Apartments for Rent in District 4, Ho Chi Minh City — Complete 2026 Guide

1. District 4 Overview — Saigon’s Gentrifying Riverfront Next to Downtown

District 4 is the city’s smallest central district — a dense triangle of land hemmed in by water, sitting immediately south of District 1 across the narrow Ben Nghe Channel. For most of its history it was a working-class port and dockworkers’ quarter with a rough reputation. That District 4 is largely gone: a row of riverfront condo towers along Ben Van Don, a booming street-food scene and steady gentrification have turned it into one of HCMC’s most talked-about value addresses.

The pitch is pure geography. District 4 is right next to downtown — close enough to walk across a bridge into District 1 — yet rents here are a fraction of what the same proximity costs on the other side of the channel. You trade polish, space and prestige for location and price. It rewards budget-minded D1 commuters, young professionals, digital nomads and anyone who’d rather spend their money on Vinh Khanh seafood than on a downtown postcode.

A note on the 2025 administrative reform: on 1 July 2025 Vietnam abolished the district tier, and District 4 was consolidated from ten wards down to three — Vinh Hoi, Khanh Hoi and Xom Chieu — reporting directly to Ho Chi Minh City. The Ben Van Don riverfront cluster now sits in the new Xom Chieu / Khanh Hoi wards. As a place name and search term, “District 4” is unchanged and universal; a 2025-onward lease may simply name the new ward.

As a rental market, District 4’s edge over its neighbours is value-for-proximity. The typical 2-bedroom averages about $860/month — the lowest of the central riverfront districts, well under District 1 (~$2,060), Thu Thiem (~$1,540) and even Binh Thanh (~$1,050) — for a location that’s arguably closer to the heart of downtown than any of them.

2. The Shape of District 4

District 4 is small and easy to read. For renters it comes down to one street and one channel.

2.1 The Ben Van Don riverfront (where you’ll rent)

Ben Van Don runs along the Ben Nghe Channel facing District 1, and it’s where all four of the district’s modern towers line up: Saigon Royal Residence, Masteri Millennium, ICON 56 and The Tresor. From the upper floors you look straight across the water at the Bitexco tower and the District 1 skyline. This strip is the whole reason expats rent in District 4.

2.2 The dense interior & Vinh Khanh

Behind the riverfront, District 4 is a tight grid of narrow alleys, markets and the famous Vinh Khanh seafood street — packed with ốc (snail) and grilled-seafood eateries that draw diners from across the city. It’s authentic, lively and cheap, but the interior streets are dense and old; the appeal here is the food and the prices, not the polish.

2.3 The bridges to District 1

What makes District 4 work is how it connects to downtown. A series of short bridges — Khanh Hoi, Ong Lanh, Calmette and the pedestrian Mong Bridge — cross the Ben Nghe Channel directly into District 1, putting Ben Thanh, the CBD offices and the Nguyen Hue waterfront 5–10 minutes away on foot, bike or Grab.

3. The Four-Building Comparison Matrix

The District 4 riverfront towers, side by side. The 2BR column shows indicative 2026 asking ranges in USD per month (converted from public VND listings at ~26,000 VND/$), furnished, mid-floor.

The district-wide average 2-bedroom is about $860/month. To put that in context, the same proximity to downtown costs roughly $2,060 for a 2BR across the channel in District 1. District 4’s entire value proposition is in that gap.

4. Saigon Royal Residence — The District 4 Prestige Address

Saigon Royal Residence is the most prestigious building in District 4. A Novaland development on the corner of Ben Van Don and Nguyen Truong To — one of the strip’s best riverfront positions — it rises 35 floors with 561 units from studio to three bedrooms, the closest of the four to District 1 and the one with the strongest skyline views. Well-finished, well-managed, and the address District 4 residents name when they want to signal they bought in early.

Pricing is the highest in the district but still a bargain by central-riverfront standards: 1-bedrooms $540–800, 2-bedrooms $730–1,160, and 3-bedrooms $1,270–2,100. The pick for a professional or couple who wants the best District 4 has to offer and a genuine District 1-facing view, without paying District 1 rents.

5. Masteri Millennium — Hotel-Standard Living & Amenities

Masteri Millennium, at 132 Ben Van Don and handed over in 2018 by Thao Dien Investment (the team behind the Masteri brand), brings the polished, hotel-standard finish and big shared amenity deck that made Masteri buildings popular across the river in Thao Dien — here at District 4 prices. Expect a large pool, a proper gym, landscaped podium and a row of ground-floor shophouses and cafés that give the building its own street life.

Units run from compact studios up to larger three-bedrooms (roughly 54–108 m²). Pricing: studios around $500, 1-bedrooms $470–720, 2-bedrooms $770–970, 3-bedrooms $940–2,350 (the top of that 3BR band is the district’s high). The best blend of amenities, brand-name management and value in District 4 — a strong fit for renters who want a “lifestyle” building without a Thao Dien or D1 rent.

6. ICON 56 & The Tresor — The Compact-Value Pair

ICON 56

A single 25-storey Novaland tower at 56 Ben Van Don with around 312 units, ICON 56 sits with three sides open to the river, so it feels notably cooler and quieter than its size suggests. Units skew compact, which keeps rents tight: 1-bedrooms $570–640, 2-bedrooms $700–810, 3-bedrooms $850–1,000. A solid choice for a single or couple who want a calm, river-facing flat at a clean price.

The Tresor

Another Novaland tower, at 39 Ben Van Don about 300 m from Masteri Millennium, The Tresor (271 units) leans boutique and includes officetel units alongside apartments — handy for remote workers. It holds the district’s value floor alongside Masteri: 1-bedrooms $470–640, 2-bedrooms $700–970, 3-bedrooms $890–1,470. The lowest-cost way onto the Ben Van Don riverfront, popular with digital nomads and budget D1 commuters.

7. The “Walk to District 1” Value Calculation

District 4’s whole case rests on one comparison: you can live a five-minute bridge crossing from downtown for roughly the rent of a far-flung suburb. Here’s the math on a 2-bedroom, all approximate 2026 asking averages:

For a renter who works in or near District 1 and doesn’t need a metro line or international schools, District 4 delivers the shortest practical commute in the city after Thu Thiem — at the lowest rent of the four. If you’ll cross to District 1 most days anyway, you’re effectively getting a downtown location for a suburban price.

8. District 4 Rental Prices by Building (2026)

The full breakdown by bedroom. All figures are indicative 2026 asking rents in USD per month, converted from public VND listings at ~26,000 VND/$; furnished, before negotiation. Floor, view (river/D1-facing vs interior) and furniture quality move the real number.

District summary: apartments run from about $470 (a 1-bedroom in The Tresor or Masteri Millennium) to $2,350 (a Masteri Millennium 3-bedroom), with the typical 2-bedroom averaging around $860/month. By bedroom across the district: studios around $500, 1-bedrooms roughly $470–800, 2-bedrooms $700–1,160, 3-bedrooms $850–2,350. It’s the most affordable central-riverfront district in the city.

9. Getting to District 1 & Around

District 4’s superpower is proximity; its weakness is that you’ll rely on roads and bridges rather than rail.

• Khanh Hoi Bridge: the main road crossing into District 1, landing near the Nguyen Hue / Ham Nghi end of downtown.
• Ong Lanh & Calmette Bridges: further crossings into the CBD and toward Ben Thanh.
• Mong Bridge: the historic pedestrian bridge over the Ben Nghe Channel, linking Ben Van Don directly to the District 1 waterfront — a genuine walking route downtown.
• Tan Son Nhat Airport: roughly 25–35 minutes by car.

The metro caveat: Metro Line 1 does not serve District 4 — there’s no station in the district. The nearest is Ben Thanh, just across the bridges in District 1, so the metro is usable but requires the short hop downtown first. District 4 is a walk-bike-and-Grab district, not a rail one. The flip side of the dense layout is that parking can be tight and the bridges congest at peak hours — test your crossing at rush hour before committing.

10. Food, Nightlife & Daily Life — Vinh Khanh and the Riverfront

If District 4 has an identity beyond value, it’s food. This is one of Saigon’s great eating districts, and increasingly a going-out one too.

• Vinh Khanh Street: the legendary ốc (snail) and grilled-seafood strip — dozens of bustling eateries serving snails in butter, tamarind or chilli-salt, washed down with cheap beer. A nightly draw for Saigonese from every district.
• The gentrifying café & bar scene: Ben Van Don and the streets around the towers now host specialty cafés, craft-beer spots and rooftop bars catering to the newer residents.
• Markets & street food: the dense interior is full of authentic, cheap local eats — this is everyday Saigon, not an expat bubble.
• Downtown on tap: the full dining, shopping and nightlife of District 1 is a 5–10 minute bridge crossing away — you get District 4 prices with the CBD as your extended backyard.

Western groceries and malls aren’t on the doorstep the way they are in Thao Dien or at a Vinhomes mall, but District 1’s supermarkets and the riverfront are minutes away. The lifestyle here is local-and-lively, then cross-the-bridge-for-the-rest.

11. Schools, Healthcare & Who District 4 Suits

Be clear-eyed about the fit. Like neighbouring District 1, District 4 has no international schools — families with school-age children rent in the Thao Dien / An Phu school belt or Binh Thanh instead. District 4 is built for singles, couples, digital nomads and budget-minded District 1 commuters — people who prize a near-downtown location and low rent over space and family infrastructure.

Healthcare is well covered by proximity: District 1’s international clinics and major hospitals are a few minutes over the bridges, and local clinics and pharmacies are throughout the district. The honest summary: District 4 is excellent for the right renter and wrong for a school-age family — know which you are before you sign.

12. Total Move-In Cost & Monthly Budget

The realistic upfront cost for an $860/month 2-bedroom (the district average) in District 4:

Ongoing monthly costs (on top of rent)

• Management fee — roughly $35–80/month for a 2BR (Masteri Millennium and Saigon Royal at the higher end for their amenities).
• Electricity — $50–140 for a 2BR (heavy air-con in the March–May dry season pushes the top end).
• Water — $5–12; internet — $10–15.
• Motorbike parking ~$10–15; car parking $50–100 (a motorbike or Grab is the norm here, given the dense streets).

Realistic all-in monthly housing cost for an $860 2BR: roughly $1,000–1,150 including fees, utilities and parking — comfortably the cheapest central-riverfront option in the city.

13. Which Building Fits Your Profile?

The best District 4 has to offer ($800–1,200 for 2BR)

Best fit: Saigon Royal Residence — the prestige address, best D1-facing views, closest to downtown.

Amenities & lifestyle on a budget

Best fit: Masteri Millennium — hotel-standard finish, big pool and gym, shophouses downstairs, brand-name management.

A quiet, river-facing flat at a clean price

Best fit: ICON 56 — compact units, three sides to the river, calm setting.

Lowest entry / remote worker

Best fit: The Tresor — the district’s value floor, with officetel units suited to working from home.

Short stay or fully serviced

Best fit: see District 4 serviced apartments — furnished, all-inclusive options popular with nomads and budget D1 commuters.

Family with school-age kids

Honest answer: choose Thao Dien or District 2’s An Phu instead — District 4 has no international schools.

14. Pricing, Negotiation & Timing

District 4 is a value market with a deep pool of investor-owned units across four large towers, so landlords compete and there’s room to negotiate — particularly outside the riverfront-view, D1-facing units that command a premium within each building.

How to play it

• Interior vs view: units facing the river and District 1 cost more; an identical interior-facing unit a few floors away can be 15–25% cheaper. Decide whether you’re paying for the view.
• Lean on supply: open 5–10% below the listed rent for a 12-month lease, more on a unit that’s sat empty.
• Longer term or quarterly prepayment: ask for a free month or a 3–5% reduction.
• Officetel angle: at The Tresor and Masteri Millennium, officetel units can be cheaper than residential apartments — fine for a single or remote worker.
• Seasonality: May–July and December–January are the softer windows.

“I’m comparing this with an interior-facing unit in the same tower and a similar flat next door. I can sign 12 months and transfer the deposit within 24 hours at [your target] — can we close today?”

Weighing District 4 against living downtown? Compare the numbers with our District 1 apartment guide — the rent gap is the whole story.

15. Top Renter Mistakes to Avoid in District 4

1. Assuming every unit faces District 1. Only some units look across the channel at the skyline; many face the interior or sideways. Confirm the actual outlook in person — it drives both the price and the appeal.
2. Ignoring bridge traffic. The crossings into District 1 congest at peak hours. Test your real commute at 8:00 AM and 6:00 PM before signing.
3. Underestimating Vinh Khanh noise. Great for diners, less so for sleepers — units near the seafood street and busy alleys can be loud at night. Check after dark.
4. Confusing officetel with apartment. Some units (notably at The Tresor and Masteri Millennium) are officetels with different rules on residency and fit-out. Confirm what you’re actually renting.
5. Expecting metro access. There’s no metro in District 4. If a no-traffic rail commute matters, you’ll cross to Ben Thanh first — factor that in.
6. Renting here with school-age kids without a plan. No international schools in the district; confirm the daily school route before committing, or choose the school belt.
7. Not verifying ownership. In investor-heavy towers, confirm the landlord’s Pink Book (Sổ Hồng) and right to lease.
8. Skipping the furniture inventory. Photograph every item and its condition at handover — the top cause of deposit disputes.

16. District 4 vs Other HCMC Districts

The short version: District 4 is the cheapest way to live a stone’s throw from downtown. You give up metro access, international schools and new-build polish; you gain a 5-minute bridge to District 1, one of the city’s best food scenes, and the lowest central-riverfront rents going.

17. A Day in the Life

Scenario A: Couple at Saigon Royal Residence (2BR, both work in District 1)

7:30 AM — coffee with the Bitexco tower framed across the channel. 8:00 AM — a 10-minute walk over Mong Bridge into the CBD, no car needed. 12:30 PM — lunch downtown. 6:30 PM — home over the bridge, pool on the podium. 8:00 PM — ốc and cold beer on Vinh Khanh, five minutes away. Weekend: Nguyen Hue waterfront and District 1 dining, all on foot.

Scenario B: Digital nomad at The Tresor (1BR officetel)

9:00 AM — work from the officetel or a Ben Van Don café. 1:00 PM — cheap, excellent lunch in the local alleys. Afternoon — gym in the building, then a riverfront walk. Evening — craft beer on the gentrifying strip or seafood on Vinh Khanh. The whole setup costs less than a single room in District 1.

Scenario C: Young professional at Masteri Millennium (1BR)

7:45 AM — Grab over Khanh Hoi Bridge to a District 1 office in 10 minutes. Evening — the Masteri pool and gym, then dinner at a shophouse downstairs. Weekend: brunch at a Ben Van Don café, then cross to District 1 or out to Thao Dien. Brand-name living, budget rent.

18. FAQ — District 4 Apartments for Rent

Is District 4 still a “district” after the 2025 reform?

Administratively, no — since 1 July 2025 the district tier was abolished and District 4 was consolidated from ten wards into three (Vinh Hoi, Khanh Hoi, Xom Chieu) under Ho Chi Minh City. As a place name and search term, “District 4” is unchanged; the Ben Van Don riverfront now falls under the Xom Chieu / Khanh Hoi wards.

What’s the average rent in District 4?

A typical 2-bedroom averages about $860/month — the lowest of HCMC’s central riverfront districts. Across the district, prices run from roughly $470 (a 1-bedroom in The Tresor or Masteri Millennium) to $2,350 (a Masteri Millennium 3-bedroom).

Why is District 4 so much cheaper than District 1 when it’s right next door?

History and perception. District 4 was a working-class port district and still carries some of that reputation, and it lacks District 1’s polish, prestige, metro and amenities. The location, though, is almost as central — which is exactly why it’s the city’s best value-for-proximity play.

How do I get to District 1 from District 4?

Over the bridges — Khanh Hoi, Ong Lanh, Calmette or the pedestrian Mong Bridge — which cross the Ben Nghe Channel directly into downtown in 5–10 minutes on foot, bike or Grab. It’s one of the shortest commutes to the CBD in the city.

Is there a metro station in District 4?

No. Metro Line 1 doesn’t serve District 4; the nearest station is Ben Thanh, just across the bridges in District 1. District 4 is a walk-bike-and-Grab district rather than a rail one.

Is District 4 safe?

Yes — its old rough reputation is largely outdated. The riverfront towers have 24/7 security, and the area has gentrified considerably. Normal city precautions (mind phones near busy streets) apply, as anywhere central.

Which building has the best views?

Saigon Royal Residence and the river-facing units of Masteri Millennium and ICON 56 look directly across the channel at the District 1 skyline. Interior-facing units in any tower cost less but lose the view — confirm the outlook before signing.

Is District 4 good for families?

Less so — there are no international schools in the district, like neighbouring District 1. It suits singles, couples, digital nomads and budget D1 commuters far better than families with school-age children, who should look at Thao Dien or An Phu.

What’s an officetel, and should I rent one?

An officetel is a hybrid office-apartment unit (common at The Tresor and Masteri Millennium). They’re often cheaper and fine for a single person or remote worker, but have different residency/registration rules than a standard apartment — confirm the details before signing.

Can foreigners rent freely, and is USD accepted?

Yes — no restrictions on foreigners renting in District 4, and most landlords welcome foreign tenants. USD quoting is common; VND by local transfer is also normal.

What’s the food scene really like?

Excellent and famous — Vinh Khanh Street is one of Saigon’s top seafood/ốc strips, and the area around the towers has a growing café and craft-beer scene. It’s a genuine draw, not a footnote.

Furnished or unfurnished?

Most District 4 units come furnished, though quality varies by landlord — inspect the specific unit. For stays under two years, furnished is simpler; serviced apartments bundle everything for flexibility.

19. Final Recommendation — Choose Your Building

Quick reference: match your top priority to a building.