District 1 Guide: Rent, New Wards, Clinics, Flooding

A one-bedroom in District 1 averages 7 to 20 million VND a month across October 2026 listings. By building it runs from VND 8 to 14 million at Soho Residence up to VND 23 to 33 million at The Marq. Vinhomes Golden River Ba Son, in Sai Gon ward, is 13 to 17 million.

By Vincent Nguyen

Your District 1 address is now a ward: Sai Gon, Ben Thanh, Tan Dinh or Cau Ong Lanh.

District 1 suits renters who want to live in the centre itself. For how it compares with the other areas, see where to live in Ho Chi Minh City.

Rent in District 1 by apartment size

Budget from the October 2026 listing averages. They are the newest figures, and the January 2026 area statistics below are context.

First-hand rent contracts come straight from the landlord or housing company. Second-hand contracts are sublets, and they usually cost more.

Rent by project: October 2026 listings

The averages come from about 6,300 listings. The district-wide row is 7 to 20 million VND a month for a one-bedroom of 30-65 m2. A two-bedroom of 55-95 m2 is 12 to 45 million VND, and a three-bedroom of 85-140 m2 is 25 to 75 million VND. A project figure is one building, not the area.

Rents by project, in VND a month, for one, two and three bedrooms:

Sailing Tower is 20 to 28 million VND for two bedrooms and 55 million VND for three. Zenity is 23 to 30 million VND for two bedrooms and 36 to 47 million VND for three. These are asking prices, not final rent.

Single listings on the same page show the spread around those averages.

Serviced apartments are popular here because they come furnished with cleaning, security and reception.

Which wards District 1 is in now

The former Ben Nghe ward and parts of Da Kao and Nguyen Thai Binh wards became Sai Gon ward. Ben Thanh ward took the former Ben Thanh and Pham Ngu Lao wards, with parts of Cau Ong Lanh and Nguyen Thai Binh.

The former Tan Dinh ward of District 1 and the rest of Da Kao became Tan Dinh ward. The former Nguyen Cu Trinh, Cau Kho and Co Giang wards and the rest of Cau Ong Lanh became Cau Ong Lanh ward.

On listings, Vinhomes Golden River Ba Son sits in Sai Gon ward and D1 Mension in Cau Ong Lanh ward. Use the new ward name on contracts and registration. The address format guide shows how to write it.

Schools: the nearest campuses are across the river

The four wards have no international campus of their own. The nearest cluster is in Thao Dien, about 20 minutes from the centre by car. Metro line 1 runs from Ben Thanh, Opera House and Ba Son to Thao Dien station. Fees, ages and application costs are in the international schools guide and the Thao Dien guide.

Clinics and hospitals

Victoria Healthcare International Clinic is at 20-20Bis-22 Dinh Tien Hoang Street, Tan Dinh ward. Family Medical Practice is at 34 Le Duan Street, Sai Gon ward.

For a hospital, Hoan My Sai Gon General Hospital is at 295 Phan Xich Long Street, Cau Kieu ward. Vinmec Central Park International Hospital is at 208 Nguyen Huu Canh Street, Thanh My Tay ward. Its intensive care and emergency department works 24 hours every day, including weekends and holidays, and its hotline is 0283 6221 166.

Compare them in the hospitals guide and the international clinics guide. Keep the emergency numbers saved before you need them.

Market, cafes and coworking

Ben Thanh Market is in the Ben Thanh area. The Ben Thanh Market guide has hours and the night market.

Four specialty cafes sit on the streets around the centre.

Tonkin Specialty Coffee is at 91 Ly Tu Trong Street, Ben Thanh ward. Hoff Coffee Brewers is at 42bis Ly Tu Trong Street, Sai Gon ward. XLIII Specialty Coffee is at 178a Pasteur Street, Sai Gon ward. Naii Specialty Coffee is down an alley at 36 Le Loi Street, Sai Gon ward.

For a banh mi, Banh Mi Me In is at 136/13 Le Thanh Ton Street. The Hive District 1 coworking space is at Huynh Khuong Ninh/26, Tan Dinh ward.

Getting around: metro, bus and ride-hail

Metro line 1 has 14 stations, among them Ben Thanh, Opera House and Ba Son. Single-trip fares run from VND 7,000 to VND 20,000 for cash and VND 6,000 to VND 19,000 without cash. A monthly pass costs VND 300,000. See the Metro line 1 guide for hours and ticket apps.

Buses on 134 routes are free from 1 July to 31 December 2026. From 1 October passengers verify with an ID card, VNeID, a bank card, an e-wallet or the MultiGo app. Route 155 links Ben Thanh station and the Municipal Theatre, and route 152 links the Trung Son residential area, Ben Thanh and Tan Son Nhat Airport.

From 10 October 2026, 13 bus routes temporarily change their path for construction of Metro Line 2 (Ben Thanh to Tham Luong). The change lasts until a new notice. The routes are 5, 6, 13, 14, 28, 30, 38, 65, 69, 103, DL01, DL02 and DL04.

A GrabCar 4-seater costs VND 28,473 for the first 2 km, then VND 9,818 per km. A Xanh SM car costs VND 30,500 for the first 2 km, then VND 15,200 per km to km 12. The fares comparison covers surcharges and foreign cards, and the getting around guide covers the rest.

Flooding and the tide record

From the start of 2025 to 20 November 2025 the city logged 75 days of tide above alert level 1. The Department of Construction listed the low-lying riverside areas most affected, among them An Khanh, Tan Thuan, Tan My and Phu Thuan wards and Thanh Da in Binh Quoi ward. None of the four wards above is on that list.

Of its 12 flooded points in the old city area, 0.1-0.3 m deep, Calmette Street is the one inside your wards: it sits in Ben Thanh ward. The flooded streets run from the centre, such as Calmette, to the outskirts.

The tide season in the south runs from the 8th to the 12th lunar month. This year’s peak is forecast at Phu An station for 27-29 October. If your flat is on Calmette Street, expect water at the highest tides.

Deposit, parking and utilities

Deposits are usually 1-2 months, typically 2 months’ rent. Pay one month for a mini or serviced flat at 8 to 15 million VND a month, and usually two for an apartment at 15 million VND or more.

Parking is usually separate: about VND 100,000 to 150,000 a month per motorbike and about VND 1.5 to 3 million per car. At a viewing, check the walls, ceiling, floor and doors, then light, noise, security and parking, and asking about electricity, water and management fees.

Household electricity is billed in six tiers, from VND 1,984 per kWh for 0-50 kWh to VND 3,460 per kWh from 401 kWh. These prices exclude VAT. A landlord who charges a tenant more than the regulated household price faces a fine of 20 million to 30 million VND.

Home internet costs from VND 195,000 a month for 300 Mbps (FPT GIGA, September 2026). The cost of living guide adds water, food and transport, and the rental contract guide covers the lease itself.

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Not confirmed: Listing prices are asking prices, not final rent, so negotiate. Free buses end on 31 December 2026; confirm what follows before you rely on them.

General information checked against the sources listed above, not legal advice for your situation. Rules and office practice change; confirm with the immigration office or a licensed adviser before you act. See how guides are checked.

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