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 property market in 2026 presents a unique mix of opportunity and caution, with the government actively cooling speculation while strong economic growth continues to drive genuine housing demand.
Foreign buyers looking at Vietnam real estate need to understand that prices vary dramatically between neighborhoods, sometimes by a factor of three or more within the same city.
This guide breaks down every major area in Vietnam by price, rental yield, and investment potential, using the freshest data available from government sources and international research firms.
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's the Current Real Estate Market Situation by Area in Vietnam?
Which areas in Vietnam have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Vietnam for residential property are District 1's Ben Nghe ward in Ho Chi Minh City, the Thu Thiem peninsula in Thu Duc City, and Hoan Kiem District near Trang Tien in Hanoi, where prestige and scarcity push prices far above the national average.
In these premium Vietnam neighborhoods, you can expect to pay anywhere from 120 million to over 250 million VND per square meter for newer apartments, with trophy townhouses and landed properties commanding even higher prices depending on frontage and legal status.
Each of these high-priced areas commands top prices for different reasons:
- Ben Nghe ward (District 1, HCMC): irreplaceable CBD location with the city's best restaurants, offices, and nightlife within walking distance
- Thu Thiem peninsula (Thu Duc City): Vietnam's only institutional-grade "new CBD" with modern infrastructure designed to international standards
- Trang Tien area (Hoan Kiem, Hanoi): extremely scarce French Quarter stock near the Opera House that rarely comes to market
- Thao Dien in An Phu ward (Thu Duc City): deep expat rental demand driven by international schools like the British International School
Which areas in Vietnam have the most affordable property prices in 2026?
As of early 2026, the most affordable residential areas in Vietnam include Binh Tan District (An Lac ward) and District 12 (Tan Thoi Nhat ward) in Ho Chi Minh City, Ha Dong District (Van Quan area) in Hanoi, and secondary cities like Hai Phong's Le Chan District, where entry prices can be 50% to 70% lower than prime locations.
In these budget-friendly Vietnam neighborhoods, you can typically find apartments priced between 25 million and 50 million VND per square meter, making homeownership accessible for first-time buyers or investors seeking higher yields on lower capital.
However, each of these affordable areas comes with specific trade-offs: Binh Tan suffers from flooding issues and traffic congestion, District 12 requires long commutes to central business districts, Ha Dong has inconsistent build quality across developments, and Hai Phong's market is more sensitive to industrial economic cycles than the major cities.
You can also read our latest analysis regarding housing prices in Vietnam.
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.
Which Areas in Vietnam Offer the Best Rental Yields?
Which neighborhoods in Vietnam have the highest gross rental yields in 2026?
As of early 2026, the Vietnam neighborhoods delivering the highest gross rental yields include parts of Ha Dong District in Hanoi (around 5.5% to 7%), District 12 and Binh Tan in Ho Chi Minh City (5% to 6.5%), and Hoang Mai District's Linh Dam area (around 5% to 6%), where lower purchase prices relative to rental income create better cash-on-cash returns.
Across Vietnam as a whole, typical gross rental yields for well-located apartments range from 3.5% to 5.5%, with premium areas like District 1 or Tay Ho often sitting at the lower end due to higher entry prices that compress yield percentages.
These top-yielding Vietnam neighborhoods outperform for distinct reasons:
- Ha Dong (La Khe area): large tenant pool of office workers priced out of central Hanoi but still needing metro access
- District 12 (Dong Hung Thuan): steady demand from factory managers and local professionals who work in nearby industrial zones
- Binh Tan (An Lac ward): entry-level apartments match budget-conscious tenant demand from young workers
- Linh Dam (Hoang Mai): large existing housing stock keeps rents competitive but purchase prices remain relatively soft
Finally, please note that we cover the rental yields in Vietnam here.
Make a profitable investment in Vietnam
Better information leads to better decisions. Save time and money. Download our guide.
Which Areas in Vietnam Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Vietnam perform best on Airbnb in 2026?
As of early 2026, the best-performing Airbnb neighborhoods in Vietnam are Ben Nghe ward in District 1 (HCMC) with occupancy rates around 65% to 75%, My An and Bac My An beach areas in Da Nang's Ngu Hanh Son District, and Hanoi's Old Quarter edge near Hang Bac street, where nightly rates range from 800,000 to 2,500,000 VND depending on unit quality.
Top-performing Airbnb properties in these Vietnam neighborhoods typically generate between 25 million and 60 million VND per month during peak seasons, though this can drop significantly during low periods, especially in beach destinations like Da Nang which see strong seasonality.
Each of these short-term rental hotspots in Vietnam outperforms for specific reasons:
- Ben Nghe ward (District 1): walkable to Ben Thanh Market and Nguyen Hue walking street, the default "first-time visitor" location
- My An beach area (Da Nang): direct beach access and growing digital nomad community seeking monthly stays
- Hang Bac vicinity (Hoan Kiem, Hanoi): Old Quarter atmosphere with easy access to Hoan Kiem Lake and night market
- Ward 22 riverside (Binh Thanh, HCMC): high-rise inventory with Saigon River views attracts families and longer-stay guests
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Vietnam.
Which tourist areas in Vietnam are becoming oversaturated with short-term rentals?
The tourist areas in Vietnam showing clearest signs of short-term rental oversaturation are the beachfront apartment strips in Da Nang's My An and Bac My An, certain "fringe District 1" towers in Ho Chi Minh City's District 4, and several mega-resort zones in Phu Quoc where new supply has outpaced tourism growth.
In these oversaturated Vietnam markets, you can find hundreds of nearly identical studio and one-bedroom listings competing within a single kilometer, with Da Nang's beachfront corridor alone hosting thousands of active short-term rental units according to AirDNA data.
The clearest warning sign of oversaturation in these Vietnam areas is aggressive price competition, where hosts continuously undercut each other, pushing average nightly rates down 15% to 25% from their peaks while occupancy rates remain stuck below 50% outside of major holidays.
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 Areas in Vietnam Are Best for Long-Term Rentals?
Which neighborhoods in Vietnam have the strongest demand for long-term tenants?
The Vietnam neighborhoods with the strongest long-term rental demand are Thao Dien and An Phu ward in Thu Duc City, Cau Giay District's Dich Vong and Yen Hoa areas in Hanoi, Phu My Hung in District 7 (HCMC), and Tay Ho District's Quang An lakeside area, where tenant pools include both expats and high-income Vietnamese professionals.
In these high-demand Vietnam rental markets, well-maintained apartments typically rent within two to four weeks of listing, with vacancy rates staying below 5% for properties priced appropriately, though overpriced units can sit empty for months.
Each of these Vietnam neighborhoods attracts a specific tenant profile:
- Thao Dien (An Phu ward): Western expat families with children enrolled at international schools like ISHCMC or BIS
- Dich Vong and Yen Hoa (Cau Giay): young Vietnamese professionals and university students from nearby campuses
- Phu My Hung (District 7): Korean and Japanese expat families plus upper-middle-class Vietnamese households
- Quang An (Tay Ho): diplomatic staff, NGO workers, and senior expat executives seeking lakeside lifestyle
What makes these Vietnam neighborhoods especially attractive to long-term tenants is the combination of international schools, reliable infrastructure, and walkable daily conveniences, with Metro Line 1 station areas in HCMC now adding "car-free living" appeal to places like An Phu and Ba Son.
Finally, please note that we provide a very granular rental analysis in our property pack about Vietnam.
What are the average long-term monthly rents by neighborhood in Vietnam in 2026?
As of early 2026, long-term monthly rents in Vietnam's main neighborhoods range from around 9 million VND for a basic one-bedroom in Hanoi's outskirts to over 90 million VND for a three-bedroom in Ho Chi Minh City's District 1, with most professional-grade apartments falling somewhere in between depending on location and quality.
In Vietnam's most affordable rental neighborhoods like Ha Dong (Van Quan), Nam Tu Liem (My Dinh), or District 12 in HCMC, entry-level one-bedroom apartments typically rent for 9 million to 16 million VND per month, making them accessible for young professionals on local salaries.
For mid-range Vietnam neighborhoods like Binh Thanh's Ward 22 cluster or Cau Giay's Dich Vong area, expect to pay between 14 million and 28 million VND monthly for a decent one-bedroom, or 22 million to 42 million VND for a two-bedroom suitable for a small family.
In Vietnam's premium rental neighborhoods like District 1's Ben Nghe ward, Thao Dien in Thu Duc City, or Tay Ho's Quang An lakeside, high-end two-bedroom apartments command 28 million to 60 million VND monthly, while spacious three-bedrooms in luxury buildings can reach 70 million to 90 million VND.
You may want to check our latest analysis about the rents in Vietnam here.
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.
Which Are the Up-and-Coming Areas to Invest in Vietnam?
Which neighborhoods in Vietnam are gentrifying and attracting new investors in 2026?
As of early 2026, the Vietnam neighborhoods showing the strongest gentrification signals are Thu Thiem in Thu Duc City (the new CBD development), areas along Metro Line 1 stations like An Phu and Hi-Tech Park, Dong Anh District on Hanoi's north bank, and Hoai Duc District on Hanoi's western expansion corridor.
These gentrifying Vietnam neighborhoods have experienced annual price appreciation of roughly 8% to 15% over recent years, though the government's anti-speculation measures announced in January 2026 may moderate future gains as credit conditions tighten.
Which areas in Vietnam have major infrastructure projects planned that will boost prices?
The Vietnam areas most likely to see infrastructure-driven price increases are the Metro Line 1 corridor in Ho Chi Minh City (Ben Thanh to Suoi Tien), districts along Hanoi's Ring Road 4 route, and the eastern HCMC and Dong Nai areas connected to Long Thanh International Airport.
Specifically, HCMC Metro Line 1 is already operational with strong ridership, Hanoi Ring Road 4 is progressing on schedule to improve connectivity for peri-urban districts, and Long Thanh International Airport launched its first flight in December 2025, creating a medium-term catalyst for nearby residential areas.
Historically in Vietnam, neighborhoods within walking distance of completed metro stations or major road interchanges have seen price premiums of 15% to 30% compared to similar areas without such access, though this "infrastructure premium" typically takes two to three years after completion to fully materialize.
You'll find our latest property market analysis about Vietnam here.
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.
Which Areas in Vietnam Should I Avoid as a Property Investor?
Which neighborhoods in Vietnam with lots of problems should I avoid and why?
The Vietnam neighborhoods that property investors should generally approach with caution include "investor tower" clusters in fringe-central areas of HCMC and Hanoi, masterplanned outskirts with visibly high vacancy rates, flood-prone streets in HCMC's western districts, and any project with unclear legal documentation or delayed handover.
Each of these problem categories affects specific areas differently:
- Fringe District 4 towers (HCMC): dozens of identical small units competing on price, causing rental rates to race to the bottom
- Certain Binh Tan streets (HCMC): poor drainage and recurring flood issues that damage property and deter quality tenants
- Empty masterplan zones (various): "lights-off neighborhoods" where speculation outran actual end-user demand
- Delayed handover projects: legal uncertainty can freeze your capital for years with no rental income
For any of these problem areas in Vietnam to become viable investments, they would need either significant infrastructure improvements (like drainage upgrades for flood-prone areas), genuine end-user population growth (for empty masterplans), or legal resolution and developer accountability (for delayed projects).
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Vietnam.
Which areas in Vietnam have stagnant or declining property prices as of 2026?
As of early 2026, the Vietnam areas experiencing the most price stagnation or softness are far-out land speculation belts where end-user demand never materialized, ultra-luxury segments priced primarily for capital parking, and certain oversupplied beach resort zones in places like Phu Quoc and parts of Nha Trang.
These stagnating Vietnam markets have seen prices flatten or decline by roughly 5% to 15% from their speculative peaks, as tighter credit conditions and government anti-speculation policies reduce the pool of marginal buyers willing to pay premium prices for properties with weak rental fundamentals.
The underlying causes of price weakness vary by area type:
- Peri-urban land plots (various provinces): speculation driven by credit expansion, now reversing as banks tighten lending
- Ultra-luxury condos (District 1, Thu Thiem): prices detached from rental yields, vulnerable when "capital parking" demand slows
- Beach resort condotels (Phu Quoc, Nha Trang): oversupply relative to actual tourism absorption, especially post-pandemic
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.
Which Areas in Vietnam Have the Best Long-Term Appreciation Potential?
Which areas in Vietnam have historically appreciated the most recently?
The Vietnam areas that have historically appreciated the most over the past five to ten years are Thu Duc City (especially Thao Dien and Thu Thiem), Hanoi's western expansion corridors in Cau Giay and Nam Tu Liem, and select infrastructure-adjacent pockets in Binh Thanh District near the Metro Line 1 route.
These top-performing Vietnam neighborhoods have achieved notable cumulative gains:
- Thu Thiem (Thu Duc City): approximately 100% to 150% total appreciation over five years as "new CBD" vision materialized
- Thao Dien (An Phu ward): roughly 60% to 80% gains driven by expat demand and international school ecosystem
- Cau Giay (Dich Vong, Yen Hoa): around 50% to 70% appreciation as office and university employment expanded
- Nam Tu Liem (My Dinh): approximately 40% to 60% gains from modernization and improved connectivity
The main driver behind above-average appreciation in these Vietnam areas has been the combination of genuine infrastructure delivery (metro, roads, utilities) plus sustained job creation in nearby offices and industrial zones, which created real end-user demand rather than pure speculation.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Vietnam.
Which neighborhoods in Vietnam are expected to see price growth in coming years?
The Vietnam neighborhoods expected to see the strongest price growth in coming years are walkable catchments around Metro Line 1 stations in HCMC (especially An Phu and Thao Dien stations), Ring Road 4 beneficiary districts in Hanoi (parts of Dong Anh and Hoai Duc), and airport-linked residential areas in Dong Nai serving Long Thanh International Airport workers.
Projected annual price growth varies by neighborhood based on specific catalysts:
- Metro Line 1 station areas (HCMC): 5% to 10% annual growth as "transit premium" becomes established over three to five years
- Dong Anh District (Hanoi): 6% to 9% growth potential as Ring Road 4 compresses commute times to central Hanoi
- Long Thanh corridor (Dong Nai): 5% to 8% growth tied to airport employment and logistics sector expansion
- Hoai Duc District (Hanoi): 4% to 7% as western expansion continues and infrastructure catches up with development
The single most important catalyst for future price growth in these Vietnam neighborhoods is the completion and heavy utilization of transportation infrastructure, because reduced commute times directly translate into higher willingness-to-pay from end-users who value their time.
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 Do Locals and Expats Really Think About Different Areas in Vietnam?
Which areas in Vietnam do local residents consider the most desirable to live?
The Vietnam areas that local residents consider most desirable include District 1's Ben Nghe and Ben Thanh wards for prestige and convenience, Phu My Hung in District 7 for family living, Ba Dinh District near Lieu Giai in Hanoi for government-area prestige, and Tay Ho District's Quang An lakeside for lifestyle quality.
Each of these locally-preferred Vietnam areas is valued for specific qualities:
- Ben Nghe ward (District 1): walkable access to the best restaurants, offices, and entertainment in southern Vietnam
- Phu My Hung (District 7): planned streets, low crime, good schools, and a family-oriented community atmosphere
- Lieu Giai area (Ba Dinh, Hanoi): proximity to government institutions and embassy district signals social status
- Quang An (Tay Ho, Hanoi): West Lake lifestyle with cafes, parks, and cleaner air than central Hanoi
The typical residents in these locally-desirable Vietnam neighborhoods tend to be established Vietnamese families with stable professional incomes, business owners, or government officials who prioritize safety, schools, and social standing over pure investment returns.
Local Vietnamese preferences largely align with what foreign investors target, with one key difference: locals often place higher value on "prestige address" factors and lower value on rental yields, while foreign investors typically prioritize cash-on-cash returns and exit liquidity.
Which neighborhoods in Vietnam have the best reputation among expat communities?
The Vietnam neighborhoods with the best reputation among expat communities are Thao Dien in Thu Duc City's An Phu ward, Phu My Hung in District 7 (HCMC), Tay Ho District's Quang An and Xuan Dieu lakeside areas in Hanoi, and Ba Dinh District's embassy-adjacent pockets.
Expats prefer these Vietnam neighborhoods for practical reasons:
- Thao Dien (An Phu ward): walking distance to international schools like BIS and ISHCMC, plus Western restaurants and cafes
- Phu My Hung (District 7): Korean and Japanese community infrastructure including language schools and familiar supermarkets
- Quang An (Tay Ho): lakeside lifestyle with yoga studios, craft coffee shops, and a village-like expat social scene
- Embassy area (Ba Dinh): security, prestige, and easy access to diplomatic services for senior executives
The typical expat profile in these Vietnam neighborhoods varies: Thao Dien attracts Western families with school-age children, Phu My Hung draws Asian expat families (especially Korean and Japanese), Tay Ho appeals to single professionals and couples seeking lifestyle, and Ba Dinh serves senior executives and diplomatic staff.
Which areas in Vietnam do locals say are overhyped by foreign buyers?
The Vietnam areas that locals commonly say are overhyped by foreign buyers include certain "new CBD" marketing zones where street-level amenities lag the brochures, beachfront strips in places like Da Nang and Phu Quoc where every building is marketed as an "investment," and some Thu Thiem developments priced on future promise rather than current livability.
Locals believe these Vietnam areas are overvalued for specific reasons:
- Certain Thu Thiem zones: impressive renderings but limited daily conveniences like grocery stores and local restaurants
- Da Nang beachfront towers: prices assume year-round rental income, but seasonal demand leaves many units empty half the year
- Phu Quoc resort developments: marketed as vacation home investments, but resale liquidity is thin and management fees eat into returns
What foreign buyers typically see in these areas that locals do not value as highly is the "international standard" marketing, the promise of capital appreciation, and beach or waterfront views, while locals know that daily convenience, genuine community, and realistic rental demand matter more for long-term value.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Vietnam.
Which areas in Vietnam are considered boring or undesirable by residents?
The Vietnam areas that residents commonly consider boring or undesirable include mono-functional "sleeping districts" in the outer suburbs of both HCMC and Hanoi, areas with worsening air quality or traffic problems, and certain industrial-adjacent zones where pollution and truck traffic affect daily life.
Residents find these Vietnam areas unappealing for understandable reasons:
- Far-out Binh Tan and Hoc Mon (HCMC): long commutes, limited nightlife, and few walkable amenities
- Certain Hoang Mai pockets (Hanoi): dense housing blocks without character, parks, or local identity
- Industrial-adjacent Long Bien areas (Hanoi): truck traffic and warehouse aesthetics detract from residential appeal
- Monotonous new townships: cookie-cutter developments lacking cafes, restaurants, or street-level activity
Don't lose money on your property in Vietnam
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
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 |
|---|---|---|
| Vietnam Ministry of Construction | Official government ministry publishing housing market data | We used it as the baseline for official government positions on Vietnam's housing market. We also used it to verify whether price movements are broad-based or concentrated in specific segments. |
| Savills Vietnam | Global real estate consultancy with established research standards | We used it to triangulate price levels and identify which corridors in Vietnam see the most momentum. We also used it to distinguish primary market developer sales from secondary market resales. |
| CBRE Vietnam | One of the world's largest brokerages with consistent research | We used it for broad city-level supply and demand direction in Vietnam. We cross-checked whether "up-and-coming" areas are actually getting new stock and infrastructure. |
| Reuters | Top-tier wire service citing government statements with clear timestamps | We used it to anchor the January 2026 policy direction on anti-speculation measures in Vietnam. We used its reported price growth ranges to cross-check brokerage reports. |
| World Bank | Highly trusted international institution with transparent methodology | We used it for the 2026 growth backdrop that supports household formation and rental demand in Vietnam. We kept our "best areas" calls grounded in fundamentals rather than hype. |
| IMF Vietnam Article IV | Most scrutinized macro-financial diagnostics for emerging markets | We used it to connect credit growth, interest rates, and real estate risk in Vietnam. We justified why some yield plays can look good but carry refinancing or regulatory risk. |
| Vietnam National Authority of Tourism | Official government dataset for inbound tourism to Vietnam | We used it to identify where short-term rental demand is structurally strongest. We cross-checked Airbnb hotspots against actual visitor volume data. |
| AirDNA | Most widely cited short-term rental data provider with known methodology | We used it for a reality check on occupancy and daily rates in Vietnam so Airbnb yield estimates aren't guesswork. We identified oversupply risk when listings are high relative to demand. |
| Hanoi City Government Portal | Official city government channel reporting on major public works | We used it to validate that Hanoi Ring Road 4 is actively progressing, not just planned. We justified corridor picks in districts likely to see accessibility improvements. |
| VOV English | Major state media outlet typically accurate on infrastructure operations | We used it to confirm HCMC Metro Line 1 is meaningfully used, not just ceremonially opened. We supported the "walk-to-station premium" thesis for specific neighborhoods. |
Get the full checklist for your due diligence in Vietnam
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.