A five-bedroom house behind An Bang Beach, with a pool, a cook, a housekeeper, and a driver all on the weekly rate, asks around $18,000 in March and drops toward $11,000 in October when the rain sets in and the Thu Bon river runs high. Hoi An is the rare luxury market where full staff is standard rather than a five-figure extra, which changes the whole math. The full structure, by pocket and season, with three worked examples.
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The number that matters first: $10,000 to $48,000 per week. That is the real spread for high-end houses around Hoi An, and where you land turns on three things, in this order: the season, the pocket, and the size of the staff. The line that makes this market different is the last one, because in Hoi An a cook, a housekeeper, and a driver usually come in the rate, where the same team in Tuscany or St Barts would add tens of thousands to the bill.
Hoi An runs one long apex. The dry season from February to August fills the beach and paddy villas, with the Lunar New Year, Tet, carrying a premium of its own in late January or February. Rates across the dry season run 50 to 90 percent above the wet-season low. The wet months from September to December bring central Vietnam’s rain and the river floods that put the old town under most years, and rates fall accordingly. Late August and January are the shoulder weeks that hold the best balance.
Indicative weekly rates in US dollars for quality staffed houses around Hoi An. Low is roughly September to December. Shoulder is late August and January. Peak is the dry-season high from February to August, with Tet quoted at the top. Most rates already include the household staff.
| House size | Low (Sep–Dec) | Shoulder (late Aug, Jan) | Peak (dry season, Tet) |
|---|---|---|---|
| 3–4 bedrooms | $10,000 to $14,000 | $12,000 to $18,000 | $15,000 to $24,000 |
| 5 bedrooms | $13,000 to $18,000 | $16,000 to $23,000 | $20,000 to $32,000 |
| 6 bedrooms | $17,000 to $24,000 | $21,000 to $30,000 | $26,000 to $40,000 |
| 7+ bedrooms | $24,000 to $32,000 | $28,000 to $40,000 | $34,000 to $48,000+ |
Bands reflect quality houses around An Bang Beach, Cua Dai, and the riverside paddy pockets, May 2026. Beachfront estates with full staff sit at the top of each band. Rates exclude the 8 percent VAT.
The premium pocket is the beachfront, the stretch behind An Bang and Cua Dai, a few kilometres north and east of the old town. Houses here carry the highest rates for the obvious reason, sand and sea on the doorstep, with the ancient town a 10 to 15 minute drive or a flat cycle away. The trade is erosion: parts of Cua Dai beach have narrowed badly over the past decade, so the view from a given house is worth checking against a recent photo, not a brochure.
The riverside and rice-paddy pockets inland hold the most characterful houses at the middle of each band, low villas set among working paddies with the river and the old town close. This is the Hoi An that photographs best and floods worst, so the dry-season booking is the one to make here. The villas closer to the old town itself give you walkable lantern-lit evenings, with the smallest gardens and the highest flood exposure of all. The further you sit toward the beach or the higher paddy ground, the drier your feet in November and the longer the cycle into town.
Vietnam charges VAT on accommodation. A temporary reduced rate of 8 percent is in force through the end of 2026, part of a stimulus measure the government has repeatedly extended, after which the rate is scheduled to return to the standard 10 percent. On a villa week the difference between 8 and 10 percent is real money, so a stay booked for early 2027 should be costed at the higher figure. There is no separate per-night tourist or bed tax in Hoi An, so VAT is the only government line on the invoice.
This is the pocket of value that defines Hoi An. The standard high-end let comes with a cook who shops the local markets and a housekeeper, and most beachfront houses add a driver. Where a dedicated private chef is an upgrade rather than the house cook, it runs a modest $80 to $150 per day plus food, a fraction of the Mediterranean rate. Provisioning is cheap and the cook handles it, which is part of why a fully staffed Hoi An week can undercut a self-catered villa in Europe.
Expect a refundable deposit of $500 to $3,000 depending on the value of the house, taken by card hold or held in cash on arrival and returned at checkout.
Each budget is built from the rate plus the lines that land on the invoice. With staff already in the rate and no bed tax, the Hoi An total is unusually close to the headline figure.
Headline: $11,000 / wk (wet season, cook and housekeeper included).
VAT (8%) $880. Chef-food and provisioning $400. Daily driver hire $350.
All-in: about $12,630 for the week, roughly $1,800 a night for a house that sleeps eight, staff included.
Headline: $20,000 / wk (dry season, full staff, driver included).
VAT (8%) $1,600. Chef-food for the week $600. Excursions and guide $700.
All-in: about $22,900 for the week, roughly $3,270 a night for ten, fully staffed.
Headline: $42,000 / wk (Lunar New Year, full staff, two drivers).
VAT (8%) $3,360. Chef-food and provisioning $1,400. Tet surcharge and tips $1,500.
All-in: about $48,260 before excursions, for a staffed estate sleeping fourteen.
Three levers move the all-in cost on a Hoi An week, and one upgrade we would skip.
Take the late-August or January shoulder. Either edge of the dry season delivers warm, mostly dry weather at 25 to 40 percent below the February-to-May peak, and well below the Tet surcharge. With flexible dates, this is the largest clean saving on the page.
Choose a paddy house over the beachfront. The beach premium is real, and Cua Dai’s erosion has thinned the payoff. A riverside or rice-paddy villa, booked in the dry season to dodge the floods, gives you the most photogenic Hoi An at the middle of the band, with the beach a short cycle away.
Lean on the house cook rather than a separate chef. The included cook shops the markets daily and turns out the local food most groups came for. Bringing in a dedicated chef on top rarely earns its keep here, where the standard kitchen is already the point.
What we would skip: a wet-season beach booking chasing the low rate. The discount is real, but October and November on the coast can mean days indoors and a flooded run into town. Take the dry season, or take the inland house, but do not pay a beach rate for a month you cannot use the beach.
Quality houses run from about $10,000 per week for a four-bedroom in the low season to $48,000 or more for a large beachfront estate with full staff over the dry-season peak. Most five to six-bedroom villas land between $14,000 and $28,000 per week, and the rate usually includes a cook, a housekeeper, and a driver.
Yes, almost always. The standard high-end let in Hoi An comes fully staffed, with a cook, housekeeping, and often a driver included in the weekly rate. This is the single largest value difference from a Mediterranean or Caribbean villa, where the same staff would be a five-figure extra.
The dry season from February to August is the apex, with the Lunar New Year (Tet) period in late January or February carrying its own premium. Rates run roughly 50 to 90 percent above the wet-season low, and the best beachfront houses book three to six months ahead for the peak weeks.
Vietnam applies VAT to accommodation. A temporary reduced rate of 8 percent is in force through the end of 2026, after which the rate is set to return to 10 percent. There is no separate per-night tourist or bed tax in Hoi An. Confirm whether a quoted rate includes VAT before you compare two houses.
Yes. Central Vietnam has a wet season from roughly September to December, and the Thu Bon river that runs through the old town floods most years, usually in October and November. The riverside and the UNESCO ancient town are the parts that go under. Beach and rice-paddy villas on higher ground are less exposed, but the wet months are the reason the dry-season premium is so steep.
Da Nang International is about 30 kilometres, roughly 45 minutes by road, and is the gateway for Hoi An. It carries direct flights from across Asia and seasonal long-haul, with onward connections through Hanoi, Ho Chi Minh City, Singapore, and Bangkok. A staffed villa will arrange the airport transfer as standard.
The wet season from September to December sits well below the dry-season top, often 40 to 55 percent lower, with the trade of rain and flood risk. The shoulder weeks of late August and January hold the best weather-to-price balance for travelers with flexible dates.
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