District 3 Guide: Rent, New Wards, Clinics, Flooding

A one-bedroom in District 3 rents for 7 to 20 million VND a month by building in October 2026 listings. The Nguyen Phuc Nguyen building is at 7 to 9.5 million, and Leman Luxury Apartments at 17 to 20 million. The area is now Ban Co, Xuan Hoa and Nhieu Loc wards.

By Vincent Nguyen

Your District 3 address is now a ward: Xuan Hoa, Nhieu Loc or Ban Co.

District 3 suits value-conscious renters and students, 10 minutes from the centre by motorbike. For how it compares with the other areas, see where to live in Ho Chi Minh City.

Rent in District 3 by apartment size

Budget from the October 2026 listing averages, drawn from 4,064 listings. 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.

The district-wide row averages 5 to 10 million VND for a one-bedroom; the buildings below span 7 to 20 million, and Leman Luxury Apartments is the top end.

Rent by project: October 2026 listings

A project figure is one building, not the area. Rents by project, in VND a month, for one, two and three bedrooms:

Single listings on the same page show the spread, and what furniture does to the price.

The two Terra Royal flats are the same size and differ in furniture. Compare furnished flats only with furnished flats.

Take a serviced apartment for management services and quick paperwork. Take an ordinary apartment block for more space on a long stay.

Which wards District 3 is in now

The former Wards 1, 2, 3 and 5 of District 3, and part of Ward 4, became Ban Co ward. The former Vo Thi Sau ward and the rest of Ward 4 became Xuan Hoa ward. The former Wards 9, 11, 12 and 14 became Nhieu Loc ward.

On listings, Terra Royal, My Vinh and Saigon Pavillon sit in Xuan Hoa ward, and Screc Tower, 590 CMT8 and the Nguyen Phuc Nguyen building in Nhieu Loc 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 three 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 has Thao Dien station. Fees, ages and application costs are in the international schools guide and the Thao Dien guide.

Clinics and hospitals

Three international clinics have Xuan Hoa ward addresses. Raffles Medical International Clinic is at 285B Dien Bien Phu Street. Centre Medical International is at 30 Pham Ngoc Thach Street. Yersin International Clinic is at 10 Truong Dinh Street.

Saigon Center Dental Clinic is at 378B Vo Van Tan Street, Ban Co 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.

Victoria Healthcare International Clinic is at 20-20Bis-22 Dinh Tien Hoang Street, Tan Dinh ward. Compare them in the hospitals guide and the international clinics guide. Keep the emergency numbers saved.

Cafes, food and sights

Two cafes sit on Vo Thi Sau Street. The Hummingbird Cafe and Roastery is at 103BIS, and Saigon Coffee Roastery is at 232/13.

For pho, Atispho Saigon is at 72c Tran Quoc Toan Street, Xuan Hoa ward. Pho Nhon is at 52 Nguyen Thong Street, Nhieu Loc ward. Banh Mi Cham Hung Tubes is at 315/18 Hai Ba Trung Street.

The War Remnants Museum is listed at Ward 6, District 3. See the War Remnants Museum guide for tickets and hours.

Getting around: railway, metro, bus and ride-hail

Saigon Railway Station is listed at 1 Nguyen Thong Street, Ward 6, District 3.

Metro line 1 has 14 stations, among them Ben Thanh and Opera House. 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 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). They are routes 5, 6, 13, 14, 28, 30, 38, 65, 69, 103, DL01, DL02 and DL04. The change lasts until a new notice.

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 three wards above is on that list.

Of the city’s 12 flooded points in the old city area, 0.1-0.3 m deep, Calmette Street is the central one, and it sits in Ben Thanh ward in District 1. 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.

Deposit, fees and utilities

Deposits are usually 1-2 months, typically 2 months’ rent. On top of rent a tenant pays a building management fee, electricity, water, internet and monthly parking. Get the management fee in writing.

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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