Eaton Park by Gamuda Land — Luxury Condos on Mai Chi Tho, Thu Duc
Gamuda Land
Handover soon · 2027 · Selling
Only EDGE-certified luxury project within 1km of an operational metro station in east HCMC, with 60%+ green space on 3.76 hectares and frontage to the 186ha Rach Chiec National Sports Complex.
💰 7,2 tỷ – 20,5 tỷ📏 195 triệu/m²🏗️ Handover soon · 2027🏢 1980 units
3.76-hectare mixed-use development by Gamuda Land on Mai Chi Tho Boulevard, 1km from operational Metro Line 1 Rach Chiec station. Six towers (29-39 floors) with 1,980 units: 1,968 apartments, 12 penthouses, 52 retail units, and 21 shophouses. 60%+ green space with biophilic design. 95% sold within one year of launch — strongest absorption in Thu Duc 2024-2025.
📋
Pre-Launch Project · 2024-05
Register early for priority pricing when sales open
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Project news
HCMC Ring Road 3 (Vanh Dai 3) Elevated Section Opens for Traffic
Infrastructure · Apr 2026 · domo.vn
Rach Chiec National Sports Complex Groundbreaking — Sun Group & HCMC People's Committee
Infrastructure · Jan 2026 · domo.vn
Neighborhood
79*
Family Score
Good
Family appeal here is very strong. Australian International School (AIS Saigon) is nearby — one of HCMC's best international schools — and Sakura Montessori An Phu, ranked among the city's top preschools, is 690m away.
90*
Leisure Score
Excellent
Lifestyle options here are exceptional. Estella Place is nearby, anchoring a dense cluster of highly popular restaurants and casual dining that make evening outings easy without leaving the immediate area.
66
Convenience
Good
Daily convenience is excellent, with multiple supermarkets within walking range. MM Mega Market An Phu is the closest hypermarket at 1.2km, and on-site daily retail is expected as the development builds out.
68*
Health
Good
Medical access is strong. American International Hospital (AIH) is nearby — an international-standard facility covering both emergency and outpatient care within convenient reach.
73
Transit Access
Good
Transit options include bus stops within 700m and Rach Chiec Station on Metro Line 1 at 2.4km.
81
Commute Ease
Excellent
36 min to Q1 Bến Thành via 72-2B. 15 min walk to bus stop.
25
Nightlife
Below Avg
Evening options are limited to a handful of bars and lounges scattered 1-2km away. There is no dedicated nightlife district or bar-strip concentration within the immediate area.
67
Quietness
Good
This address is not quiet. It fronts Mai Chi Tho Boulevard, a major urban highway with peak-hour congestion, and is directly adjacent to the Rach Chiec Sports Complex construction site, which will run through approximately 2030.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.3
🏠 Homeowner
Solid
7.3
📈 Investor
Solid
Balanced for both homeowners and investors.
Eaton Park is a high-quality pre-delivery luxury project 1km from an operational metro station, combining Gamuda Land's EDGE-certified green design with direct proximity to HCMC's densest international school cluster — positioning it for well-resourced families and CBD professionals. The main trade-off is sustained noise from Mai Chi Tho Boulevard frontage and the adjacent Rach Chiec Sports Complex construction site, which will persist through approximately 2030.
🏠 Homeowner
Value
7
Livability
7.9
Legal & delivery
6.1
Location & connectivity
7.7
📈 Investor
Value
7
Returns & exit
7.4
Legal & delivery
6.1
Location & demand
8
Why the scores differ
Homeowner: A strong choice for homeowners who prioritise green living and international school access. Gamuda Land's EDGE-certified execution delivers 60%+ landscaped green space on just 21% construction density, with Australian International School and American International Hospital both within 1km. The main trade-off is noise: Mai Chi Tho Boulevard generates sustained traffic sound, and the adjacent Rach Chiec Sports Complex construction will add to this through approximately 2030.
Investor: A credible investment in the east HCMC luxury corridor, with an active secondary market already holding at 195M/m² before handover. The expat tenant pool — anchored by BIS, AIS, and ISSP within 3km — supports post-2027 rental demand, but yields are likely to cap at 2.5–3.5% at current luxury entry prices. Pink books are not expected until mid-to-late 2027, limiting mortgage-backed resale until then.
Price & Market
Current Market Price
195 triệu/m²
📈+56% since launch
Market range
180 triệu – 210 triệu/m²
Unit price
7,2 tỷ – 20,5 tỷ
Launch price
125 triệu/m²
•🟢 Metro Line 1 has been operational since December 2024, with Rach Chiec station 1km from the project. The line carried 20.5 million passengers in 2025 — 121% of its annual target — confirming strong public adoption and durability of the CBD commute corridor thesis.
•🟢 Sun Group broke ground on the 186ha Rach Chiec National Sports Complex (VND 145,600 billion) on January 15, 2026, with an accelerated delivery target of ~2029-2030. According to CBRE (February 2026), this directly elevates the amenity catchment for Eaton Park, which fronts the complex.
•🟡 The secondary resale market is holding at 180-210M/m² (typical 195M/m²) as of early 2026 — stable with no upward movement, signalling steady but not rapidly appreciating demand as the project approaches its handover window.
•🟡 Ring Road 3's elevated section opened April 30, 2026; the An Phu Interchange upgrade is targeting Q2 2026 completion. Together these should reduce peak-hour pressure on Mai Chi Tho Boulevard, the project's primary access road, and improve east-west corridor capacity.
•🔴 Pink books are pending until mid-to-late 2027 — buyers cannot use title deeds for mortgage refinancing or re-pledge transactions until processing completes post-handover, limiting secondary market liquidity during the near-term window.
Is this a good deal?
Project
Price
Distance
Eaton Park
195 triệu/m²
—
Lexington Residence
63 triệu/m²
0.3 km
Should you buy here?
Best for:
✓Expat families requiring proximity to BIS, AIS, or ISSP international schools
✓CBD professionals seeking metro connectivity with luxury green-living standards
✓Upgraders from older An Phu or District 2 condominiums
✓Buyers comfortable with Q1/Q4 2027 handover timeline
Not ideal for:
✗Noise-sensitive buyers — boulevard frontage and adjacent sports complex construction are structural constraints
✗Budget buyers — luxury entry point above 7 billion VND for Thu Duc
✗Buyers needing immediate occupancy
Market Trends
Secondary market prices are stable at approximately 195M/m² with no recent movement.
Decision Factors
Strengths
✓1km from operational Metro Line 1 Rach Chiec station — 12-15 minute rail commute to Ben Thanh CBD without road traffic, with 20.5 million passengers carried on the line in 2025 confirming strong network adoption
✓Tier-1 Gamuda Land execution: EDGE-certified across all six towers, only 21% construction density leaving 60%+ as landscaped green space — rare combination in the east HCMC luxury market
✓AIS, BIS, and ISSP international schools within 3km, with Australian International School (AIS Saigon) under 1km — the densest international school cluster in east HCMC
✓Adjacent to the 186ha Rach Chiec National Sports Complex (VND 145,600 billion investment, Sun Group groundbreaking January 2026, accelerated target ~2029-2030) — the largest sports and entertainment catalyst in east HCMC, directly elevating the amenity catchment per CBRE (February 2026)
Tradeoffs
!Mai Chi Tho Boulevard frontage generates sustained high ambient noise throughout the day and night — this is a structural characteristic of the address, not a temporary construction phase
!Pre-delivery project with handover beginning Q1/2027 and pink books not expected until mid-to-late 2027 — buyers live off-site for 18-24 months and face resale friction without title deeds during that window
Watch items
?Rach Chiec Sports Complex construction noise will compound boulevard noise through approximately 2030 — ask the Gamuda sales team which tower orientations face away from the worksite before choosing a unit
?Pink book timeline: construction permit issued February 2023, land use rights certificate October 2022; issuance expected from mid-to-late 2027 onward post-handover — confirm with Gamuda whether the two handover groups (Q1 and Q4/2027) are on different pink-book tracks
?An Phu Ward tidal surge risk peaks Oct-Dec; verify the project's finished floor level relative to local flood marks before committing to lower floors
Unit Types
Apartments
1BR
1 Beds · 1 Baths · 48.7–59.5 m²
6 tỷ – 10 tỷ
133 triệu/m²
Singles & couples
2BR
2 Beds · 2 Baths · 71–116.3 m²
8 tỷ – 14,5 tỷ
138 triệu/m²
Young families
3BR
3 Beds · 2 Baths · 96.2–145 m²
13 tỷ – 19 tỷ
150 triệu/m²
Growing families
Duplex
3 Beds · 3 Baths · 103.6–114 m²
17 tỷ – 27,5 tỷ
195 triệu/m²
Growing families
Penthouse
4 Beds · 4 Baths · 196–441 m²
31 tỷ – 97 tỷ
250 triệu/m²
Growing families
Shophouses
Shophouse
0 Beds · 2 Baths · 48.6–176 m²
15 tỷ – 112 tỷ
195 triệu/m²
Singles & couples
Project Details
Developer
Gamuda Land
Status
Handover soon · 2027
Completion
2026
Total Units
1980
Towers
6
Legal Information
Launch Date
2024-05
Handover
2027-Q1
Construction Permit
Approved
Pink Book
pending
Legal Notes
Construction permit #07/GPXD issued Feb 17, 2023. Land use rights certificate issued Oct 2022. Subdivision 1 (Alpine, Forest, Grove, Strait) handover Q1/2027; Subdivision 2 (Cove, Lagoon) handover Q4/2027. Pink books pending — issuance expected from mid-to-late 2027 onward post-handover. 50-year ownership for foreign buyers; long-term ownership for Vietnamese citizens. Total GDV exceeding USD 1.1 billion. May 2026 review: project on schedule for Q1/Q4 2027 handover; no pink-book or permit changes; legal status unchanged.
Amenities
👨👩👧Family: Kids pool and indoor playroom in each tower. Outdoor playground areas and pet-friendly amenities throughout the development. Three international schools (BIS, AIS, ISSP) within 3km radius.
🏋️Fitness: Fitness center and yoga studio in each tower. 50m lap pool, tennis court, basketball court, and multi-purpose sports court at project level. Jogging paths through landscaped gardens.
🏖️Lifestyle: Clubhouse, co-working space, and resident lounge across six towers. Sky gardens on upper floors for social gatherings. BBQ areas and landscaped gardens spanning 60%+ of the 3.76ha site. Resort-style lobby.
🛒Convenience: 686 car spaces (expandable to 1,000) and 3,364 motorbike spaces in 2-level basement. Concierge service. 21 shophouses and 52 retail units at ground level for daily needs. 6 elevators per tower.
🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🅿️ Car Parking🎾 Tennis Court🏀 Basketball CourtShophouse Street🏍️ Motorbike Parking⚽ Multi-Purpose Court
Location & Commute
Eaton Park
18 min
District 1 CBD
40 min
Tân Sơn Nhất Airport
49 min
Long Thành Airport
CBD (peak)
28 min
CBD (off-peak)
18 min
Airport (peak)
47 min
Airport (off-peak)
40 min
Long Thành (peak)
51 min
Long Thành (off-peak)
49 min
🚇
Metro
Rach Chiec Station
2.4km
🛍️
Mall
Bắc Kim Thang Estella Place
Nearby
🛒
Supermarket
Expected daily retail
Expected
🏫
Schools
Australian International School (AIS Sai…
Nearby
🏥
Hospitals
American International Hospital (AIH)
Nearby
🌳
Park
Box In The Park
Nearby
Major Roads
Mai Chi Tho BoulevardHCMC - Long Thanh - Dau Giay ExpresswayThu Thiem Tunnel to District 1Ring Road 2
🔇 Moderate Noise🌊 Low Flood🛣️ Near Highway
Upper-income Vietnamese professionals, C-suite executives, and expatriates anchor the community. Proximity to BIS, AIS, and ISSP international schools makes this particularly attractive for families with school-age children, while Metro Line 1 access appeals to CBD commuters. Low Airbnb turnover reflects a predominantly owner-occupied or long-term rental community rather than short-term rental activity.
Things to consider (not deal breakers)
⚠️ Traffic
Mai Chi Tho Boulevard congested during peak hours (7-9 AM, 4:30-7:30 PM). Rach Chiec Sports Complex ...
Mai Chi Tho Boulevard congested during peak hours (7-9 AM, 4:30-7:30 PM). Rach Chiec Sports Complex construction generates truck traffic on surrounding roads. An Phu Interchange partially operational with ongoing works affecting flow during transition.
→ Metro Line 1 Rach Chiec station provides 12-15 min rail commute to Ben Thanh CBD, bypassing road congestion entirely. An Phu Interchange upgrade and Ring Road 2 add east-west road capacity. Nguyen Thi Dinh widened to 6 lanes improves local road network.
🌊 Flood Risk
An Phu ward experiences tidal surges during Oct-Dec peak season. Thu Duc has multiple documented flo...
An Phu ward experiences tidal surges during Oct-Dec peak season. Thu Duc has multiple documented flood-prone points. Eaton Park sits on elevated Mai Chi Tho Boulevard with engineered drainage, reducing direct flood exposure. Low construction density (21%) enhances natural water absorption across the site.
→ Project sits on elevated Mai Chi Tho Boulevard with 2-level engineered basement and drainage system. Only 21% construction density provides extensive permeable green area for natural water absorption.
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Handover soon · 2027
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