By the Vietnam Expat team. Last reviewed 2026-09-22Every rent below is an asking price, not a signed lease, because no Vietnamese government body publishes a Hanoi rent index we could open [10][11]. We read 610 Dot Property ads and 155 Muaban.net ads on 21 September 2026 to build the medians on this page [10][11].
Four online rent guides quote different Hanoi figures for the same city. Further down, we set six of their figures beside the asking rents in our own reading.
What does Hanoi rent cost by area?
Nam Tu Liem and Long Bien sit at the cheap end. Ba Dinh, the diplomatic quarter, asks 2.5 times Nam Tu Liem's two-bedroom median. Tay Ho, on West Lake, asks about 1.3 times Nam Tu Liem's rent for both one and two bedrooms [2][3][4][6][7].
| Area [2] | Bedrooms | Ads read | Median, million dong | Middle half, million dong | US dollars |
|---|---|---|---|---|---|
| Tay Ho | 1 | 35 | 15.0 | 12.8 to 20.0 | 581 |
| Tay Ho | 2 | 51 | 18.0 | 15.0 to 30.0 | 697 |
| Ba Dinh | 2 | 11 | 35.0 | 20.0 to 37.0 | 1,355 |
| Cau Giay | 2 | 24 | 20.4 | 15.0 to 23.0 | 790 |
| Nam Tu Liem | 1 | 94 | 11.75 | 9.0 to 13.0 | 455 |
| Nam Tu Liem | 2 | 100 | 14.0 | 12.0 to 16.0 | 542 |
| Bac Tu Liem | 2 | 21 | 17.0 | 16.0 to 22.0 | 658 |
| Long Bien | 2 | 8 | 15.0 | 14.0 to 15.0 | 581 |
Source: our reading of Dot Property, Hanoi, 2026-09-21. Figures show the median and middle half of the ads read. Dollars are at 25,830 dong per US dollar [1][2][3][4][5][6][7][8][9].
Dot Property's English-language listings asked a median 248,010 dong per square meter across 606 sized ads, and Muaban.net's Vietnamese-language listings asked 153,846, about 38 percent lower [10][11].
Which Hanoi areas do foreign tenants pay the most to rent in?
Savills names Cau Giay, Dong Da, Nam Tu Liem, Tay Ho and Ba Dinh as the areas foreign tenants favor most for serviced apartments, based on its own Q1 2025 count of 6,246 serviced units across 64 projects [20]. Two of those five, Ba Dinh and Cau Giay, are also the priciest ordinary flats in our own reading.
A Ba Dinh two-bedroom asked a median 35.0 million dong and a Cau Giay one asked 20.4 million, against 14.0 million in Nam Tu Liem for the same size [4][5][7].
What do the new ward names mean for a Hanoi rental listing?
Since the 2025 reorganization, Hanoi has 126 commune-level units: 51 wards and 75 communes, operating from 1 July 2025 [39]. Tay Ho ward was rebuilt from the old Buoi ward plus parts of three neighboring wards [39].
Dot Property still files listings under the pre-2025 district names [2]. Ask a landlord or agent for the current ward name before you compare a listing against an official notice.
What does a house or villa cost to rent in Hanoi?
A detached house in Tay Ho asked a median 25.0 million dong a month across 111 listings, more than a third of them with 3 or 4 bedrooms [12].
A villa anywhere in Hanoi asked a median 65.0 million, about 3.6 times a Tay Ho two-bedroom median of 18.0 million [13][3].
| Home type [12] | Coverage | Ads read | Median, million dong | Middle half, million dong | US dollars |
|---|---|---|---|---|---|
| House | Tay Ho | 111 | 25.0 | 16.0 to 32.0 | 968 |
| Villa | Citywide | 100 of 229 | 65.0 | 45.0 to 81.5 | 2,516 |
Source: our reading of Dot Property houses and villas for rent, Hanoi, 2026-09-21. Dollars are at 25,830 dong [1][12][13].
What does a given rent level get you in Hanoi?
About 6 million dong rents a 25 square meter mini-apartment in Cau Giay, while 36 million rents an 83 square meter two-bedroom in a named Ba Dinh building [11][4].
| Rent, million dong [11] | US dollars | Home | Area |
|---|---|---|---|
| 6.0 | 232 | Mini-apartment, 25 m2, Yen Hoa | Cau Giay |
| 8.5 | 329 | Two-bedroom, 76 m2, Hateco 987 Tam Trinh | Hoang Mai |
| 10.0 | 387 | Two-bedroom, 51 m2, Grand Jardin Sai Dong | Long Bien |
| 15.0 | 581 | One-bedroom, 47 m2, Lumiere, Vinhomes Smart City | Nam Tu Liem |
| 25.0 | 968 | One-bedroom, 76 m2, PentStudio Tay Ho | Tay Ho |
| 36.0 | 1,394 | Two-bedroom, 83 m2, The Nelson Private Residences | Ba Dinh |
Source: six ads read on Dot Property and Muaban.net, 2026-09-21, chosen to show price levels, not averages. Dollars are at 25,830 dong [1][2][4][6][9][11].
Is the advertised Hanoi rent budget in guides and blogs real?
Partly. It depends on which area the guide has in mind. We tested six rent figures from four guides, all outside our own census, against the areas they most likely describe.
| Guide's claim [35] | Guide says | What our own census asked |
|---|---|---|
| This-is-vietnam.com, "Local Lifestyle" | 7.5 million dong (305 dollars) | 6.0 million at the Muaban.net citywide one-bedroom median, 11.75 million in Nam Tu Liem [11][6] |
| This-is-vietnam.com, "Premium Lifestyle" | 15.0 million dong (610 dollars) | Matches our own Tay Ho one-bedroom median of 15.0 million exactly [2] |
| Nomads.com, center studio | 415 dollars (about 10.7 million) | Below our Tay Ho and Nam Tu Liem one-bedroom medians, above Muaban.net's citywide one-bedroom median of 6.0 million [2][6][11] |
| CityCost.org, center one-bedroom | 399 dollars (about 10.3 million) | Same pattern as the Nomads.com figure above, below our Tay Ho and Nam Tu Liem medians, above the Muaban.net citywide median [2][6][11] |
| VietnamLiving.vn, Tay Ho one-bedroom | 700 to 1,300 dollars | Floor sits inside our own middle half; ceiling sits above every Tay Ho ask we read, including outliers [2] |
| VietnamLiving.vn, Cau Giay one-bedroom | 500 to 900 dollars | Our own Cau Giay one-bedroom reading that day found only 2 ads, too few for a median to test this range against |
Source: This-is-vietnam.com, Nomads.com and VietnamLiving.vn read 2026-09-22, CityCost.org read 2026-09-21, matching our own Dot Property and Muaban.net readings the same day [1][2][4][6][11][35][36][37][38].
One-bedroom rent claims for Hanoi span from about 7.2 million dong at CityCost.org's outside-center figure to a possible 33.6 million once VietnamLiving.vn's dollar ceiling is converted, more than four times apart, all describing the same city [37][38].
Savills tracks serviced apartments as a market of their own, with a citywide average of 610,000 dong per square meter a month [20].
One agent-listed unit at Oakwood Residence Hanoi, a serviced tower in Tay Ho, asked 6,350 US dollars for 200 square meters, about 820,000 dong per square meter, roughly a third above that average [20][21][22]. If an online figure looks far above what this page found, check whether it is quoting a serviced building.
What comes on top of Hanoi rent?
For one person using 300 kWh of electricity and 8 cubic meters of water, official tariffs add roughly 1.07 to 1.99 million dong a month to the rent, the range driven by the building's service charge band [23][26][27][28].
Our page on what Hanoi groceries and bills run prices every line item in full, including food.
| Item, monthly [23] | Official rate, dong | What a landlord may charge instead |
|---|---|---|
| Electricity, 300 kWh | 739,500 before VAT, on EVN's 6 tiers | 1,200,000 to 1,500,000 at a flat 4,000 to 5,000 per kWh |
| Water, 8 m3 | 68,000 | No markup figure found |
| Internet, 300 Mbps | 195,000 | No markup figure found |
| Service charge, 60 m2, with a lift | 72,000 to 990,000 | Set by the building, not the tariff frame |
Source: EVN tiers, HAWACOM's 2026 water list, FPT's price list, a Hanoi service charge decision and a landlord-markup guide, checked 2026-09-21 to 22. Totals are our arithmetic [23][25][26][27][28].
Can your Hanoi landlord legally charge more than the EVN rate?
For a landlord of rented rooms, no. A Government Portal report puts the fine for overcharging tenants there at 20 to 30 million dong, in force from 25 May 2026 [24].
A separate guide, last reviewed in August 2026, names the identical decree and fine. It also reports that landlords commonly bill a flat 4,000 to 5,000 dong per kWh anyway [25].
At 300 kWh a month, a flat 4,500 dong rate costs about 610,000 dong more than the tiered price before VAT, roughly 83 percent higher [23][25]. Ask what rate you will be billed before you sign.
How much deposit do Hanoi landlords ask, and how is rent paid?
One month's rent is the usual deposit. Of 156 saved Hanoi listings, 15 name a deposit and 13 of those ask exactly one month [11].
| What the listing says [11] | Listings that say it | Detail |
|---|---|---|
| Deposit | 15 of 156 | 13 ask one month, 1 asks 1.5 months, 1 asks a flat 15 million dong against a 12 million dong rent. |
| Payment rhythm | 12 of 156 | All 12 ask for rent three months at a time rather than monthly. |
| Lease length | 10 of 156 | 3 say one year, 7 say an open-ended "long term." |
| Furniture | 109 of 156 | 88 mention full or basic furniture, 21 say unfurnished. |
| Owner listing | 41 of 156 | The ad states "chính chủ," meaning the landlord posted it directly. |
Source: our reading of 156 saved Muaban.net ad cards, Hanoi, 2026-09-21. Counts are of listings, and one landlord may post more than once [11].
Article 328 of the 2015 Civil Code, as the Ministry of Justice's own legal portal quotes it, gives the receiver the deposit if the person who paid it backs out. If the receiver backs out instead, the law requires the deposit back plus an equal sum, unless the two sides agreed otherwise [30].
Article 163 of the 2023 Housing Law requires the lease itself to be in writing, naming the term and how rent gets paid [29]. Whether a specific clause meets that standard is a question for a lawyer, not this page.
Is Hanoi rent going up or down, and is there room to negotiate?
It depends which report you trust, and for what month. Batdongsan.com.vn recorded Hanoi rents up 8 percent in May 2026 [14].
Nha Tot's separate Q1 2026 report put the average asking rent at 11 million dong, down 12 percent on the previous quarter, with search demand for rentals down 47 percent, one of the steepest falls it named [18].
Only 3 of the 156 Muaban.net listings we read say the price is open to negotiation [11]. No source we read measures whether Hanoi landlords accept less than their advertised rent.
REFI's Q2 2026 figure puts Hanoi's rental yield at 2.32 percent, the lowest of the cities it tracks, down from about 4.2 percent in 2023, so a landlord who cuts rent further is cutting into an already thin return [17].
How does Hanoi rent compare with the cost of buying?
A year of Muaban.net's citywide two-bedroom median rent, 11.0 million dong, comes to 132 million a year [11]. A 60 square meter flat at Batdongsan's Q2 2026 average sale price of 85 million dong per square meter costs about 5.1 billion [14].
That puts a year of rent at roughly 2.6 percent of the purchase price, close to REFI's own reported 2.32 percent rental yield for Hanoi apartments, the lowest of the cities it tracks [11][14][17].
A yield that low says rent is small next to the purchase price. It says nothing about mortgage rates, appreciation or which option costs less over time.
Bao Lam Dong's Q2 2026 market review, quoting CBRE Vietnam Hanoi's director, named interest rates as the reason sales slowed, even as the primary market average price stood at about 95 million dong per square meter [15].
Nha Tot's citywide asking rent of 11.0 million dong is 1.31 times the National Statistics Office's 2025 average employee income of 8.4 million [18][19].
A Tay Ho two-bedroom at 18.0 million dong is 2.14 times that same income, and a Ba Dinh one at 35.0 million is 4.17 times it [3][4].
What does rent mean for your whole Hanoi budget?
Our pillar guide to Hanoi living costs adds bills, a rented motorbike and food to the rent figures on this page to build a full month's total for renters in the outer ring and in Tay Ho.
Numbeo's contributor data, archived 16 June 2026, puts a single person's costs excluding rent at 11,706,663 dong a month [40]. Our full monthly cost breakdown for Hanoi sorts that figure into categories.
Add whichever total fits your household to the rent level you are weighing, then build your own monthly total line by line.
Which rules touch a Hanoi rental for a foreigner?
Three: who reports your stay to the police, what currency the lease can use, and who owes tax on the rent. None of this is legal advice, and a lawyer should check how it applies to your own lease.
The person who runs the accommodation, ordinarily your landlord, declares your stay to the ward or commune police and checks your passport first. This follows Article 33 of Law 47/2014/QH13 as amended in 2023 [31].
Decree 282/2025/ND-CP fines a provider 3 to 5 million dong for leaving one to three foreigners undeclared, from 15 December 2025 [32].
Article 22 of the Ordinance on Foreign Exchange bars pricing and payment inside Vietnam in foreign currency except as the State Bank permits [33].
Most dollar figures on this page are our own conversion from a dong price; a few, like the 6,350 dollar ask on an agent's listing for Oakwood Residence and the Nomads.com, CityCost.org and VietnamLiving.vn figures tested above, were quoted in dollars to begin with [22][36][37][38].
On tax, Government Portal guidance on Decree 68/2026/ND-CP has the landlord file directly when an individual rents to an individual [34].
Annual rental income of 500 million dong or less, about 41.7 million a month, owes no personal income tax and no VAT. Above that, the landlord owes 5 percent VAT on revenue and 5 percent income tax on the excess [34].
What should you ask before you sign a Hanoi lease?
Ask what the rent excludes, what you pay per kWh, how long the lease runs, how the deposit comes back, and which ward your landlord will register you with.
- What does the rent leave out? Bills and the service charge added roughly 1.07 to 1.99 million dong to our own worked example [23][26][27][28].
- What price per kWh will you be billed? EVN's tiers run 1,984 to 3,460 dong before VAT; some landlords bill a flat 4,000 to 5,000 [23][25].
- How long is the lease, and how often is rent due? Only 10 of 156 listings we read named a term, and 12 named a 3-month payment rhythm instead [11].
- How and when does the deposit come back? Article 328 of the Civil Code sets the default if either side backs out [30].
- Which ward will the landlord register your stay with, and does the building already have a police-facing process? Decree 282/2025/ND-CP fines a provider that skips this step [32].
For the full census behind these numbers, including every district and lease-wording count, see our sister site's Hanoi apartment rent census.