Rental yields and taxes in Vietnam: what landlords really net
7 min read · Updated 2026-06-01
Gross vs. net yield, the ~10% rental tax regime, management costs and how to think about currency risk on the way in and out.
From gross to net
Gross yields of 4.5–6% are realistic in the main cities — higher than most Western capitals. Getting to net: rental income above a threshold is taxed at roughly 10% (5% VAT + 5% personal income tax on revenue), management and sinking-fund fees take their share, and you should budget for vacancy between tenants and furniture refresh cycles.
A realistic net figure lands around 3.5–4.5% — before any appreciation. That's the number to compare against your alternatives, not the brochure yield.
What would your life cost in Vietnam?
Free 2-minute report. Instant result.
Currency and repatriation
You buy in Vietnamese dong, and the dong has historically depreciated gently against the dollar — low single digits a year. Rental income partly offsets this; price appreciation has historically more than covered it in the big cities, but treat that as upside, not a promise.
Repatriating sale proceeds is legal and routine if your money entered through official channels with the purchase documented. Keep every remittance record from day one — this is the single most important piece of financial hygiene for a foreign owner.
Want to know what your life in Vietnam would cost?
Create your free cost-of-living & investment report in 2 minutes.
Get my report