How to rent an apartment in Vietnam

Where to look

For the first month, short-term rental platforms and serviced apartments are convenient. Longer-term housing is often found through Facebook groups, local agents, Zalo, and building managers. The most reliable relocation strategy is to book temporary accommodation for a few days, walk the neighbourhoods, and only then sign a longer lease.

What to ask before a viewing

• Minimum contract term.
• Deposit amount.
• Deposit-return conditions.
• Electricity price per kWh and water charges.
• Management or service fee.
• Internet and expected speed.
• Motorbike or car parking.
• Whether temporary residence for a foreign tenant can be registered.

What to check during the viewing

1. Noise in the morning and evening: traffic, construction, karaoke, schools, bars.
2. Air conditioner condition and any smell of damp or mould.
3. Hot-water pressure.
4. Washing machine and drying space.
5. Wi‑Fi quality and, if needed for work, Ethernet availability.
6. Windows, direct sun, and real ventilation.
7. Furniture, mattress, appliances, and plumbing.
8. Access during heavy rain and whether the surrounding area floods.

Contract and deposit

The contract should clearly state the term, rent, deposit, utility rates, payment date, early-exit procedure, deposit return, repair responsibility, and inventory. A verbal 'don't worry, we will return it' is not as useful as a written clause. If the agreement is only in Vietnamese, translate it fully before signing.

Utilities

Two apartments with identical rent can produce very different monthly totals because of electricity, service fees, and parking. Compare total monthly cost rather than headline rent. Citywide averages are a starting point. Check current listings and add utilities, service fees, and parking for the specific property.

Temporary residence registration

Accommodation providers have obligations to declare a foreigner's temporary residence. In 2026, Vietnam's Ministry of Public Security introduced a unified portal for foreigner temporary-residence declarations and accommodation notifications. In practice, the landlord, accommodation operator, or authorised party usually handles it, so discuss this before signing rather than after moving in.

On move-in day

Record one continuous video of the entire apartment, including walls, furniture, appliances, meters, and existing damage. Send the file to the landlord or agent the same day. It is the simplest way to reduce disputes over scratches or broken items when you move out.

Choose the neighbourhood before the apartment

The cheapest apartment can cost more in practice if it is in the wrong area. Daily Grab rides, a long commute, no nearby grocery shop or constant noise all take time and money. For a first stay, consider temporary accommodation for 5-14 days, then explore the city before signing a long lease.

Where to look

People find apartments through short-stay platforms, Facebook groups, local agents, Zalo, building noticeboards and sites such as naidu.asia. A serviced apartment can be simpler for a one-to-three-month stay because furniture, cleaning and utilities may already be arranged. Longer leases offer more choice, but read the contract carefully.

Ten questions to ask before a viewing

1. What is the minimum lease term?
2. How much is the deposit, and when is it returned?
3. How is electricity billed, and what is the rate per kWh?
4. How is water billed?
5. Is there a management or service fee?
6. Is internet included, and what speed is available?
7. How much does parking cost?
8. Can the foreign tenant be registered at the address?
9. Is there a fee for ending the lease early?
10. Who pays to repair the air conditioner, water heater, washing machine and plumbing?

What to inspect in 15 minutes

• Look for damp smells or mould in corners, cupboards and behind curtains.
• Test every air conditioner. Check for unusual smells.
• Run the hot water and check shower pressure.
• Check the bathroom and kitchen drains.
• Test the washing machine and look for a place to dry clothes.
• Check the fridge, stove and basic appliances.
• Try the mattress; a sagging one can affect the whole stay.
• Check sockets near the desk and bed.
• Close the windows and listen to the street.
• Test mobile reception and Wi-Fi inside the apartment.

Check noise in the evening

Construction can start early, a school can bring traffic, a bar may play music at night, and a nearby café may run karaoke late. If you plan to stay for several months, return after 8 p.m. and spend ten minutes outside the building.

Rain and flooding

A neighbourhood can look different during heavy rain. Ask residents or security whether the entrance, parking area or nearby streets flood. On the ground floor, check for damp, smells and how high the floor sits above the street.

Calculate the full monthly cost

Use the current city cost page for a rent reference, then compare it with actual listings. The city average does not determine the price of a particular apartment.

What the lease should state

• Full names of the parties and the exact property address.
• Lease term and start date.
• Rent amount and payment schedule.
• Deposit amount and purpose.
• All utility rates.
• Notice period before moving out.
• Terms for ending the lease early.
• Which repairs are the owner’s responsibility and which are the tenant’s.
• A list of furniture and appliances.
• When and how the deposit will be returned.

Warning signs in a lease

Read carefully if the owner can keep the deposit after any early move-out without a clear notice period; electricity rates are missing; the tenant must pay for every repair regardless of cause; the inventory is blank; or payment goes to a third party whose role is unclear.

The deposit

The deposit depends on the property and lease term. Put in writing when it can be withheld, when it will be returned and what records establish the apartment’s condition. Do not rely on a verbal promise.

Confirm who is renting out the apartment

Ask an agent whether they represent the owner and who will receive your money. If possible, request proof that the person can rent out the property. You do not need to turn every rental into a legal investigation, but you should know why that person is receiving the deposit and rent.

What to do on move-in day

1. Record one continuous video of the apartment.
2. Take close-up photos of scratches, stains, cracks and damaged furniture.
3. Record the meter readings.
4. Count the keys and access cards.
5. Send the photos or video to the owner that day so the message has a date.
6. Keep the lease, deposit receipt and building-management contact details.

Internet for remote work

“The Wi-Fi is good” is not a useful test. Run a speed test in the room where you will work, check upload speed and video-call stability, and test Ethernet if you need it. Ask whether another provider can be installed in a large condominium.

If something breaks

Record the problem with a photo or video and message the owner or agent promptly. Do not hire an expensive repair person before agreeing who pays, unless the lease explicitly allows you to deduct the cost from rent.

Before moving out

1. Give notice within the period stated in the lease.
2. Agree on a time for the final inspection.
3. Record the final meter readings.
4. Film the apartment before handing over the keys.
5. Get confirmation that no rent or utility balance is due.
6. Confirm the date and method for returning the deposit.

Checklist before paying

• You have checked the neighbourhood by day and in the evening.
• You know the full monthly cost.
• You have tested the internet.
• The appliances are in acceptable condition.
• You have read and understood the lease.
• The deposit and return terms are written down.
• You know who receives the payment.
• Foreign-tenant registration is possible.
• You have a backup place to stay if the deal falls through.