This research investigates the physical and mechanical properties of mortar incorporating fly ash (FA), which is by-product of Duyen Hai thermal power plant. Six mixtures of mortar are produced with FA at level of 0%, 10%, 20%, 30%, 40%, and 50% (by volume) as cement replacement and at water-to-binder (W/B) of 0.5. The flow, density, compressive strength, flexural strength, and water absorption tests are made under relevant standard in this study. The results have shown that the higher FA content increases the flow of mortar but significantly decreases the density of mixtures. The water absorption and setting time increases as the samples incorporating FA. Compressive strength of specimen with 10% FA is approximately equal to control specimen at the 91-day age. The flexural strength of specimen ranges from 7.97 MPa to 8.94 MPa at the 91-day age with the best result for samples containing 10% and 20% FA.