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's rental market in 2026 looks quite different depending on whether you're in Ho Chi Minh City, Hanoi, or a smaller provincial hub.
In this guide, we break down typical rents, neighborhood comparisons, tenant preferences, and landlord costs across Vietnam.
We update this blog post regularly to reflect the latest rental data and market shifts in Vietnam.
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.
Insights
- Vietnam rents in Ho Chi Minh City and Hanoi have risen roughly 5% to 8% year-over-year, driven by strong GDP growth near 6.5% and tight inner-city supply constraints.
- A typical 1-bedroom apartment in Vietnam costs around 10.5 million VND per month (about $420), but expat-heavy districts like Thao Dien can push that 30% higher.
- Vacancy rates for mainstream apartments in Vietnam sit between 6% and 10%, which is actually tighter than the serviced apartment segment where vacancy runs closer to 14% to 19%.
- Young professionals in Vietnam cluster in Binh Thanh, Phu Nhuan, and Cau Giay because these areas balance modern condos with reasonable commutes at rents 15% to 20% below CBD prices.
- Furnished apartments in Vietnam command a rent premium of roughly 15% to 25% over unfurnished units, with expats and short-term corporate tenants driving most of that demand.
- Landlords in Vietnam face a combined 10% tax on rental income (5% VAT plus 5% personal income tax) once they exceed the small-revenue threshold.
- Properties near metro lines and universities in Vietnam typically lease within 10 to 25 days, compared to 30 to 60 days for overpriced or poorly located units.
- District 7's Phu My Hung area remains Vietnam's top family rental zone, offering larger layouts and international school access at rents around $700 to $1,000 for a 3-bedroom.
- Rent per square meter in Vietnam ranges from $10 to $16 in typical neighborhoods, but prime expat pockets like West Lake in Hanoi can reach $18 to $25 per square meter.
- Post-Tet (after Lunar New Year) is the peak rental season in Vietnam, as job relocations and new hiring cycles restart across Ho Chi Minh City and Hanoi.
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 January 2026, the average monthly rent for a studio apartment in Vietnam is around 8 million VND, which works out to roughly $320 or 295 EUR.
Most studios in Vietnam fall within a realistic range of 7 million to 10 million VND per month (about $280 to $400, or 260 to 370 EUR), with Ho Chi Minh City averaging slightly higher than Hanoi.
The main factors that cause studio rents to vary in Vietnam include location (CBD versus outer districts), building age and amenities, and whether the unit is furnished or unfurnished.
What's the average monthly rent for a 1-bedroom in Vietnam as of 2026?
As of January 2026, the average monthly rent for a 1-bedroom apartment in Vietnam is approximately 10.5 million VND, equivalent to about $430 or 395 EUR.
Realistic 1-bedroom rents in Vietnam range from 8.5 million to 12.5 million VND per month (roughly $350 to $500, or 320 to 460 EUR), depending on city and neighborhood.
In Vietnam, the cheapest 1-bedroom rents tend to be in outer districts like Thanh Xuan in Hanoi or District 10 in Ho Chi Minh City, while the highest rents appear in Tay Ho (West Lake), District 1, and Thao Dien.
What's the average monthly rent for a 2-bedroom in Vietnam as of 2026?
As of January 2026, the average monthly rent for a 2-bedroom apartment in Vietnam is around 14 million VND, which translates to approximately $560 or 515 EUR.
Most 2-bedroom apartments in Vietnam rent within a range of 11 million to 16 million VND per month (about $450 to $650, or 415 to 600 EUR), with significant variation by location and building quality.
Budget-friendly 2-bedroom rentals in Vietnam are found in areas like Nam Tu Liem in Hanoi or Binh Tan in Ho Chi Minh City, while premium prices appear in District 7 (Phu My Hung), Thao Dien, and central Hoan Kiem.
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 January 2026, the average rent per square meter in Vietnam is approximately 300,000 VND, which equals about $12 or 11 EUR per square meter per month.
Rent per square meter in Vietnam varies from around 250,000 to 400,000 VND ($10 to $16 or 9 to 15 EUR) in typical neighborhoods, while prime expat areas can reach 450,000 to 625,000 VND ($18 to $25 or 17 to 23 EUR).
Compared to other major cities in Southeast Asia, Vietnam's rent per square meter remains relatively affordable, sitting below Bangkok and well below Singapore, though it has been rising steadily.
Properties that push rent per square meter above average in Vietnam typically feature professional building management, swimming pools, gyms, secured parking, and locations in well-known expat-friendly developments.
How much have rents changed year-over-year in Vietnam in 2026?
As of January 2026, rents in Vietnam's major cities have increased by approximately 5% to 8% year-over-year, with Ho Chi Minh City and Hanoi seeing the strongest growth.
The main factors driving rent increases in Vietnam include strong GDP growth (around 6.5%), rising housing-related inflation, and limited new supply in desirable inner-city locations.
This year's rent growth in Vietnam is slightly higher than the previous year, when serviced apartments showed increases of around 4% to 5%, reflecting sustained demand pressure heading into 2026.
What's the outlook for rent growth in Vietnam in 2026?
As of January 2026, Vietnam's rental market is projected to see rent growth of approximately 4% to 7% over the coming year, with Hanoi and Ho Chi Minh City leading and Da Nang closer to 2% to 5%.
Key factors likely to influence rent growth in Vietnam include continued strong economic expansion (the World Bank forecasts 6.5% GDP growth), ongoing urbanization, and persistent supply constraints in central districts.
Neighborhoods in Vietnam expected to see the strongest rent growth include Thao Dien and District 7 in Ho Chi Minh City, as well as Tay Ho and Cau Giay in Hanoi, where demand from expats and professionals remains concentrated.
Risks that could cause Vietnam rent growth to differ from projections include global economic slowdowns affecting FDI inflows, unexpected new supply coming online, or policy changes affecting foreign tenant demand.
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 rent best in Vietnam as of 2026?
Which neighborhoods have the highest rents in Vietnam as of 2026?
As of January 2026, the top three neighborhoods with the highest average rents in Vietnam are District 1 in Ho Chi Minh City (around 18 million VND or $720/660 EUR per month for a 2-bedroom), Tay Ho in Hanoi (around 16 million VND or $640/590 EUR), and Thao Dien in Thu Duc City (around 17 million VND or $680/625 EUR).
These high-rent neighborhoods in Vietnam command premium prices because they offer central locations, modern high-rise developments, professional building management, international restaurants, and proximity to business districts.
The typical tenant profile in these expensive Vietnam neighborhoods includes expatriates on corporate packages, senior professionals at multinational companies, and wealthy local families seeking premium amenities and international school access.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Vietnam.
Where do young professionals prefer to rent in Vietnam right now?
The top three neighborhoods where young professionals prefer to rent in Vietnam are Binh Thanh and Phu Nhuan in Ho Chi Minh City, and Cau Giay in Hanoi, all offering a balance of modern condos and reasonable commutes.
Young professionals in these Vietnam neighborhoods typically pay between 8 million and 12 million VND per month (roughly $320 to $480 or 295 to 440 EUR) for a 1-bedroom apartment.
What attracts young professionals to these neighborhoods in Vietnam is the combination of new condo developments, coffee shops and co-working spaces, nightlife options, and proximity to major office clusters without paying full CBD prices.
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?
The top three neighborhoods where families prefer to rent in Vietnam are Phu My Hung (District 7) in Ho Chi Minh City, Thao Dien in Thu Duc City, and Tay Ho (West Lake) in Hanoi.
Families in these Vietnam neighborhoods typically pay between 15 million and 25 million VND per month (roughly $600 to $1,000 or 550 to 920 EUR) for a 2 to 3 bedroom apartment.
What makes these neighborhoods attractive to families in Vietnam is the availability of larger apartment layouts, quieter streets, green spaces, reliable building management, and strong security.
Top-rated international schools near these family-friendly neighborhoods in Vietnam include the British International School and Australian International School in District 7, as well as the United Nations International School and Hanoi International School near Tay Ho.
Which areas near transit or universities rent faster in Vietnam in 2026?
As of January 2026, the top three areas near transit hubs or universities that rent fastest in Vietnam are Cau Giay in Hanoi (near major universities), District 10 in Ho Chi Minh City (close to several campuses), and Thu Duc university clusters along new metro corridors.
Properties in these high-demand areas of Vietnam typically stay listed for only 10 to 25 days, compared to 30 to 60 days for less desirable locations or overpriced units.
The typical rent premium for properties within walking distance of transit or universities in Vietnam is around 10% to 15% above comparable units further away, translating to roughly 1 million to 1.5 million VND ($40 to $60 or 37 to 55 EUR) extra per month.
Which neighborhoods are most popular with expats in Vietnam right now?
The top three neighborhoods most popular with expats in Vietnam are Thao Dien (Thu Duc City) and Phu My Hung (District 7) in Ho Chi Minh City, and Tay Ho (West Lake) in Hanoi.
Expats in these Vietnam neighborhoods typically pay between 15 million and 25 million VND per month (roughly $600 to $1,000 or 550 to 920 EUR) for quality 2 to 3 bedroom apartments.
What attracts expats to these neighborhoods in Vietnam is the concentration of international restaurants, Western-style cafes, English-speaking services, professional property management, and proximity to international schools and hospitals.
The most represented expat communities in these Vietnam neighborhoods include Japanese and Korean professionals (particularly in Grade A serviced apartments), Western Europeans, Americans, and Australians working in multinational corporations.
And if you are also an expat, you may want to read our exhaustive guide for expats in Vietnam.
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Who rents, and what do tenants want in Vietnam right now?
What tenant profiles dominate rentals in Vietnam?
The top three tenant profiles that dominate Vietnam's rental market are local young professionals and couples, expatriates and FDI-linked employees, and domestic workers relocating to cities for employment.
Local young professionals represent approximately 45% to 50% of the formal rental market in Vietnam, while expats and corporate tenants account for around 20% to 25%, and domestic relocators make up roughly 25% to 30%.
Local young professionals in Vietnam typically seek modern 1-bedroom condos near office clusters, expats prefer furnished 2 to 3 bedroom apartments in premium districts, and domestic relocators often look for budget-friendly studios or shared units in outer areas.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Vietnam.
Do tenants prefer furnished or unfurnished in Vietnam?
In Vietnam, approximately 60% to 65% of tenants in the formal rental market prefer unfurnished or semi-furnished apartments, while 35% to 40% prefer fully furnished units.
Furnished apartments in Vietnam typically command a rent premium of 2 million to 3 million VND per month (roughly $80 to $120 or 75 to 110 EUR), representing about 15% to 25% above unfurnished equivalents.
Tenant profiles that prefer furnished rentals in Vietnam are primarily expatriates on corporate relocation packages, short-term professionals, and foreign students who don't want to invest in furniture for temporary stays.
Which amenities increase rent the most in Vietnam?
The top five amenities that increase rent the most in Vietnam are professional security and building management, swimming pools and gyms, dedicated car parking, reliable air conditioning systems, and high-floor units with city views.
In Vietnam, professional building management can add 1 million to 2 million VND per month ($40 to $80 or 37 to 75 EUR), pools and gyms add around 1.5 million VND ($60 or 55 EUR), car parking adds 1 million to 2 million VND, quality AC adds 500,000 to 1 million VND, and premium views add 1 million to 3 million VND.
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 top five renovations that get the best ROI for rental properties in Vietnam are kitchen upgrades (cabinets and countertops), bathroom modernization (fixtures and water heaters), air conditioning replacement, fresh paint and flooring, and improved lighting throughout the unit.
In Vietnam, a kitchen upgrade costs around 15 million to 30 million VND ($600 to $1,200 or 550 to 1,100 EUR) and can increase rent by 1 million to 2 million VND monthly, bathroom work costs 10 million to 20 million VND and adds 500,000 to 1 million VND, AC replacement costs 8 million to 15 million VND and adds 500,000 VND, paint and flooring costs 10 million to 25 million VND and adds 1 million VND, and lighting costs 3 million to 8 million VND and adds 300,000 to 500,000 VND.
Renovations that tend to have poor ROI in Vietnam include luxury finishes that exceed the neighborhood standard, highly personalized design choices, and structural changes that don't add usable space.
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.
How strong is rental demand in Vietnam as of 2026?
What's the vacancy rate for rentals in Vietnam as of 2026?
As of January 2026, the estimated vacancy rate for mainstream rental apartments in Vietnam's major cities is approximately 6% to 10%, which indicates a relatively tight market.
Vacancy rates vary across Vietnam, with premium districts like District 1 and Tay Ho seeing rates closer to 5% to 7%, while outer districts and newer developments may experience 10% to 15% vacancy.
The current vacancy rate in Vietnam is similar to or slightly below historical averages, reflecting sustained demand driven by urbanization, economic growth, and limited new inner-city 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 January 2026, the average number of days rentals stay listed in Vietnam is approximately 15 to 30 days for reasonably priced units in desirable locations.
Days on market in Vietnam varies significantly, with well-priced units in popular districts like Binh Thanh or Cau Giay leasing in 10 to 25 days, while overpriced or poorly located properties can sit for 45 to 60 days or longer.
Compared to one year ago, days-on-market in Vietnam has remained relatively stable or decreased slightly, reflecting continued strong demand in the rental market.
Which months have peak tenant demand in Vietnam?
The peak months for tenant demand in Vietnam are typically February through April (post-Tet, after Lunar New Year) and August through October (coinciding with new academic and corporate hiring cycles).
Seasonal demand patterns in Vietnam are driven by the end of Lunar New Year holidays when workers relocate for new jobs, university enrollment periods, and the arrival of new expatriate employees at the start of fiscal cycles.
The lowest tenant demand in Vietnam typically occurs during December and January (Tet preparation period) and June through July (summer holidays), when fewer people make major housing decisions.
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 will my monthly costs be in Vietnam as of 2026?
What property taxes should landlords expect in Vietnam as of 2026?
As of January 2026, landlords in Vietnam should expect relatively modest annual property taxes, typically ranging from 500,000 to 2 million VND per year (about $20 to $80 or 18 to 75 EUR) for a typical apartment, as Vietnam does not have a heavy annual ad-valorem property tax like many Western countries.
Property tax costs in Vietnam vary based on land value and location, with central districts in Ho Chi Minh City and Hanoi at the higher end, while outer districts and provincial areas fall at the lower end of the range.
Property taxes in Vietnam are primarily calculated through the non-agricultural land use tax, which is based on land area and officially assessed land prices rather than total property value, making it quite affordable compared to many other countries.
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?
The utilities landlords most commonly pay on behalf of tenants in Vietnam are building management fees (often bundled into rent for expat-style leases) and sometimes basic internet for furnished apartments.
Building management fees in Vietnam typically cost 15,000 to 25,000 VND per square meter per month (about $0.60 to $1.00 or 0.55 to 0.92 EUR per square meter), which works out to roughly 1 million to 2 million VND monthly ($40 to $80 or 37 to 75 EUR) for a typical apartment.
The common practice in Vietnam is for tenants to pay electricity, water, and internet directly, while landlords may cover the building service fee, especially in premium or expat-oriented rentals where it is included in the monthly rent.
How is rental income taxed in Vietnam as of 2026?
As of January 2026, rental income in Vietnam is taxed at a combined rate of 10% of gross rental revenue for individual landlords above the small-revenue threshold, consisting of 5% VAT and 5% personal income tax.
Landlords in Vietnam cannot deduct specific expenses against rental income under the standard flat-rate system, but the 10% combined rate is calculated on gross revenue, which is relatively straightforward compared to itemized deduction systems.
A common tax mistake specific to Vietnam that landlords should avoid is failing to register and declare rental income, as tax authorities have been increasing enforcement on unreported rental arrangements, particularly in expat-heavy districts.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Vietnam.
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 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 |
|---|---|---|
| Global Property Guide | It's a long-running international property data provider that publishes methods and updates on a set schedule. | We used its asking-rent levels for 1 to 3 bedroom apartments in Hanoi and Ho Chi Minh City as our "market price" anchor. We then converted those city anchors into Vietnam-wide typical ranges by weighting toward where most formal apartment renting happens. |
| Savills Vietnam (Q1/2025 Report) | Savills is a global real-estate consultancy with published research and clearly defined market metrics. | We used Savills' VND per square meter rent and occupancy figures as a transparent cross-check on rent per sqm and vacancy in the two biggest cities. We also used the year-over-year rent growth as a reality check for our 2026 rent-growth estimate. |
| Savills Vietnam (Q3/2025 Brief) | It's the official distribution page for a major consultancy's recurring Vietnam market brief. | We used it to triangulate the narrative on supply constraints and demand drivers in late-2025 heading into 2026. We used it to keep the outlook section consistent with professional market commentary. |
| Vietnam National Statistics Office | This is Vietnam's official statistics agency, and CPI is one of its core official datasets. | We used the CPI housing and related pressure as the macro signal for rent and operating-cost inflation. We used it to justify the direction and size of our January 2026 rent-change estimate versus mid-2025. |
| World Bank Vietnam Update | The World Bank is a top-tier international institution with transparent macro forecasting and methodology. | We used its 2026 growth forecast as the macro backdrop for rental-demand resilience in 2026. We used it to keep rent-growth assumptions aligned with the broader economy rather than property hype. |
| IMF DataMapper | The IMF is a leading international organization and its WEO dataset is a standard macro reference. | We used it as a second macro cross-check alongside the World Bank so our outlook isn't single-source. We used it to frame upside and downside risks to rents via growth and inflation sensitivity. |
| Reuters | Reuters is a top-tier wire service that typically ties claims to government statistics and official statements. | We used the reported housing and rent cost increase as an external validation that housing costs were rising into late-2025. We used it to support our year-over-year rent change estimate for early-2026. |
| FiinGroup | FiinGroup is an established Vietnam financial-data and research firm and it explicitly cites the Ministry of Construction. | We used it to ground the supply and demand story in cited official inputs. We used it to justify why rent pressure can persist even when sales markets wobble. |
| EVN (Electricity of Vietnam) | This is the state utility's official published tariff information. | We used it to estimate typical electricity bills and clarify who pays what in many leases. We used it as the anchor for utilities landlords often pay versus tenants usually pay. |
| Ministry of Finance Circular 40/2021 | It's an official Ministry of Finance circular, accessible in an English legal database format. | We used it to ground the standard rental-income tax treatment (VAT and PIT on rental revenue for individuals) and the small-revenue threshold. We used it so the tax section is based on primary law, not forum advice. |
| Vietnam Housing Law | It's the full law text in English PDF form, not someone's interpretation. | We used it to support how building service fees are defined and separated from utilities and other items in practice. We used it to inform the maintenance and service-charge discussion for apartment rentals. |
| Law on Non-Agricultural Land Use Tax | It's a primary legal text in an official-style consolidated format, covering the land-use tax framework. | We used it to explain what property tax looks like in Vietnam in practice. We used it to keep landlord cost expectations realistic in 2026. |
| Global Property Guide (Taxes) | It summarizes Vietnam property taxes and transaction costs in one place and is consistent with the underlying legal framework. | We used it as a secondary cross-check so our tax section isn't based on a single legal source page. We used it to present tax rates in a simple way for non-professional readers. |
| Savills (Service Fees Guide) | Savills is a reputable global firm and this note is tied to named regulations and decisions. | We used it to translate service fee reality into plain-English budgeting. We used it to support the maintenance and service-charge budgeting assumptions. |
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