Delivered 2024

DEFINE CapitaLand - Ultra-Luxury Apartments, Thanh My Loi, Thu Duc City

Name: DEFINE
Address: VN

CapitaLand Development

Delivered 2024

88 units, all with private elevator access — 4BR units include private ~26 m² lap pools, unique in HCMC's ultra-luxury condo segment.

💰 27 tỷ – 45 tỷ📏 137 triệu/m²🏗️ Delivered 2024🏢 88 units

DEFINE is a 26-storey ultra-luxury residential tower by CapitaLand Development, set on 0.45 hectares in Thạnh Mỹ Lợi Ward, Thu Duc City. The building offers just 88 apartments — 4 per floor — each with private elevator access; 3-bedroom units feature private gardens and 4-bedroom units include private lap pools.

Neighborhood

73*

Family Score

Good

Family credentials are strong, with Kinderland International Preschool — one of HCMC's top-ranked private preschools — 270m away, and Saigon Star International School within 620m.

86*

Leisure Score

Excellent

Lifestyle amenities are strong at the doorstep, anchored by Faifo Lane next door — a compact retail and dining strip with cafés and casual restaurants within easy walking distance.

71

Convenience

Good

Daily convenience is solid, with a market next door and a convenience store at 220m covering everyday essentials without a car.

63

Health

Good

Healthcare access covers routine needs well, with dental clinics and pharmacies within 250m; Vinmec Central Park International Hospital is 4.6km away for specialist or emergency care.

81

Transit Access

Excellent

Transit access is solid, with bus stops within 240m for immediate coverage; An Phu Metro Line 1 station is 4.5km away — a short feeder ride for the rail connection to the city center.

94

Commute Ease

Excellent

34 min to Q1 Bến Thành via D4. 5 min walk to bus stop.

0

Nightlife

Below Avg

There is no nightlife scene in this part of Thạnh Mỹ Lợi — the neighborhood is predominantly residential with no destination bars, clubs, or late-night venues in the surrounding area.

62

Quietness

Good

Ambient noise is moderate — the immediate block is residential, but a handful of local entertainment venues within 700m keep the area from being truly quiet in the evenings.

* Score includes on-site amenities that are planned or under construction, not yet open.

Domo Scores™

7

🏠 Homeowner

Solid

6.5

📈 Investor

Solid

Better for long-term living than for investing.

DEFINE is HCMC's most exclusive small-community luxury address — 88 apartments, all with private elevator access, in a CapitaLand-managed building delivered February 2024. Buyers pay a significant premium to the upper-mid segment for privacy and ultra-luxury on-site amenities; the commute to District 1 runs 40–60 minutes in peak traffic, and the secondary resale pool is thin.

🏠 Homeowner

Value

5.9

Livability

7.8

Legal & delivery

7.2

Location & connectivity

7

📈 Investor

Value

5.9

Returns & exit

6.5

Legal & delivery

7.2

Location & demand

6.7

Why the scores differ

Homeowner: A solid luxury choice for homeowners who value extreme privacy and CapitaLand's execution quality. With just 88 units and private elevator access per apartment, DEFINE delivers exclusivity that few HCMC projects match; Kinderland International Preschool and Saigon Star International School are within 1.1 km. The tradeoff: pricing sits well above the upper-mid segment median, and the 0.45 ha footprint means outdoor space is vertical rather than landscaped ground-level.

Investor: A specialist hold for investors who can accept thin secondary market liquidity. Gross rental yield of roughly 4% is supported by documented rent demand and CapitaLand brand prestige, but the exit buyer pool is narrow — ultra-luxury in Thạnh Mỹ Lợi requires patient selling. Pink books are still in progress as of May 2026, adding a procedural gate for near-term exits.

Price & Market

Current Market Price

137 triệu/m²

📈 +10% since launch

Market range	123 triệu – 153 triệu/m²
Unit price	27 tỷ – 45 tỷ
Rent	75 triệu – 162,5 triệu/mo
Launch price	125 triệu/m²

Est. Rental Yield4.0%

•🟢 HCMC's secondary condo market averaged VND 67M/m² in Q1 2026, up 32% year-on-year — DEFINE's 137M/m² reflects a distinct UHNW tier that operates largely independent of the broader secondary market (CBRE, Q1 2026).
•🟢 Vietnam's 7.83% GDP growth in Q1 2026 and strong FDI inflows support high-net-worth buyer confidence — a tailwind for ultra-luxury demand (CBRE, May 2026).
•🟡 Metro Line 1 is operational with An Phu station 4.5km from DEFINE — adds a transit option for staff and visitors, though residents at this segment typically drive.
•🔴 Floating mortgage rates at 12–15% and pink books still in progress limit the pool of active secondary buyers who require financing or need a registered title.

Is this a good deal?

Project	Price	Distance
DEFINE	137 triệu/m²	—
The Nassim Thao Dien	Similar ultra-luxury tier, comparable per-m² positioning	Thảo Điền is more established with walkable retail and international schools
Metropole Thu Thiem	Similar or higher per-m² — benefits from CBD-adjacent Thu Thiem address	Direct District 1 views and better connectivity, but less private than DEFINE
D'Edge Thao Dien	One pricing tier below DEFINE, also by CapitaLand	Older vintage in Thảo Điền — denser building, better-connected neighborhood

Should you buy here?

Best for:

✓High-net-worth homeowners who place extreme privacy above CBD proximity
✓Families with young children — Kinderland International Preschool 270m, Saigon Star International School 1.1km
✓Buyers wanting a move-in-ready 4BR unit with private pool from a Singapore-listed developer

Not ideal for:

✗Daily CBD commuters — 40–60 min peak traffic from Thạnh Mỹ Lợi
✗Buyers seeking primary market entry — all 88 units sold at launch in December 2021

Market Trends

HCMC's secondary condo market is appreciating strongly in 2026, and DEFINE's ultra-luxury pricing positions it well outside the mid-market cycle.

Decision Factors

Strengths

✓88 units, private elevator access per apartment, and CapitaLand management — the exclusivity and operational standard are unmatched in this sub-segment
✓Delivered February 2024 with no construction risk; BCA Green Mark Gold certified; 4BR units include private ~26m² lap pools
✓Kinderland International Preschool 270m away and Saigon Star International School within 620m — strong early education options at the doorstep
✓Elevated site in Thạnh Mỹ Lợi on the Saigon River's east bank — lower flood exposure than much of Thu Duc City

Tradeoffs

!Pricing is ~28% above the upper-mid peer median — buyers pay for exclusivity and developer brand, not location efficiency
!Thạnh Mỹ Lợi is less established than Thảo Điền or Thu Thiem; 40–60 minute peak commute by car to District 1 is the main daily constraint
!Very thin resale supply — only 88 units exist, so few come to market at any given time; exit requires patience

Watch items

?Pink book processing is under way but not complete as of May 2026 — confirm current status with the seller or building management before transacting
?Penthouse units were delivered bare shell — verify fit-out completion status for any penthouse listing before making an offer

Unit Types

3BR

3 Beds · 3 Baths · 197 m²

27 tỷ – 30 tỷ

137 triệu/m²

Rent: 75 triệu - 112,5 triệu/mo

Growing families

4BR

4 Beds · 4 Baths · 296 m²

40 tỷ – 45 tỷ

138 triệu/m²

Rent: 122,5 triệu - 162,5 triệu/mo

Growing families

Penthouse

4–5 Beds · 4–5 Baths · 397–528 m²

Under review

83 tỷ – 200 tỷ

137 triệu/m²

Growing families

Project Details

Developer	CapitaLand Development
Status	Delivered 2024
Total Units	88
Towers	1

Legal Information

Launch Date	2021-12
Handover	2024-02
Construction Permit	Approved
Pink Book	in_progress
Legal Notes	Handover completed February 2024. CapitaLand Development has a track record of filing pink book applications within the statutory period post-handover. No public confirmation of certificate issuance to buyers as of May 2026; status recorded as in progress. Vietnamese nationals hold freehold (long-term) ownership; foreign buyers are subject to the standard 50-year leasehold under national law. Co-developed by CapitaLand Development and Thien Duc Trading - Construction Company Limited.

Amenities

👨‍👩‍👧 Family: Kids' pool and indoor playroom on-site; no school within the development. International schools in Thảo Điền are within approximately 5 km.

🏋️ Fitness: Fitness center, sauna, and 45 swimming pools including private lap pools in 4-bedroom units — among the strongest fitness portfolios per resident of any HCMC residential tower.

🏖️ Lifestyle: A cigar lounge and sky garden with Saigon River panoramas are the primary social amenities. No on-site retail, dining, or commercial offerings.

🛒 Convenience: Vietnam's first automated smart car parking system; motorbike parking and 24/7 concierge service. No on-site shopping or commercial facilities.

🔒 Security🅿️ Car Parking🏍️ Motorbike Parking

Location & Commute

DEFINE

19 min

District 1 CBD

45 min

Tân Sơn Nhất Airport

49 min

Long Thành Airport

CBD (peak)	24 min
CBD (off-peak)	19 min
Airport (peak)	51 min
Airport (off-peak)	45 min
Long Thành (peak)	53 min
Long Thành (off-peak)	49 min

🚇

Metro

An Phu Station

4.5km

🛍️

Mall

Faifo Lane

Next door

🛒

Supermarket

BaeMart - SeaFood

Next door

🏫

Schools

Saigon Star International School

Nearby

🏥

Hospitals

Vinmec Central Park International Hospit…

4.6km

🌳

Park

Ha Do Park

Nearby

Major Roads

Road 60-TMLMai Chí Thọ BoulevardNguyễn Thị Định Road

🔇 Moderate Noise🌊 Moderate Flood🛣️ Not Near Highway

High-net-worth Vietnamese buyers and expatriates who prioritize an ultra-private living environment over proximity to the CBD. With 88 units and private elevator access throughout, the building appeals to C-suite professionals and senior executives who value the CapitaLand management standard alongside genuine residential seclusion.

Things to consider (not deal breakers)

⚠️ Traffic

Mai Chí Thọ Boulevard is the main arterial route; the Thủ Thiêm 2 Bridge approach backs up significa...

Mai Chí Thọ Boulevard is the main arterial route; the Thủ Thiêm 2 Bridge approach backs up significantly during morning and evening peak hours.

→ Two options to District 1: the Thủ Thiêm Tunnel (toll) or Thủ Thiêm 2 Bridge, giving routing flexibility during peak congestion.

🌊 Flood Risk

Thạnh Mỹ Lợi sits on relatively elevated ground on the Saigon River's east bank; flooding is uncommo...

Thạnh Mỹ Lợi sits on relatively elevated ground on the Saigon River's east bank; flooding is uncommon here compared to lower-lying parts of Thu Duc City.

→ Elevated site position reduces flood exposure; no specific flood mitigation infrastructure required for this location.

Notable Places

Automated Smart Car Parking

The first automated smart car parking system deployed in a Vietnamese residential building, allowing residents to retrieve vehicles via apartment access cards without navigating multi-level ramps.

Cigar Lounge

A residents-only cigar lounge — uncommon in Vietnamese residential buildings and consistent with the building's Monaco-inspired ultra-luxury positioning.

Sky Garden

Elevated garden terraces on upper floors with panoramic Saigon River views. Serves as the primary communal outdoor space alongside the sky-level pool facilities.

Sky Pool

The building totals 45 swimming pools — the highest count in any single residential development in HCMC. The shared sky-level pools occupy upper floors with views over the Saigon River.

Supercar Garage

A dedicated facility for storing and displaying high-end and supercar vehicles with specialized parking bays. This type of resident amenity is rare in Vietnamese residential developments.