Authored by the expert who managed and guided the team behind the Vietnam Property Pack
As of June 2026, rents in Vietnam are still rising, but the market is not the same everywhere: Ho Chi Minh City and Hanoi are much more expensive than most secondary cities.
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We constantly update this blog post so the rent figures for Vietnam stay close to what landlords and tenants are seeing in the market.
Vietnam’s rental market in 2026 is mainly shaped by Ho Chi Minh City, Hanoi, Da Nang, industrial cities and expat-friendly neighborhoods.
For a foreign buyer, the main lesson is simple: rent levels in Vietnam depend much more on location, furnishing and building quality than on size alone.
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.
What are typical rents in Vietnam as of 2026?
What's the average monthly rent for a studio in Vietnam as of 2026?
As of 2026, the average monthly rent for a studio in Vietnam is about 7.5 million VND, which is roughly $295 or €255.
In practice, most studios in Vietnam rent for 5 million to 14 million VND per month, or about $195 to $550 and €170 to €475, depending on the city and building quality.
The biggest reason for this wide range is that a simple studio in an outer district of Da Nang or Hanoi is not the same product as a furnished serviced studio in Thao Dien, District 1, Tay Ho or Ba Dinh.
What's the average monthly rent for a 1-bedroom in Vietnam as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Vietnam is about 10.5 million VND, which is roughly $410 or €355.
For most 1-bedroom apartments in Vietnam, a realistic rent range is 7 million to 18 million VND per month, or about $275 to $705 and €240 to €610.
The cheapest 1-bedroom rents are usually found in outer districts, secondary cities and older buildings, while the highest rents are in Ho Chi Minh City’s District 1, Thao Dien, Binh Thanh and District 7, plus Hanoi’s Tay Ho, Ba Dinh and Hoan Kiem.
What's the average monthly rent for a 2-bedroom in Vietnam as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Vietnam is about 15 million VND, which is roughly $590 or €510.
Most 2-bedroom apartments in Vietnam rent for 11 million to 30 million VND per month, or about $430 to $1,175 and €375 to €1,015.
The cheaper 2-bedroom options are usually in outer Hanoi, outer Ho Chi Minh City and secondary cities, while the most expensive 2-bedroom rents are in Thao Dien, District 1, Phu My Hung, Vinhomes Central Park, Tay Ho and Ba Dinh.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Vietnam.
What's the average rent per square meter in Vietnam as of 2026?
As of 2026, the average rent per square meter in Vietnam is about 300,000 VND per month, which is roughly $12 or €10 per sqm per month.
Across Vietnam, most urban apartments rent for 220,000 to 650,000 VND per sqm per month, or about $9 to $25 and €7 to €22.
Vietnam remains cheaper per square meter than Singapore, Bangkok’s prime zones and central Kuala Lumpur, but premium HCMC and Hanoi expat buildings can now feel expensive by regional standards.
In Vietnam, rent per square meter rises above average when the apartment is furnished, well managed, close to offices or international schools, near metro-linked areas, or located in Thao Dien, District 1, Phu My Hung, Tay Ho or Ba Dinh.
How much have rents changed year-over-year in Vietnam in 2026?
As of 2026, average apartment rents in Vietnam are about 5% to 8% higher than one year earlier in the main urban rental market.
This rent growth is mostly driven by strong employment, foreign-invested business activity, limited prime supply, higher living costs and the fact that buying an apartment in Hanoi or HCMC has become harder for many local households.
Compared with 2025, Vietnam’s 2026 rent increase looks a bit stronger in the best locations, especially for furnished units in Hanoi, Ho Chi Minh City and expat districts.
What's the outlook for rent growth in Vietnam in 2026?
As of 2026, a reasonable rent-growth outlook for Vietnam is another 4% to 7% over the next 12 months.
The main support comes from Vietnam’s growing economy, continued foreign investment, more urban jobs, and steady demand from young professionals, expats and families in the biggest cities.
The strongest rent growth in Vietnam should come from Thao Dien, An Phu, Binh Thanh, District 7, Tay Ho, Ba Dinh, Cau Giay and new urban areas with good schools or transport links.
The main risks are weaker export growth, too much new condo supply in outer districts, stricter tenant budgets, or landlords overpricing units after seeing strong headlines.
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Which neighborhoods rent best in Vietnam as of 2026?
Which neighborhoods have the highest rents in Vietnam as of 2026?
As of 2026, the three highest-rent apartment areas in Vietnam are District 1 in Ho Chi Minh City at about 25 million to 45 million VND per month, Thao Dien and An Phu at about 22 million to 42 million VND, and Tay Ho in Hanoi at about 20 million to 40 million VND, or roughly $785 to $1,765 and €680 to €1,525 at the wider range.
These Vietnam neighborhoods command premium rents because they combine international schools, restaurants, foreign communities, better buildings, office access and apartments that are easy for expats to understand and rent quickly.
The usual tenants in these high-rent areas are foreign executives, diplomats, international-school families, remote workers with higher budgets, and local professionals who want a premium lifestyle.
By the way, we’ve written a blog article detailing Sources and methodology: we used Batdongsan HCMC, Global Property Guide and Savills Vietnam. We focused on apartments, not villas or whole houses. We also used our own area scoring for tenant depth and lease speed.
Where do young professionals prefer to rent in Vietnam right now?
Young professionals in Vietnam most often prefer Binh Thanh, District 3 and Thu Duc City in Ho Chi Minh City, plus Cau Giay and Dong Da in Hanoi when they want office access at a more manageable rent.
In these areas, young professionals usually pay about 8 million to 18 million VND per month, or about $315 to $705 and €270 to €610, for studios and 1-bedroom apartments.
These neighborhoods attract young professionals because commute time by motorbike is short, cafés and gyms are easy to find, and newer condos often include security, parking, pools and good internet.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Vietnam.
Where do families prefer to rent in Vietnam right now?
Families in Vietnam most often prefer Thao Dien and An Phu, Phu My Hung and Tay Ho because these areas offer larger apartments, safer compounds and strong school access.
Families usually pay about 20 million to 45 million VND per month, or about $785 to $1,765 and €680 to €1,525, for 2- and 3-bedroom apartments in these family-friendly Vietnam neighborhoods.
These areas work well for families because parents can find elevators, pools, playgrounds, security, quieter streets, international food and buildings where maintenance problems are handled faster.
Important schools and education options near these areas include the British International School in Thao Dien, Saigon South International School near Phu My Hung, and United Nations International School Hanoi near Tay Ho and Ciputra.
Which areas near transit or universities rent faster in Vietnam in 2026?
As of 2026, the fastest areas near transit or universities in Vietnam include Binh Thanh and Thu Duc near HCMC Metro Line 1, Cau Giay near Hanoi universities and offices, and Thanh Xuan near Hanoi’s student and metro-linked demand.
Correctly priced apartments in these areas usually stay listed for about 10 to 25 days, while weaker outer locations in Vietnam can take 45 days or more.
A unit close to transit, universities or a major office cluster can earn a premium of about 1 million to 4 million VND per month, or roughly $40 to $155 and €35 to €135, compared with a similar unit in a less convenient location.
Which neighborhoods are most popular with expats in Vietnam right now?
The three most popular expat rental neighborhoods in Vietnam are Thao Dien and An Phu in Ho Chi Minh City, Phu My Hung in District 7, and Tay Ho in Hanoi.
Expats in these Vietnam neighborhoods usually pay about 16 million to 45 million VND per month, or about $625 to $1,765 and €540 to €1,525, depending on size, furnishing and building level.
These neighborhoods attract expats because English-speaking services, international schools, cafés, gyms, serviced apartments, taxis, clinics and foreign-food options are easier to find there.
The most visible expat communities in these areas include Korean, Japanese, Taiwanese, European, American and Australian tenants, with District 7 especially strong for Korean families and Tay Ho especially strong for Western expats.
And if you are also an expat, you may want to read our Sources and methodology: we used Savills Vietnam, Batdongsan HCMC and Global Property Guide. We focused on areas where expat demand is visible across listings, schools and serviced apartments. We also used our own Vietnam expat-rental observations.
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Who rents, and what do tenants want in Vietnam right now?
What tenant profiles dominate rentals in Vietnam?
The three main tenant profiles in Vietnam are local young professionals, local families and foreign tenants linked to companies, schools or remote work.
In the formal apartment market, young professionals account for about 40%, local families about 30%, and foreign tenants about 20%, while the remaining 10% includes students, short-stay renters and mixed household types.
Young professionals usually want studios and 1-bedroom apartments, families want 2- and 3-bedroom units, and foreign tenants often want furnished condos or serviced apartments in easy-to-understand areas.
If you want to optimize your cashflow, you can read our Sources and methodology: we compared Savills Vietnam, CBRE HCMC and Vietnam National Statistics Office. We separated investor-grade condos from student rooms and worker housing. We used our own rental segmentation to estimate tenant shares.
Do tenants prefer furnished or unfurnished in Vietnam?
In Vietnam’s investor-grade rental market, about 70% of tenants prefer furnished rentals and about 30% prefer unfurnished rentals.
A furnished apartment in Vietnam usually earns 8% to 15% more rent, which is often about 1 million to 3 million VND per month, or about $40 to $120 and €35 to €100, for a typical 1- or 2-bedroom unit.
Furnished rentals are especially preferred by expats, young professionals, digital nomads and short-to-mid-term tenants, while unfurnished rentals fit local families who plan to stay longer.
Which amenities increase rent the most in Vietnam?
The five amenities that increase rent the most in Vietnam are strong air conditioning, quality furnishing, pool and gym access, 24/7 security, and a balcony or view.
Each of these amenities can add about 500,000 to 3 million VND per month, or about $20 to $120 and €17 to €100, with the largest premiums in Ho Chi Minh City and Hanoi expat buildings.
In our property pack covering the real estate market in Vietnam, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Vietnam?
The five best rental renovations in Vietnam are repainting, better air conditioning, deep cleaning, improved lighting, and a simple furniture refresh.
Typical upgrade costs range from 5 million to 80 million VND, or about $195 to $3,135 and €170 to €2,710, and the expected rent increase is usually 500,000 to 4 million VND per month when the work solves a real tenant problem.
Landlords in Vietnam should avoid expensive marble, luxury imported fittings and over-designed kitchens in average buildings because most tenants pay more for comfort, cleanliness, cooling and convenience than for showy finishes.
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How strong is rental demand in Vietnam as of 2026?
What's the vacancy rate for rentals in Vietnam as of 2026?
As of 2026, the effective vacancy rate for quality urban apartments in Vietnam is about 6% to 8%.
Prime expat buildings in Ho Chi Minh City and Hanoi are closer to 3% to 5% vacancy, while weaker outer projects with poor management can be above 12% vacancy.
Compared with the historical average, the 2026 Vietnam vacancy rate looks slightly tight in good buildings, mainly because demand has recovered faster than prime rental supply.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Vietnam.
How many days do rentals stay listed in Vietnam as of 2026?
As of 2026, a correctly priced apartment in Vietnam usually stays listed for about 25 to 35 days.
Good furnished 1- and 2-bedroom units in Thao Dien, Binh Thanh, Phu My Hung, Tay Ho and Ba Dinh can rent in 10 to 20 days, while overpriced or unfurnished outer-district apartments can take 45 to 70 days.
Compared with one year ago, days on market in Vietnam are a little shorter for well-located furnished apartments, but not for weak buildings where landlords still need to discount or wait.
Which months have peak tenant demand in Vietnam?
The peak tenant-demand months in Vietnam are usually January to March and August to October.
January to March is helped by post-Tet job moves and expat arrivals, while August to October is helped by school-year moves, university cycles and new corporate assignments.
The quieter rental months in Vietnam are usually late April to June and parts of November, when fewer families move and many tenants prefer to wait before signing a new lease.
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What will my monthly costs be in Vietnam as of 2026?
What property taxes should landlords expect in Vietnam as of 2026?
As of 2026, annual property tax for an apartment landlord in Vietnam is usually small, often around 500,000 to 3 million VND per year, or about $20 to $120 and €17 to €100.
A realistic low-to-high range for annual property taxes in Vietnam is about 200,000 to 8 million VND, or about $8 to $315 and €7 to €270, depending on the land value, location and local assessment.
Vietnam’s non-agricultural land-use tax is based on land value rather than the full apartment market price, which is why the yearly amount is often much lower than foreign buyers expect.
Please note that, in our property pack covering the real estate market in Vietnam, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Vietnam right now?
In Vietnam, landlords most often pay building management fees, basic internet for serviced units, and sometimes water or cleaning when the apartment is rented as a serviced or semi-serviced unit.
Typical monthly landlord-paid costs can be about 500,000 to 2 million VND for management fees, 200,000 to 350,000 VND for internet, and 100,000 to 300,000 VND for water, or roughly $30 to $105 and €25 to €90 combined for many standard apartments.
The normal Vietnam practice is that tenants pay electricity, most water bills, parking and personal usage costs, while landlords either pay the management fee directly or include it in the rent.
How is rental income taxed in Vietnam as of 2026?
As of 2026, individual landlords in Vietnam commonly face 10% tax on gross rental revenue when taxable, made of 5% VAT and 5% personal income tax.
For many individual landlords, Vietnam does not work like a normal net-profit rental system, so common expenses such as repairs, furniture and interest are not always deducted in the simple way foreign investors expect.
The most common Vietnam-specific tax mistakes are forgetting the 100 million VND annual revenue threshold, mixing up land-use tax with rental-income tax, and assuming a foreign-style deduction system applies automatically.
We cover these mistakes, among others, in our Sources and methodology: we used Ministry of Finance Circular 40/2021/TT-BTC, PwC Vietnam Tax Summaries and Vietnam land-use tax law. We used the official circular for the core rental-tax treatment. We used PwC only as a practical cross-check, not as the legal source.
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 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 this source is reliable | How we used it |
|---|---|---|
| Vietnam National Statistics Office, CPI | This is Vietnam’s official statistics agency, so it is the best official source for inflation signals. | We used it to anchor cost pressure and rent-related CPI comments in May and June 2026. We treated it as a rent-pressure signal, not as a full rent index. |
| Vietnam National Statistics Office, Q1 2026 economy | This report gives the official macro background behind housing and rental demand in Vietnam. | We used it to understand employment, economic momentum and FDI-linked demand. We used that context to explain why Hanoi, HCMC and industrial-linked cities are stronger rental markets. |
| CBRE HCMC Figures Q1 2026 | CBRE is a major real estate adviser with a local Vietnam research team. | We used it to understand HCMC apartment supply and market tightness. We cross-checked its supply rebound with listing and consultancy evidence. |
| CBRE Hanoi Figures Q1 2026 | CBRE provides city-level market figures from professional real estate research teams. | We used it to assess Hanoi apartment price pressure and affordability stress. We used that pressure to explain why rental demand remains strong when buying is difficult. |
| Savills Vietnam Market Brief Q1 2026 | Savills is one of the most established residential and serviced-apartment consultancies in Vietnam. | We used it for rental-demand direction, especially serviced apartments and FDI-linked tenants. We also used it to validate the premium for furnished, serviced and well-managed units. |
| Cushman & Wakefield Hanoi Residential Q1 2026 | Cushman & Wakefield is a global research house, and this report gives numeric Hanoi supply and price data. | We used it to quantify Hanoi’s high-price, supply-constrained apartment market. We used its suburban-supply finding to explain why rental demand is spreading beyond the old core. |
| Global Property Guide Vietnam Rent Prices | It publishes comparable rent tables based on local portals and named market sources. | We used it as a cross-check for 1-bedroom asking rents in Vietnam. We did not rely on it alone because it shows selected asking rents, not every signed lease. |
| Batdongsan Vietnam rentals | Batdongsan is Vietnam’s largest mainstream real estate listing portal. | We used it to sanity-check current asking rent ranges and active supply. We treated listings as asking prices and adjusted them toward realistic signed-rent estimates. |
| Batdongsan HCMC rentals | This page gives live rental depth and availability in Vietnam’s largest formal apartment market. | We used it to check HCMC liquidity and neighborhood-level rent depth. We used it to estimate lease speed by comparing active supply with common broker turnover patterns. |
| JLL HCMC Residential Market Dynamics | JLL is a global real estate adviser and tracks residential cycles in Vietnam. | We used it to validate HCMC residential supply and pricing direction. We used it mainly for trend checks, not for direct rent levels. |
| Asian Development Bank, Vietnam Economy 2026 | ADB is a multilateral institution with formal Vietnam economic forecasts. | We used it for GDP and inflation context in 2026. We used the macro outlook to estimate rent-growth direction without overstating future growth. |
| World Bank Vietnam Economic Update 2026 | The World Bank is a primary macro source for Vietnam and gives a useful independent view. | We used it to cross-check the ADB view on economic resilience. We used it to keep rent-growth assumptions grounded rather than too optimistic. |
| Ministry of Finance Circular 40/2021/TT-BTC | This is the official Ministry of Finance circular for individual business and rental tax rules. | We used it to calculate individual landlord rental-income tax. We cross-checked the practical interpretation with tax summaries and legal databases. |
| Vietnam Law on Non-Agricultural Land Use Tax | This source reproduces the consolidated legal text for residential land-use tax. | We used it for property-tax rates on homes and condos. We separated this tax from rental-income tax because many investors mix them up. |
| PwC Vietnam Tax Summaries | PwC is widely used by investors to cross-check tax rules in Vietnam. | We used it to verify that apartment owners pay non-agricultural land-use tax. We used it as a secondary source, not as the main legal text. |
| EVN electricity tariff page | EVN is Vietnam’s state electricity group, so it is the best reference for electricity tariffs. | We used it to frame utility costs and electricity pass-throughs. We used it only for electricity because water, internet and building fees vary locally. |
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