Explore VietnamReal Estate
Explore Vietnam
Novaland Group
Under construction · Developer selling
Largest ecological township near HCMC — 1,000ha with 32km riverfront, 385ha water surface, and 70% green space, 15km from Long Thanh International Airport.
1,000+ hectare smart ecological township by Novaland on the Dong Nai River, 20 min from HCMC center. ~9,200 low-rise units (townhouses, shophouses, villas) across multiple sub-zones. 32km of riverfront, 385ha water surface, 70%+ green space. Suspended 2021-2024 due to legal/planning issues; legal obstacles fully cleared November 2025. Over 1,000 units already delivered with residents living in.
Better for long-term living than for investing.
Best-value large township near HCMC with legal fully cleared and three major infrastructure catalysts completing in 2026. Long Hưng Bridge groundbreaking adds a game-changer for 2028. But Novaland 67.2T VND debt (up from 61T) and ongoing restructuring mean you are still buying developer risk alongside genuine location upside.
| Project | Price | Distance |
|---|---|---|
| Vinhomes Grand Park | 67,5 triệu/m² | 3.5 km |
| Izumi City | Townhouse 5-10B VND | Same Đồng Nai province, 170ha by Nam Long — similar price range, smaller scale and fewer amenities, but more stable developer financials |
| Swan Bay | Townhouse 6-12B VND | Nhơn Trạch, Đồng Nai — 200ha island project, similar riverside concept. Benefits from Cát Lái Bridge (groundbreaking Jan 2026, completion 2028) |
End-user: Mixed project (6.0-6.9 band). Aqua City offers exceptional scale and amenities for its segment — 1,000ha, 32km riverfront, on-site mall/hospital/schools — and the 40-50% price correction creates genuine value. However, Novaland's 61T VND debt and restructuring timeline, delayed pink books, a 40-60 min peak commute to HCMC, and moderate flood risk create meaningful concerns that limit overall suitability to buyers with specific needs and risk tolerance.
Investor: Weak project (5.0-5.9 band). The deep discount from peak pricing is attractive on paper, but investor fundamentals are weak: no rental data exists, suburban low-rise units in Đồng Nai have limited tenant demand, pink book delays constrain liquidity and formal transactions, and Novaland's financial health poses real completion and exit risk. Long-term catalysts (Long Thành Airport, Long Hưng Bridge) offer upside, but this is a high-risk speculative play, not a stable income investment.
| Developer | Novaland Group |
| Construction | Construction |
| Completion | 2027 |
| Total Units | 9200 |
| Launch Date | 2019 |
| Handover | 2027 |
| Construction Permit | approved |
| Pink Book | partial |
| Legal Notes | All 3 levels of planning (1/10000, 1/2000, 1/500) synchronized by June 2025 — legal obstacles fully cleared. Over 1,000 units delivered, nearly 2,400 permitted to sign purchase agreements. 700+ pink books planned for 2026. Novaland total debt 67.2T VND at end-2025 (bank loans 27.2T, bonds 25T, third-party 15T). $300M international bond restructuring in progress — extending maturity 1 year and converting some bonds to equity. 2026 designated as final restructuring year. Former Đồng Nai Vice Chairman prosecuted for land management violations (Nov 2024). Bloomberg probe report (Oct 2025). |
Aqua City
| CBD (peak) | 40-60 min to HCMC center (expressway congestion) |
| CBD (off-peak) | 20-30 min to HCMC center via expressway |
| CBD (motorbike) | 40-50 min via QL1A/QL51 |
| Airport (peak) | 25-35 min to Long Thanh Airport |
| Airport (off-peak) | 15-20 min to Long Thanh Airport (~15km) |
Upper-middle-class families from HCMC and Bien Hoa. Mix of end-users and investors. Hundreds of families living in delivered phases. Community still forming — many units unoccupied following market downturn. Low noise, no flight path overhead.
