districts like Thảo Điền often yield only 3.2% to 3.5% gross as prices have outpaced rental growth.
- A realistic vacancy buffer is around 1.5 months per year, roughly 12.5% of annual rental income.
- Long Thanh Airport's opening is creating early rent support in eastern HCMC corridors and Thu Duc City.
What are the rental yields in Vietnam as of 2026?
What's the average gross rental yield in Vietnam as of 2026?
As of early 2026, the average gross rental yield across Vietnam's residential market sits at approximately 4.0%—landlords typically collect about VND 40 million annually for every VND 1 billion of property value.
Most residential properties fall within a 3.5% to 4.5% range, varying significantly by city and neighborhood.
Vietnam's 4.0% average is roughly in line with other Southeast Asian markets, though slightly lower than regional neighbors where property prices haven't climbed as aggressively.
The single biggest factor influencing gross yields is the rapid appreciation of property prices in Hanoi and HCMC, which has compressed yields even as rents have grown modestly.
What's the average net rental yield in Vietnam as of 2026?
As of early 2026, the average net rental yield in Vietnam is approximately 2.3%—what landlords keep after vacancy, maintenance, fees, and taxes.
The typical gross-to-net gap runs 1.5 to 2.0 percentage points, meaning nearly half of gross income can disappear into operating costs.
Vacancy is the largest single expense eroding gross yield, especially for furnished units targeting expats or properties in less liquid neighborhoods.
Most investment properties deliver net yields in the 2.0% to 3.0% range, with the lower end in premium areas and the upper end in well-located, mass-market apartments.
You will find much more detailed rent ranges in our property pack covering Vietnam's real estate market.
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 yield is considered "good" in Vietnam in 2026?
A gross rental yield of 5.0% or higher is generally considered "good" by local investors, as it meaningfully exceeds big-city averages of 3.5% to 4.2%.
That 5% gross mark separates average-performing properties from high-performing ones, signaling you've found a neighborhood where prices haven't outrun rents, a unit type renters want, and manageable vacancy risk.
How much do yields vary by neighborhood in Vietnam as of 2026?
The spread in gross rental yields between highest and lowest neighborhoods can be 3 to 4 percentage points—from around 2% in premium lifestyle areas to nearly 6% in working-class districts with strong renter demand.
Highest-yield neighborhoods have dense employment, good transport links, and moderate purchase prices: District 10, Tân Bình, or District 4 in HCMC, and Đống Đa and Cầu Giấy in Hanoi.
Lowest-yield neighborhoods are premium lifestyle zones like Thảo Điền in District 2, Tây Hồ, and Ba Đình, where investors pay a prestige premium that rents don't fully offset.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Vietnam.
How do rental yields vary by property type in Vietnam as of 2026?
Apartments and condos typically deliver gross yields of 3.5% to 4.8%, townhouses achieve 4.0% to 6.0%, and villas sit at 2.5% to 4.0%.
Townhouses often outperform apartments on gross yield because their price-per-square-meter is lower while rental demand from families remains solid.
Villas deliver the lowest yields—their high purchase prices and narrower tenant pool make them harder to rent consistently.
The key difference is renter pool size: apartments have the broadest demand, townhouses attract families, and villas appeal to a small, high-end segment.
You might want to read: What rental yields can you expect for a house in Vietnam?
What's the typical vacancy rate in Vietnam as of 2026?
The estimated average residential vacancy rate is approximately 8% for standard long-term rentals—roughly one month empty per year.
Vacancy ranges from about 5% in tight, renter-hot micro-areas up to 12% or higher in premium expat-dependent segments or for oversized units.
The main factor driving vacancy is proximity to employment centers and transport links—areas near offices, universities, and metro stations fill faster.
You will have all the indicators you need in our property pack covering Vietnam's real estate market.
What's the rent-to-price ratio in Vietnam as of 2026?
The average rent-to-price ratio is approximately 0.33% monthly (4.0% annually)—a VND 3 billion property would typically rent for around VND 10 million per month.
A ratio above 0.4% monthly (roughly 5% annually) is considered favorable for buy-to-let investors—essentially your gross rental yield as a monthly figure.
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 neighborhoods and micro-areas in Vietnam give the best yields as of 2026?
Where are the highest-yield areas in Vietnam as of 2026?
The top highest-yield areas are District 10 and Tân Bình in HCMC, along with Đống Đa in Hanoi—all consistently delivering gross yields above 5%.
In these districts, investors can expect 5.0% to 6.0% gross, with some one-bedroom units in District 10 reaching close to 5.9% and Tân Bình around 5.7%.
These areas share dense renter demand (professionals, students, workers), good transport access, and property prices that haven't inflated to premium levels.
You'll find detailed analysis of high-profitability areas in our property pack covering Vietnam's real estate market.
Where are the lowest-yield areas in Vietnam as of 2026?
Lowest-yield neighborhoods include Thảo Điền (District 2) and District 9 in HCMC, plus Ba Đình and Tây Hồ in Hanoi, where premium pricing compresses returns.
Gross yields in these areas typically fall to 2.0% to 3.5%, with some larger District 9 units at 2.2% and Tây Hồ around 2.6% to 3.5%.
Yields are compressed because property prices climbed sharply on lifestyle appeal, but rents haven't kept pace.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Vietnam.
Which areas have the lowest vacancy in Vietnam as of 2026?
Neighborhoods with lowest vacancy include Cầu Giấy and Đống Đa in Hanoi, plus Tân Bình and Bình Thạnh in HCMC—strong employment nodes keep units filled.
Landlords here typically experience vacancy of just 5% to 7%—properties sit empty for roughly three to four weeks per year.
The demand driver is proximity to major job centers, universities, and convenient transport.
The trade-off: strong demand means higher purchase prices, so while you'll rarely have an empty unit, your gross yield may be slightly compressed.
Which areas have the most renter demand in Vietnam right now?
Strongest renter demand is in Cầu Giấy in Hanoi (major employment hub), Thủ Đức in HCMC (universities and Hi-Tech Park), and Bình Thạnh (close-in access to central HCMC).
The renter profile is young local professionals aged 25 to 35, often in tech, manufacturing, or services, prioritizing commute convenience over prestige.
Rental listings in these neighborhoods typically get filled within two to four weeks.
If you want to optimize your cashflow, read our complete guide on how to buy and rent out in Vietnam.
Which upcoming projects could boost rents and rental yields in Vietnam as of 2026?
Top infrastructure projects expected to boost rents: HCMC's Metro Line 1 (now operational), Long Thanh International Airport (opening early 2026), and Hanoi's metro expansion including Nhon to Cầu Giấy.
Neighborhoods likely to benefit: Thủ Đức, Bình Thạnh, and An Phú along the HCMC metro corridor; eastern HCMC near Long Thanh; and Cầu Giấy and Hà Đông in Hanoi near new stations.
Expect rent increases of 5% to 15% in directly served micro-areas within one to two years of completion, strongest for units within walking distance of stations.
You'll find our latest property market analysis about Vietnam here.
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What property type should I buy for renting in Vietnam as of 2026?
Between studios and larger units in Vietnam, which performs best in 2026?
Studios and one-bedroom apartments outperform larger units in yield and occupancy, thanks to their broader renter pool and faster turnover.
Studios typically yield around 4.5% to 5.5% gross (roughly VND 90 to 110 million, USD 3,600 to 4,400, or EUR 3,300 to 4,100 annually on a VND 2 billion property), while larger three-bedrooms often fall to 3.0% to 4.0%.
Vietnam's renter base is dominated by young professionals and couples needing affordable, convenient housing rather than large family spaces.
One scenario where larger units win: targeting expat families or corporate leases in premium districts like District 2 or Tây Hồ, where tenants pay higher absolute rents and sign longer leases.
What property types are in most demand in Vietnam as of 2026?
Modern condos and apartments in commute-friendly locations are most in demand, driven by urbanization and young professional migration.
Top three by demand: (1) modern one- to two-bedroom apartments near employment centers; (2) family-ready two-bedroom apartments near schools; (3) townhouses in practical districts for families wanting more space.
The primary driver is Vietnam's rapid urbanization, with millions of young workers moving to Hanoi and HCMC seeking convenient, affordable housing near jobs.
One type currently underperforming: large villas, which appeal to a narrow high-end segment and suffer from long vacancy periods.
What unit size has the best yield per m² in Vietnam as of 2026?
The optimal range is 30 to 60 square meters—studios and compact one-bedrooms.
These units typically command VND 350,000 to 450,000 monthly rent per m² (roughly USD 14 to 18 or EUR 13 to 17), compared to VND 250,000 to 350,000 per m² for larger units.
Renters pay a premium for location and convenience rather than extra space, so compact units near jobs command relatively higher rents for their size.
We also have a blog article detailing whether owning an Airbnb rental is profitable in Vietnam.
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 costs cut my net yield in Vietnam as of 2026?
What are typical property taxes and recurring local fees in Vietnam as of 2026?
Annual property tax (non-agricultural land use tax) for a typical rental apartment is quite low: VND 500,000 to 2,000,000 per year (roughly USD 20 to 80 or EUR 18 to 75), depending on land area and location.
Landlords also budget for monthly condo management fees: VND 15,000 to 25,000 per m² per month (roughly USD 0.60 to 1.00 or EUR 0.55 to 0.90 per m²), plus occasional sinking-fund contributions.
Together, these typically represent about 3% to 6% of gross rental income—relatively modest compared to many Western markets.
We cover all hidden fees and taxes in our property pack covering Vietnam's real estate market.
What insurance, maintenance, and annual repair costs should landlords budget in Vietnam right now?
Landlord insurance, when purchased, typically runs VND 2,000,000 to 5,000,000 annually (roughly USD 80 to 200 or EUR 75 to 185) for a standard apartment.
Recommended annual maintenance budget: about 0.8% of property value (range 0.5% to 1.2%)—VND 15,000,000 to 36,000,000 (USD 600 to 1,440 or EUR 555 to 1,330) for a VND 3 billion property.
The expense that most catches landlords off guard: air conditioning replacement, as units run heavily in the tropical climate, plus water heater and plumbing issues in older buildings.
Total realistic budget for insurance, maintenance, and repairs: VND 20,000,000 to 40,000,000 annually (USD 800 to 1,600 or EUR 740 to 1,480).
Which utilities do landlords typically pay, and what do they cost in Vietnam right now?
In most long-term rentals, tenants pay electricity, water, and internet directly, while landlords cover monthly condo management fees and building-related charges not metered individually.
When landlord-paid extras apply, monthly cost typically runs VND 1,500,000 to 3,000,000 (roughly USD 60 to 120 or EUR 55 to 110)—about 3% to 6% of monthly rent.
What does full-service property management cost, including leasing, in Vietnam as of 2026?
Full-service property management fees typically run 6% to 8% of monthly rent—for a VND 15,000,000 rental, that's about VND 900,000 to 1,200,000 (roughly USD 36 to 48 or EUR 33 to 44) per month.
Leasing or tenant-placement fees are typically half to one full month of rent per new lease (VND 7,500,000 to 15,000,000, or roughly USD 300 to 600 / EUR 280 to 555), higher for expat-targeted properties.
What's a realistic vacancy buffer in Vietnam as of 2026?
Landlords should set aside approximately 10% to 12.5% of annual rental income as a vacancy buffer—a conservative approach accounting for turnover and marketing time.
This translates to about 5 to 6.5 weeks of vacancy per year, though high-demand areas may see 4 weeks while premium expat-focused units might sit empty for 8 weeks or more.
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 in our property pack about Vietnam, we rely on the strongest methodology we can—we don't throw out numbers at random.
Below we've listed the authoritative sources we used, and explained how we used them.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Global Property Guide | Long-running cross-country real estate data publisher with disclosed methodology and city/district breakdowns. | Backbone for gross yield ranges and neighborhood variation. Its net-versus-gross spread calibrated our net-yield estimates. |
| Savills Vietnam Q1 2025 | Major global real estate consultancy with on-the-ground Vietnam research teams. | Validated rent and demand tone around early-2026 conditions and cross-checked district-level yield ranges. |
| Savills Vietnam Q3 2025 | Same global-research-grade firm, date close to our January 2026 framing. | Kept narrative current with supply, sentiment, and absorption data going into early 2026. |
| Savills Hanoi Serviced Apartments | Concrete occupancy figure from a recognized research house. | Translated occupancy into vacancy reference (86% occupancy = 14% vacancy in that segment). |
| Savills Serviced Apartment Overview Q1 2025 | Specialist segment report from top-tier consultancy discussing occupancy. | Occupancy and vacancy anchor for expat-heavy rental submarkets. |
| CBRE Vietnam Hanoi Figures Q3 2025 | One of the biggest global property consultancies with quarterly market metrics. | Triangulated price levels and supply intensity affecting yield compression. |
| JLL HCMC Residential Market Dynamics Q3 2025 | Global consultancy with standardized market reporting and local coverage. | Validated demand drivers and buyer/seller behavior indirectly shaping yields. |
| World Bank Vietnam Economic Update | Top-tier international institution publishing consistent macro view on Vietnam. | Set the early-2026 macro backdrop feeding into rental demand. |
| Vietnam General Statistics Office CPI | Official national statistics publisher for inflation including housing/rent component. | Grounded direction of rents in an official series. |
| Vietnam GSO Data Hub | Master portal for official demographic and economic publications driving rental demand. | Framed demand drivers like migration, urbanization, and household formation. |
| Ministry of Construction Real Estate Report H1 2025 | Government-linked publication focused on Vietnam's property market conditions. | Cross-checked supply, pricing pressure, and market balance signals influencing yields. |
| FiinGroup Vietnam Residential Real Estate Brief | Well-known Vietnam analytics provider compiling data with references to official sources. | Cross-checked supply, transactions, and policy environment behind pricing. |
| Reuters Vietnam Housing Coverage | Globally reputable newsroom clearly attributing figures to official sources. | Triangulated the "prices ran ahead" theme that compresses yields. |
| Ministry of Finance Circular 40/2021 | Legal text showing Ministry of Finance circular content for tax compliance. | Quantified landlord tax rules including VND 100 million/year threshold. |
| KPMG Vietnam Circular 40 Summary | Top global audit/tax firm summarizing the circular in plain English. | Cross-checked interpretation for practical non-professional use. |
| Law on Non-Agricultural Land Use Tax | Consolidated legal basis for recurring land-use taxation on residential land. | Explained why Vietnam's recurring "property tax" burden is usually low. |
| JICA Metro Line 1 Press Release | Official development agency primary document about major transport project. | Justified why transit-linked micro-areas can see rent support. |
| Vietnam News Long Thanh Airport | Major national outlet reporting directly on government statements. | Supported early-2026 catalysts for southern region accessibility. |
| DTiNews Hanoi Metro Coverage | Credible Vietnamese news outlet reporting on government infrastructure plans. | Supported demand projections around Hanoi's western corridors near new metro stations. |
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