Da Nang & Hoi An Rental Yield & Vacancy Index 2026

Answer-first:

In 2026, Central Vietnam’s coastal market shows striking divergence: Da Nang beachfront properties rent for $12–$24/m²/mo (gross yields 6.2–7.8%), while Hoi An boutique villas command $8–$16/m²/mo (gross yields 5.5–6.8%). Severe seasonality creates 88–95% summer occupancy versus 52–65% monsoon occupancy, making 12-month expat leases significantly cheaper than short-term nomad stays.

Executive Summary & Central Coast Market Dynamics

Central Vietnam’s coastal corridor—anchored by the modern infrastructure of Da Nang and the UNESCO heritage landscape of Hoi An (Quang Nam)—represents Southeast Asia’s fastest-growing lifestyle and remote work hub. With international flight connectivity expanding at Da Nang International Airport (DAD), high-speed fiber internet infrastructure, and a world-class culinary and beachfront environment, the region attracts a diverse foreign demographic spanning remote software engineers, startup founders, hospitality entrepreneurs, and long-stay European retirees.

However, the coastal rental economy operates under fundamentally different economic mechanics than the high-density urban markets of Saigon or Hanoi:

Extreme Seasonal Occupancy Swings: Demand surges during the radiant summer months (May through August) with domestic and regional tourism, pushing short-term occupancy above 90% and inflating daily rental rates. Conversely, the Central Vietnam winter monsoon (October through January) brings persistent rainfall and localized flooding, causing short-term occupancy to crater to 50%–60%.
Dual Rental Market Structure: Landlords bifurcate into short-term tourist/nomad operators (charging daily/weekly premiums via OTA platforms) and institutional long-term lessors offering 12-month residential leases with deep 30% to 40% rate discounts.
Marine Salt-Air Depreciation Overhead: Oceanfront properties along Vo Nguyen Giap and An Bang Beach face heavy HVAC coil corrosion, facade weathering, and humidity degradation, necessitating distinct operating cost reserves.

This comprehensive 2026 market report benchmarks price-per-square-meter lease valuations, seasonal vacancy cycles, gross vs. net cap rates, utility consumption profiles, and regulatory compliance requirements across Da Nang and Hoi An.

                  CENTRAL COAST SEASONAL OCCUPANCY & RATE VOLATILITY
   Occupancy %
     100% ┼                     ┌─────────────────┐ (Summer Peak: 88% - 95%)
      90% ┼                    ┌┘                 └┐
      80% ┼                   ┌┘                   └┐
      70% ┼  ┌────────────────┘                     └────────────────┐
      60% ┼ ┌┘                                                       └┐ (Monsoon Trough:
      50% ┼─┘                                                         └─── 52% - 65%)
       0% ┴───┬─────┬─────┬─────┬─────┬─────┬─────┬─────┬─────┬─────┬─────┬───
             JAN   FEB   MAR   APR   MAY   JUN   JUL   AUG   SEP   OCT   NOV   DEC

To cross-reference broader regional performance metrics, review our Da Nang Beachfront Apartment Rental Index 2026, evaluate digital nomad pricing in the Da Nang & Hoi An Digital Nomad Rental Price Index 2026, and inspect secondary market trends in the Vietnam Secondary Cities Rental Index 2026.

2026 Price Per Sqm & Rental Rate Matrix: Da Nang & Hoi An

Rental pricing is benchmarked per net usable square meter (Diện tích thông thủy) per month across primary coastal micro-markets, comparing long-term 12-month residential leases against rolling monthly nomad contracts.

Sub-Market / Zone	Micro-Location	Property Archetype	Avg Net Area (m²)	12-Mo Lease Rent (USD/mo)	12-Mo Lease Rent (VND Mil)	Effective Rate ($/m²/mo)	Gross Yield (%)	Net Yield (%)	Annual Occupancy
My Khe Beachfront	Vo Nguyen Giap (Son Tra)	1BR Ocean-View Condo	48 – 54 m²	$650 – $950	16.2M – 23.8M	$13.54 – $17.59	6.8% – 7.5%	4.9% – 5.4%	82%
My Khe Frontline Luxury	Wyndham Soleil / TMS	2BR Corner Ocean Suite	82 – 95 m²	$1,200 – $1,800	30.0M – 45.0M	$14.63 – $18.95	6.5% – 7.2%	4.7% – 5.2%	85%
An Thuong Expat Quarter	Ngu Hanh Son (My An)	1BR Modern Studio/Flat	42 – 50 m²	$450 – $750	11.2M – 18.8M	$10.71 – $15.00	7.2% – 8.1%	5.3% – 5.9%	86%
Han Riverfront Promenade	Hai Chau (Bach Dang)	2BR Luxury Riverfront	75 – 88 m²	$1,100 – $1,650	27.5M – 41.2M	$14.67 – $18.75	5.8% – 6.5%	4.4% – 4.9%	90%
Han River Core (The Filmore)	Tran Thi Ly Bridge Axis	2BR High-End Condo	78 – 85 m²	$1,300 – $1,900	32.5M – 47.5M	$16.67 – $22.35	5.5% – 6.2%	4.2% – 4.7%	88%
Son Tra Peninsula Gateway	Tho Quang / Ocean Suites	3BR Sea-View Apartment	110 – 135 m²	$1,100 – $1,700	27.5M – 42.5M	$10.00 – $12.59	6.4% – 7.0%	4.6% – 5.1%	79%
An Bang Beachfront	Hoi An (Cam An Ward)	2BR Garden Villa	120 – 160 m²	$1,000 – $1,600	25.0M – 40.0M	$8.33 – $10.00	5.8% – 6.6%	4.1% – 4.8%	76%
Hoi An Rice Paddy / Green Zone	Cam Chau / Cam Thanh	3BR Pool Villa	200 – 280 m²	$1,200 – $2,100	30.0M – 52.5M	$6.00 – $7.50	5.4% – 6.2%	3.8% – 4.5%	74%

Prospective tenants and property investors can evaluate verified coastal inventory directly: view the frontline oceanfront /property/da-nang-my-khe-beachfront-condo-2br/ or explore central riverfront living at /property/da-nang-han-river-luxury-condo-the-filmore-2br/.

                 EFFECTIVE RENT PER SQM MATRIX ($/SQM/MONTH)
  ┌─────────────────────────────────────────────────────────────────────────┐
  │ DA NANG BEACHFRONT (MY KHE / SON TRA)                                   │
  │ 12-Month Lease:  ██████████████████████ ($13 - $19/m²)                  │
  │ Short-Term / OTA:██████████████████████████████ ($22 - $32/m²)           │
  ├─────────────────────────────────────────────────────────────────────────┤
  │ DA NANG HAN RIVERFRONT (HAI CHAU)                                       │
  │ 12-Month Lease:  ████████████████████████ ($15 - $22/m²)                │
  │ Short-Term / OTA:████████████████████████████ ($20 - $28/m²)            │
  ├─────────────────────────────────────────────────────────────────────────┤
  │ HOI AN BEACH & PADDY VILLAS (CAM AN / CAM CHAU)                         │
  │ 12-Month Lease:  ████████████ ($6 - $10/m²)                             │
  │ Short-Term / OTA:██████████████████ ($12 - $18/m²)                      │
  └─────────────────────────────────────────────────────────────────────────┘

For neighborhood-specific breakdowns and rental guides, consult our Da Nang Apartment Rent Expat Guide 2026, check the Da Nang Expat Rentals: An Thuong vs Son Tra Guide 2026, and read Son Tra vs My An Da Nang Expat Rental Guide 2026.

Gross vs. Net Rental Yield Mechanics in Coastal Vietnam

On paper, coastal properties in Da Nang and Hoi An advertise attractive gross yields between 6.5% and 8.5%—significantly higher than Saigon’s 4.2%–5.2% or Hanoi’s 4.5%–5.5%. However, calculating net rental yields reveals substantial operational erosion unique to maritime environments.

                    GROSS TO NET RENTAL YIELD DEDUCTION WATERFALL
                                           │
 ┌─────────────────────────────────────────┴─────────────────────────────────────────┐
 │ DA NANG BEACHFRONT CONDO (LONG-TERM)    │ HOI AN BOUTIQUE POOL VILLA (LONG-TERM)  │
 ├─────────────────────────────────────────┼─────────────────────────────────────────┤
 │ Gross Rental Yield: 7.10%               │ Gross Rental Yield: 6.20%               │
 │ Less: Building Management (22k/m²) 0.40%│ Less: Private Pool/Garden Care   0.65%  │
 │ Less: Landlord Tax (10% VAT+PIT)   0.71%│ Less: Landlord Tax (10% VAT+PIT) 0.62%  │
 │ Less: Marine AC / Salt Corrosion   0.45%│ Less: Flood / Monsoon Repair     0.50%  │
 │ Less: Seasonal Vacancy (1.2 mo/yr) 0.71%│ Less: Seasonal Vacancy (1.8 mo)  0.93%  │
 ├─────────────────────────────────────────┼─────────────────────────────────────────┤
 │ Realized Net Rental Yield: 4.83%        │ Realized Net Rental Yield: 3.50%        │
 └─────────────────────────────────────────┴─────────────────────────────────────────┘

Critical Coastal Operating Expense Vectors:

Marine Atmospheric Corrosion (Hơi Muối): Within 800 meters of the coastline, airborne sodium chloride rapidly attacks air conditioner condenser coils, outdoor balcony railings, metal door hardware, and electrical circuit boards. Condenser lifespan in frontline My Khe towers drops from the normal 8–10 years to just 4–6 years without anti-corrosion blue-fin treatments. Landlords must budget 0.4% to 0.6% of property value annually for replacement reserves.
Seasonal Vacancy Drag: In Hoi An’s detached villa sector, properties located near the Thu Bon River or low-lying Cam Thanh paddies experience 40%–50% vacancy between October and December due to localized high-tide flooding (Triều cường), dragging full-year annualized yield down by 90 to 120 basis points.
Statutory Tax Withholding: Under Circular 40/2021/TT-BTC, rental revenue exceeding 100 million VND per year triggers a mandatory 10% tax rate (5% VAT + 5% PIT). Failure by landlords to register leases with the local tax department risks police fines and administrative suspension of temporary residence privileges.

Expert Insight — Yield Realities & Investment Discipline:
“Foreign buyers and landlords frequently overestimate Da Nang cash flows by projecting July peak daily Airbnb rates across a 365-day calendar. In reality, the most resilient risk-adjusted yields come from signing 12-month leases with foreign remote workers and digital nomad executives at $700–$1,200/month. This strategy eliminates 15%–20% OTA booking commissions, curtails turnover maintenance, and delivers a consistent 4.8% to 5.4% net yield.”
— David Sterling, Chief Research Officer at Central Vietnam Property Index

For a complete breakdown of lease duration strategies, read our detailed guide on Short-Term vs Long-Term Rentals in Vietnam and review high-end luxury price trends in the Da Nang Luxury Condo Rent Prices 2026 Index.

Micro-Market Segmentation: Da Nang vs Hoi An

The Central Coast market comprises four distinct geographical clusters, each appealing to specific tenant lifestyles and budgetary brackets.

                    CENTRAL COAST TENANT DISTRIBUTION (2026)
                                          │
       ┌──────────────────┬───────────────┴───────────────┬──────────────────┐
       ▼                  ▼                               ▼                  ▼
[MY KHE BEACHFRONT] [AN THUONG ENCLAVE]          [HAN RIVERFRONT]    [HOI AN RICE PADDY/BEACH]
• Surf & Oceanfront • Walkable Western Cafes     • Business & Urban  • Serene Garden Living
• Remote Tech / Exec• Digital Nomad Hub          • Family Expat / TRC• Long-Stay Creatives
• $650 - $1,800/mo  • $450 - $950/mo             • $900 - $1,900/mo  • $800 - $2,100/mo

1. My Khe Beachfront & Son Tra (Vo Nguyen Giap Axis)

Vibe: Modern high-rise oceanfront living with direct access to sand, surfing, seafood restaurants, and panoramic coastline vistas.
Key Developments: Wyndham Soleil Da Nang, TMS Luxury Hotel & Residences, Muong Thanh Grand Ocean, Altara Suites, Ocean Suites.
Tenant Profile: Foreign remote engineers, Australian and European long-stay retirees, executive singles.

2. An Thuong Expat Quarter (My An / Ngu Hanh Son)

Vibe: High-density, pedestrian-friendly expat enclave filled with coworking spaces (Enouvo, DNC), specialty coffee shops, craft taco bars, and boutique apartment blocks.
Key Developments: Monarchy Towers, Hiyori Garden Tower, boutique studio walk-ups.
Tenant Profile: Digital nomads, international freelancers, young tech entrepreneurs. For practical nomad relocation advice, see our Digital Nomad Housing Guide Da Nang.

3. Han Riverfront & Hai Chau Urban Core (Bach Dang / Tran Phu Axis)

Vibe: Sophisticated metropolitan river promenade, insulated from beach winds and typhoons, close to administrative centers, bilingual schools, and hospitals.
Key Developments: The Filmore Da Nang, Azura Luxury Apartments, Indochina Riverside, Blooming Tower.
Tenant Profile: Corporate relocation directors, consular personnel, international school teachers, long-term multinational families.

4. Hoi An Heritage & Coastal Periphery (An Bang / Cam Chau / Cam Thanh)

Vibe: Relaxed, low-rise tropical aesthetic surrounded by organic gardens, water coconut forests, and rice paddies, located 30 minutes south of Da Nang.
Key Developments: Standalone private pool villas, restored French-colonial townhouses, boutique residential compounds.
Tenant Profile: Wellness practitioners, creative directors, remote founders with families seeking space and silence.

Utility Budgets, Air Conditioning Loads & Management Fees

Expatriates living along the Central Coast must budget for seasonal fluctuations in household utility consumption.

Expense Category	Da Nang Beachfront 2BR Condo	Da Nang Riverfront High-Rise	Hoi An 3BR Private Pool Villa	Operational Notes
Building Management Fee	18,000 – 28,000 VND/m²	22,000 – 35,000 VND/m²	N/A (Private Gardner: 2.5M VND)	Covers 24/7 security, pool, gym, elevators
Electricity (EVN 6-Tier Tariff)	1.8M – 3.2M VND/mo	1.5M – 2.8M VND/mo	4.5M – 8.5M VND/mo	High summer AC + pool pump load in villas
Domestic Water (Dawaco)	120,000 – 250,000 VND/mo	150,000 – 300,000 VND/mo	400,000 – 800,000 VND/mo	Progressive municipal tariff (12k–22k VND/m³)
High-Speed Fiber Internet	250,000 – 350,000 VND/mo	250,000 – 450,000 VND/mo	350,000 – 600,000 VND/mo	Dedicated 300–500 Mbps connection (Viettel/FPT)
Private Pool Maintenance	N/A (Included in HOA)	N/A (Included in HOA)	1,500,000 – 2,500,000 VND/mo	Bi-weekly chlorine & pump filtration service
Marine Salt-Air AC Servicing	200k – 350k VND/unit/quarter	150k – 250k VND/unit/quarter	250k – 400k VND/unit/quarter	Anti-rust coil wash mandatory quarterly

               MONTHLY UTILITY & SERVICE LOAD (2BR BEACHFRONT CONDO)
  ┌─────────────────────────────────────────────────────────────────────────┐
  │ TOTAL MONTHLY OPERATING EXPENSE: ~4,450,000 VND ($178 USD)              │
  │ • Building Management:  1,870,000 VND (85m² @ 22,000 VND/m²)             │
  │ • Electricity (EVN):    1,950,000 VND (580 kWh summer cooling load)      │
  │ • Water & Internet:       430,000 VND (300 Mbps Fiber + Dawaco Water)   │
  │ • Quarterly AC Wash:      200,000 VND (Amortized monthly maintenance)   │
  └─────────────────────────────────────────────────────────────────────────┘

Legal & Regulatory Framework: Housing Law 2024 & Expat Compliance

Renting property along the Central Coast requires navigating specific legal standards under the 2024/2026 Housing Law, 2024 Land Law, and municipal police directives from Da Nang and Quang Nam authorities.

Key Compliance Requirements for Foreign Lessees:

Condotel vs. Residential Zoning Discrepancies: Many high-rises along Vo Nguyen Giap are legally classified as commercial condotels (Căn hộ khách sạn) rather than pure residential apartments. Under the 2024 Housing Law, condotels operate under hospitality management licenses. Foreign tenants staying long-term must ensure the building management can formally issue police temporary residence (Tạm trú) certificates for 1-year Temporary Residence Card (TRC) extensions.
Mandatory Police Temporary Residence Registration (Tạm Trú): Landlords in Da Nang must register foreign tenants via the Da Nang Immigration online portal (danang.xuatnhapcanh.gov.vn) within 24 hours of arrival. Always demand a printed or PDF copy of the Phiếu Khai Báo Tạm Trú confirmation.
Foreign Remote Worker Visa Compliance: Foreign digital nomads working remotely from Da Nang should ensure their immigration status aligns with current immigration and tax laws. For detailed visa and tax guidance, read our Digital Nomad Working Legally in Vietnam 2026 Guide.
Security Deposit Return Safeguards: Due to seasonal tenant turnover, some private landlords attempt arbitrary move-out damage deductions for natural paint discoloration or salt corrosion. Ensure your lease contract contains an explicit clause defining ordinary wear and tear (Hao mòn tự nhiên) vs. tenant damage.

Strategic Recommendations for Expat Tenants & Property Investors

Time Your Lease Signing to Autumn: Signing a 12-month lease in October or November allows tenants to negotiate 15% to 25% lower base rents than signing during the May–July summer tourist peak.
Audit Air Conditioner Blue-Fin Protection: Before leasing beachfront units, inspect outdoor AC condensers. Units equipped with gold-fin or blue-fin anti-corrosion hydrophilic coatings prevent mid-summer compressor failure.
Inspect Flood Elevation in Hoi An: When leasing private villas in Cam Chau, Cam Thanh, or An Bang, check historical flood markers from past rainy seasons to confirm road accessibility during October/November downpours.
Prioritize Formal 12-Month Contracts: Avoid rolling 1-month verbal agreements. Securing a formal written lease contract guarantees rate stability throughout the summer surge and ensures legal compliance.

Frequently Asked Questions

What are the average price-per-sqm rental rates in Da Nang and Hoi An in 2026?

In 2026, Da Nang prime beachfront apartments rent for $12 to $24/m²/month (300,000–600,000 VND/m²), Han River high-rises range from $14 to $26/m²/month, and Hoi An garden villas and townhouses average $8 to $16/m²/month (200,000–400,000 VND/m²).

How does seasonal vacancy affect rental yields between summer and monsoon months?

Occupancy peaks at 88% to 95% during the dry summer season (May–August), but drops to 52% to 65% during the winter monsoon (November–January). This 35% seasonal occupancy swing reduces annualized gross yields from 8.2% to a realized net 5.1%–5.8%.

What are the key differences between gross and net rental yields in coastal Vietnam?

While gross yields reach 6.2% to 7.8%, net yields compress to 4.4% to 5.4% after accounting for building management fees (18,000–35,000 VND/m²), salt-air corrosion maintenance reserves (0.4%–0.6%), 10% statutory landlord taxes, and seasonal vacancy.

How do 12-month residential leases compare to month-to-month nomad rentals?

Long-term 12-month expat leases offer 25% to 40% monthly rent discounts compared to short-term rolling rentals, shielding tenants from extreme summer tourist rate surges while securing mandatory police temporary residence registration (tạm trú).

What legal regulations govern condotel and homestay leasing in Central Vietnam?

Under the Housing Law 2024/2026 and Land Law 2024, short-term homestay operations in residential-zoned condo towers are restricted. Foreign tenants require registered residential leases and electronic police tạm trú filings to maintain legal visa and TRC status.