Ho Chi Minh City real estate market — prices, rental yield and trend
- Average price: $4,782 / m²
- Gross rental yield: 2.95%
- 12-month price change (USD): 5.1%
- Net rental yield: 2.66%
- Transaction cost: 4.8%
- Price basis: local-market average
Residential property in Ho Chi Minh City averages $4,782 per square metre, +5.1% in dollar terms over the last twelve months. That makes it the 40th most expensive of the 131 markets in the set.
What a buyer pays in Ho Chi Minh City
The $4,782 figure is a local-market average across all residential property types: a flat in a prime district sits well above it, an older unit on the edge of the market well below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 4.8% of the price here. On a 100 m² apartment at the average price that is roughly $22,955 on top of the $478,227 purchase price. That is below the 9.5% median across the set, which shortens the time it takes for a purchase to break even. Against the Vietnam national average of $3,687, Ho Chi Minh City carries a 29.7% premium — the gap between this market and the country as a whole. Among the other Vietnam markets we track, Hanoi at $3,284 is 45.6% cheaper.
What it earns
A square metre lets for about $11.8 a month. Against a purchase price of $4,782 per square metre that is 3% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 141st of 151 markets by gross yield. Rental income is taxed at 0–10% — the rate is not a single number here. The 2.7% net figure we publish uses 10%.
How the tax works. 10% of gross revenue: 5% personal income tax plus 5% deemed VAT. Under art. 20 of the 2025 Personal Income Tax Law a non-resident's business revenue is taxed at flat rates with no threshold; the VND 500 million exemption in art. 7 is for residents. There is real uncertainty: in administrative practice foreign owners often file on the household-business form (01/TTS), to which the threshold does apply, giving 0% at USD 1,000 a month and about 7% at USD 3,000 — hence the 0–10% band. The stored 10% follows the statute. Source: luatvietnam.vn / KPMG.
Who can buy in Ho Chi Minh City
50-year leasehold (renewable), subject to quota. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.
How this figure is built
The price figure for Ho Chi Minh City is built from asking prices from listings. It was last refreshed on 2026-10-15. We rate our confidence in this market’s data low — treat the figures as indicative and check them before acting. We recompute every market the same way, which is what lets Ho Chi Minh City be compared with a country average or another city.
Sources: Numbeo Ho Chi Minh City · numbeo.com · research.jllapsites.com. Snapshot: 2026-10-15.