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🏠 Finding a Home · Renting

From finding a listing to the lease, deposit, temporary residence registration and moving out — the steps for renting in An Khánh (former District 2)

Renting step by step

1. 1. Find listings —
   • Look on property websites, Facebook groups, or through real estate agents (môi giới) (see 'Where to find listings' below).
   • In areas with many foreigners, plenty of agents speak English.
   • The agent's commission is usually paid by the landlord, but always ask before you start.
2. 2. View the place —

   Ideally visit once by day and once at night. Check:

   • Water pressure, air conditioning, mold, noise
   • Window direction (afternoon sun)
   • Elevator wait times, parking, internet
3. 3. Negotiate the price —
   • Discuss rent, whether management fees are included, furniture and appliances, cleaning service and lease length all at once.
   • With a longer lease (1 year or more), landlords often lower the rent.
4. 4. Review the lease —
   • Get the lease in both Vietnamese and English. If the two versions differ, the Vietnamese version usually prevails.
   • Go through the 'Pre-signing checklist' below item by item before you sign.
5. 5. Deposit · Advance rent —
   • You usually pay a deposit (tiền cọc) of 1–2 months + the first month's (or several months') rent in advance.
   • Pay by bank transfer and get a receipt or confirmation signed by the landlord.
6. 6. Move-in check —
   • On move-in day, take photos and videos of the condition of the place. They're your evidence when getting the deposit back.
   • Get the furniture and appliance list (inventory) signed.
   • Photograph the electricity and water meter readings too.
7. 7. Temporary residence registration —

   When a foreigner moves in, the landlord must register them within 12 hours. Give the landlord copies of your passport and visa, and make sure they've done it (see 'Temporary residence registration' below).

8. 8. Moving out · Getting your deposit back —
   • Give notice in writing before the period set in the lease (usually 30 days). Zalo messages also leave a record.
   • On move-out day, check the condition together with the landlord; after the utilities are settled, you get your deposit back.

Which area to live in? (by old neighborhood name)

Since July 2025, Thảo Điền, An Phú (most of it) and Thủ Thiêm have become phường An Khánh, but listings still mostly use the old neighborhood names.

• Thảo Điền — the area with the most foreigners. Lots of international schools, cafés, restaurants and imported-food shops, with a mix of houses, villas and apartments. Some streets flood in the rainy season.
• An Phú — big apartment complexes, close to Vincom Mega Mall and the metro stations. Popular with families.
• Thủ Thiêm · Sala — a newly developed urban area. Wide, clean streets, with Thiso Mall Sala and Emart. Closest to District 1.

Rent ballpark (asking prices): on listing sites in 2025–2026, asking rents for a furnished 2-bedroom apartment (about 70–90㎡) in Thảo Điền were roughly 22–42 million VND a month (listings at Masteri Thảo Điền, Lumière Riverside and d'Edge). Actual rents vary with negotiation — also check whether management fees are included.

Where to find listings

• batdongsan.com.vn — Vietnam's largest property site. Search something like 'cho thuê căn hộ An Khánh'.
• Nhà Tốt (nhatot.com) — lots of listings direct from owners.
• Facebook groups — groups with names like 'Thao Dien apartment for rent'. Expat community groups also post listings.
• Be suspicious if the photos are too good and the price too low. Never send a deposit before seeing the place in person.

Pre-signing checklist

• Are the rent, deposit and payment cycle (monthly / every 3 months) written clearly in numbers?
• Which of management fees, internet, cable TV, parking and cleaning are included in the rent?
• Early termination: do you lose the deposit if you leave early? How many months' notice is needed? Is there an exception clause for job transfers or relocating home?
• Repairs: who fixes breakdowns like the air conditioner, water heater or leaks, and within how many days? (Usually major repairs are the landlord's, consumables the tenant's.)
• Electricity: apartments usually have their own meter, so you pay according to the EVN bill. If the landlord collects it separately, write the price per kWh (1 số) in the lease. Under rules effective December 2025 (Thông tư 60/2025/TT-BCT), the total electricity charge a landlord collects must not exceed the EVN bill amount.
• Landlord's name and proof of ownership: make sure the person signing is the actual owner (or someone authorized by them).
• Does it say the landlord will handle the temporary residence registration?
• Deposit return timing: does it state how many days after move-out the deposit will be returned?

Temporary residence registration (khai báo tạm trú) — who, when, how

• Who — the person in charge of where the foreigner stays, i.e. the landlord (or hotel). The tenant must provide copies of their passport and visa (or residence card).
• When — within 12 hours of the foreigner's arrival. Redo it if you move or your passport details change.
• How (online) — 'Khai báo tạm trú' on the HCMC immigration website hochiminh.xuatnhapcanh.gov.vn.
• How (in person) — submit the NA17 form to the local công an phường. For An Khánh, that's 27 Lương Định Của. Since the administrative reorganization, the former District 2 area is covered by the new ward police of An Khánh, Bình Trưng, Cát Lái and others.
• If it isn't done — fines may apply. Registration records are needed for visa extensions and residence card (TRC) applications, so get proof of registration (a photo or confirmation).

Detailed procedures can change. If it's your first time, asking at the police office in person is the surest way.

What if you can't get your deposit back?

• Keep the photos and videos from move-in and move-out, the lease and your transfer records organized.
• First, ask calmly by Zalo or email, citing the lease clauses. Getting angry in public usually makes things worse.
• If there was an agent, ask the agent to mediate.
• If that still fails, look into mediation (hòa giải) at the ward (phường) People's Committee or legal advice. Your embassy or consulate may also offer consular advice.
• Using the deposit to cover the last month's rent can breach the lease. Only do it if you've agreed in writing with the landlord.

Phrases for house hunting

Sources

• AZV Law — Temporary residence registration when renting to foreigners (2026)
• hoatieu.vn — Thủ tục khai báo tạm trú cho người nước ngoài
• thuvienphapluat — Quy định về thu tiền điện nhà trọ 2026
• luatvietnam — Mức giá điện, nước thuê trọ
• expat.com — Masteri Thảo Điền 2BR 72㎡ rental listing
• expat.com — Lumière Riverside 2BR rental listing
• CBRE Vietnam — d'Edge Thảo Điền 2BR 88㎡
• mia.vn — Phường An Khánh mới sau sáp nhập

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