An Dương Ward is currently witnessing a stabilization in m² Prices as the riverside revitalization project nears completion. Despite a lack of new residential developments, the high demand for proximity to the Old Quarter keeps the local Cost of Living competitive yet attractive for young professionals. The market is shifting heavily toward long-term rental yields rather than speculative buying due to chronic supply shortages. Our Verdict: The Investment Outlook remains a 'Strong Hold' for current owners, while prospective buyers should act before infrastructure upgrades further inflate values.
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Districts Analysed
Offers the best balance of scenic Red River views and lower entry-level purchase prices compared to neighboring Tay Ho.
Provides unbeatable proximity to the Ba Dinh and Hoan Kiem business hubs via the Nghi Tam dyke road.
Features a high density of serviced apartments and is within walking distance of the international dining scene in Tay Ho District.
Top-rated zones for tenants
An Dương Ward has 1 analyzed neighborhoods with a citywide average rent of ₫6.8/m² per month. Each district below is rated on our 1-5 scale and classified from "Trenches" (best value) to "Final Boss" (luxury tier). Click any neighborhood to see the full price breakdown, local highlights, and our verdict on whether it is fairly priced.
Gross rental yield for An Dương Ward: 0.0% annually based on average rent vs. buy prices.
Foreigners are generally restricted to 50-year leaseholds on specific commercial residential projects, though most traditional houses in the ward require a Vietnamese spouse or business entity for ownership.
Standard transactions incur a 2% personal income tax for the seller and a 0.5% registration fee for the buyer, based on the government-regulated land price frame.
While historically part of the Red River flood zone, recent 2025 infrastructure upgrades to the dyke system and local drainage have significantly mitigated seasonal flooding risks for 2026.