Moving to Vietnam is a big step, and finding your first apartment is often the biggest hurdle. You don't speak Vietnamese, you don't know what's a fair price, and every building looks alike. This checklist distills what expats living in District 1, District 2, and Binh Thanh have learned over years—helping you avoid mistakes and find the right place on the first try.
Before viewing your first apartment, have these documents ready:
- Passport with at least 6 months validity
- Visa or Temporary Residence Card (TRC)—especially important for long-term contracts
- Employment contract or job offer letter (if available)
- Proof of income (3 most recent bank statements)
Vietnamese landlords typically ask to see your passport first, and for contracts of 6 months or longer, a visa or TRC is almost mandatory.
Tip: Bring notarized copies for the landlord to keep on file. This shows professionalism and speeds up the contract signing process.
Don't just look at pretty photos—inspect these details carefully:
Plumbing and electrical:
- Turn on every shower to check water pressure
- Test air conditioners in every room (run for at least 15 minutes)
- Check electrical outlets—many older apartments have non-standard outlets
- Ask about hot water: individual heater or central system
Orientation and light:
- West-facing apartments get extremely hot in Saigon afternoons—room temperatures can spike 5-7°C
- Southeast is ideal for natural cross-ventilation
- Check sound insulation with neighbors and hallways
Noise and environment:
- Visit during rush hour (7-9 AM or 5-7 PM) for a realistic assessment
- Check proximity to major roads, construction sites, or bars
- Ask about pet policies if you have one
Common amenities:
- Try the elevator—some older buildings have unreliable lifts
- Inspect parking areas (motorbike and car)
- Assess security: 24/7 guards, cameras, access control
This is where many expats make mistakes. Before transferring deposit money, confirm:
Standard deposits:
- 1 month for 6-month leases
- 2 months for 12+ month leases
- Request a signed receipt clearly stating the purpose of the deposit
Red Invoice (VAT):
- If your employer pays your rent, confirm the landlord can issue a Red Invoice
- Not all individual landlords are tax-registered to do this
- Invoice fees are typically 10% of rent—clarify who pays this
Management fees:
- Usually $0.70-$1.20 per square meter per month
- Clarify what's included (pool, gym, security) and what's not
Exit clauses:
- Negotiate a break clause with 60 days notice—especially if you're here for work and could be relocated
- Clarify how much deposit you'll lose if you break the lease early
Negotiation tip: If the landlord won't lower rent, ask for upgrades—a new mattress, a better TV, or management fees included. They're often more flexible with extras than price.
This is a legal requirement many expats (and landlords) overlook:
- All foreigners residing in Vietnam must be registered with the local ward police
- Officially, this is the landlord's responsibility, but many forget or don't know
- Registration must happen within 24 hours of moving in
- Failure to register can result in fines of 500,000 to 2,000,000 VND
Protect yourself:
- Confirm who will register—you or the landlord
- Request a copy of your residence registration once completed
- Keep this document when traveling abroad—customs may request it
After talking with dozens of expats, these mistakes come up again and again:
- Paying cash without a receipt. Always demand a signed, dated receipt.
- Skipping the furniture inventory. Inspect everything and photograph all furniture and appliances at handover—this is the basis for getting your deposit back.
- Trusting an agent without verification. Some agents hide information about building age, water issues, or noisy neighbors.
- Signing a Vietnamese-only contract. Request an English translation or have a trusted local review it.
- Not checking previous utility bills. Ask to see the last 3 months of bills to estimate your monthly costs.
Finding your first apartment in Vietnam isn't rocket science, but it shouldn't be rushed either. Spend 1-2 weeks exploring different neighborhoods, view at least 5-7 apartments, and don't hesitate to ask lots of questions. Good landlords appreciate thoroughness.
With this checklist in hand and a clear sense of what to look for, you're far less likely to encounter unpleasant surprises after moving in.
Looking for an apartment in Vietnam? Browse verified listings on VietRent—your trusted platform for expat-friendly apartments in HCMC, Hanoi, and Da Nang.
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