1 of 4 delivered

Alluvia City Văn Giang – Hot Spring Eco-City on the Red River

Name: Alluvia City
Address: VN

Xuân Cầu Holdings

1 of 4 sub-zones delivered · 3 upcoming

Vietnam's first mineral hot spring city — natural onsen water piped to every residence across a 198-hectare Red River township with only 17% build density.

💰 2,1 tỷ – 60 tỷ📏 70 triệu/m²🏗️ 1 of 4 delivered🏢 12100 units

Alluvia City is a 198.3-hectare eco-urban township along the Red River in Văn Giang, Hưng Yên, developed by Xuân Cầu Holdings — Vietnam's first mineral hot spring city, with natural onsen water sourced from 400-meter boreholes and piped directly to every residence. The project spans four distinct phases: Alluvia Onsen (wellness-focused with seven Alumi apartment towers), Alluvia Yacht (low-rise marina district), Alluvia Royal (island villa cluster), and Alluvia Sunshine Marina (Sunshine Group, 55 ha), with a combined 21 high-rise towers and over 2,700 low-rise homes across a site with only 17% build density.

Neighborhood

75*

Family Score

Good

Family schooling options are currently limited — the nearest preschool is about 1.6 km away within the Ecopark corridor, with no primary or secondary schools in the immediate area. The masterplan includes a planned 9.2-hectare Township School Cluster spanning kindergarten through secondary education, and a 15-hectare Central Park & Regulation Lake for outdoor family life, which will substantially change the picture once delivered.

78*

Leisure Score

Good

Lifestyle options are developing — cafés and restaurants are available within 1–1.6 km in the Ecopark corridor, including well-regarded casual dining options. A planned Alluvia Yacht Marina on-site will anchor waterfront dining and entertainment when the township matures.

61*

Convenience

Good

Daily convenience is weak at present — the nearest supermarket is a WinMart+ around 1 km away, with a local produce market at roughly 900 m. Daily retail is expected within the township as it builds out, but no named on-site supermarket has been confirmed yet.

68*

Health

Good

Medical access is limited today — small clinics and a pharmacy are available within about 1 km in the adjacent Văn Giang town area, but there is no hospital in easy reach. A planned On-Site Multi-Specialty Hospital integrated into the masterplan will substantially improve health access once delivered.

23

Transit Access

Below Avg

Transit access is minimal — the nearest bus stop is around 850 m away, with limited local routes serving the area. The nearest metro station is 14.7 km away, making this a car-dependent location for most daily travel.

11

Commute Ease

Below Avg

1 hr 24 min to Hoàn Kiếm Lake via 47B → 40. 10 min walk to bus stop, 1 transfer.

0

Nightlife

Below Avg

There is no nightlife scene in the area — the surrounding land use is predominantly residential and eco-township, with no bar district or concentration of late-night entertainment venues.

75

Quietness

Good

The area is distinctly quiet — the Red River-adjacent eco-township setting is well-removed from commercial activity, with low-density surrounding land use. A small number of local casual venues exists at roughly 1–1.6 km but generates limited ambient noise.

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

Domo Scores™

7

🏠 Homeowner

Solid

6.7

📈 Investor

Solid

Balanced for both homeowners and investors.

A compelling first-in-segment wellness township on the Red River — the natural hot spring piped to every home, 17% build density, and Red River frontage create a genuinely distinctive suburban living proposition. The core commitment required is a medium-term horizon: most signature amenities are planned rather than operating, and commute times improve materially only once the two 2027 Red River bridges open.

🏠 Homeowner

Value

7

Livability

7.2

Legal & delivery

6.1

Location & connectivity

7.6

📈 Investor

Value

7

Returns & exit

6.3

Legal & delivery

6.1

Location & demand

7.2

Why the scores differ

Homeowner: A good fit for homeowners with a long-term suburban lifestyle orientation. The 17% build density, natural onsen piped to every residence, and 15-hectare central park create a genuinely distinct living environment — but nearly all signature amenities (school cluster, hospital, central park) are planned rather than operating today. Ring Road 3.5 and Ring Road 4 bridges targeting 2027 are the meaningful commute unlock; until then, a 25-35 minute drive to central Hanoi via Vĩnh Tuy Bridge is the daily reality.

Investor: The investment thesis is credible but early-stage. Adjacent Ecopark demonstrates that the Văn Giang corridor absorbs suburban eco-township demand, and Alluvia City's onsen differentiation positions it above standard eco-township pricing. The gap: no resale market exists yet, Alumi apartment delivery is Q1 2028, and rental yield potential depends on the same 2027 bridge completions that drive location demand. Sunshine Group's co-development of the 55-hectare Sunshine Marina sub-zone broadens the buyer base but adds multi-developer execution complexity.

Price & Market

Current Market Price

70 triệu/m²

Unit price	2,1 tỷ – 60 tỷ
Launch price	70 triệu/m²

•🟢 Vietnam's first mineral hot spring city creates defensible positioning above standard eco-townships in the Văn Giang corridor — the onsen amenity is structurally differentiated, not easily replicated
•🟢 Alluvia Onsen low-rise handover began March 2026 and Ring Road 4 parallel service roads opened June 2026 — two near-term execution signals that reduce pre-delivery risk
•🟡 Apartment pricing at 67–70M/m² in the Alumi towers sits well below the Hanoi city-only average (~102M/m² per CBRE Q1 2026), targeting the accessible segment of the greater Hanoi market — this positions the project for volume absorption but limits premium upside near-term
•🔴 The Alluvia Yacht, Alluvia Royal, and Alluvia Sunshine Marina sub-zones are still in early or pre-construction stages — multi-year township build-out creates extended uncertainty over the master plan's final execution
•🟡 Sunshine Group co-development of the 55 ha Sunshine Marina sub-zone adds brand credibility and broadens the buyer base — but introduces multi-developer coordination risk across the masterplan

Last updated: June 2026

Is this a good deal?

Project	Price	Distance
Alluvia City	70 triệu/m²	—
Ecopark	62 triệu/m²	2.6 km

Should you buy here?

Best for:

✓Wellness-focused homeowners wanting natural hot spring access and low-density suburban living
✓Families with a 2-5 year horizon comfortable waiting for the on-site school cluster, hospital, and central park to open
✓Car-owning Hanoians seeking eco-suburban living near the Red River within eventual commuting range

Not ideal for:

✗Buyers needing walkable urban services or reliable public transit connectivity today
✗Buyers expecting a fully equipped township on move-in — signature amenities open over a multi-year timeline

Market Trends

Alumi Premium apartment ask pricing has edged up slightly from 67 to 70 million VND/m² since launch — a modest move consistent with early market absorption in the Văn Giang affordable segment; the broader project price range remains stable.

Decision Factors

Strengths

✓Vietnam's first natural hot spring city — 400m-deep mineral water at 35-42°C with 66mg/L silica piped directly to every residence, an amenity unavailable in any competing suburban township
✓Very low 17% build density across 198 ha with 40+ ha of green and water zones planned — among the highest green-space ratios in the Hanoi suburban market
✓Two dedicated Red River crossings under construction — Ngoc Hoi Bridge (Ring Road 3.5) and Me So Bridge (Ring Road 4) directly into Văn Giang, both targeting 2027, materially improving the connectivity thesis
✓Alluvia Onsen low-rise delivery underway from March 2026 with construction permit in hand — developer execution is demonstrated, not theoretical

Tradeoffs

!Suburban location 20-30 km from central Hanoi; effectively car-dependent until the 2027 bridges open, as bus transit runs roughly 84 minutes to Hoàn Kiếm
!Most signature amenities (school cluster, hospital, 15 ha central park, marina) are planned rather than operating — buyers should plan for a phased amenity build-out over multiple years

Watch items

?Pink books not yet issued across all sub-zones — track pink book progress against construction milestones, particularly for Alumi towers targeting Q1 2028 delivery
?Multi-developer structure — Xuân Cầu Holdings develops the Onsen, Yacht, and Royal sub-zones while Sunshine Group develops the Sunshine Marina sub-zone independently; verify management and quality standards align across both
?Site adjoins the Red River and is subject to seasonal water-level variation — verify sponge-city drainage performance and regulated lake engineering details before committing to river-frontage units

Project Details

Developer	Xuân Cầu Holdings
Status	1 of 4 delivered
Total Units	12100
Towers	21

Legal Information

Launch Date	2025
Handover	2026-Q2
Construction Permit	Approved
Pink Book	pending
Legal Notes	Construction Permit No. 10/GPXD issued by Hung Yen Provincial People's Committee on February 25, 2025. Official groundbreaking March 8, 2025. Purchase and Sale Contracts for low-rise units opened October 30, 2025. Alumi apartment towers (Alumi 1-4) opened for sale June 2026 with fully fitted 5-6 star interiors managed by Best Western Premier. Long-term land use rights (so hong lau dai) confirmed for all sub-zones. Pink books not yet issued — project in active construction. Alluvia Onsen low-rise handover began March 2026; Alumi towers target Q1 2028 delivery. EDGE (a Xuan Cau Holdings subsidiary) manages energy-efficient project operations with 60-month free management for Phase 1 products.

Amenities

👨‍👩‍👧 Family: Nine hectares dedicated to school facilities spanning kindergarten through secondary education are integrated across the phases, with curated children's play zones and the 15-hectare central park providing safe outdoor space.

🏋️ Fitness: A natural onsen center with multi-temperature mineral pools at Japanese wellness standards is the flagship facility, complemented by indoor and outdoor swimming pools, tennis courts, and a sports complex with basketball and badminton courts.

🏖️ Lifestyle: A waterfront dining and entertainment district on the Red River forms the social hub, with a luxury yacht marina providing rare riverside recreation. The Alluvia Gallery cultural exhibition space adds a creative anchor within the township.

🛒 Convenience: An on-site multi-specialty hospital, integrated shopping centers, and supermarkets cover daily needs without leaving the township perimeter. Multi-level basement parking serves all Alumi towers.

🏊 Pool🌳 Garden🔥 BBQ Area🛗 Elevator🧒 Play Area🔒 Security🅿️ Car ParkingShophouse Street🏍️ Motorbike Parking

Location & Commute

Explore on map

Alluvia City

43 min

Hoàn Kiếm CBD

61 min

Nội Bài Airport

CBD (peak)	57 min
CBD (off-peak)	43 min
Airport (peak)	65 min
Airport (off-peak)	61 min

🚇

Metro

Hà Nội Metro Station

14.7km

🛍️

Mall

Alluvia Yacht Marina

Planned on-site

🛒

Supermarket

Expected daily retail

Expected

🏫

Schools

Township School Cluster

Planned on-site

🏥

Hospitals

On-Site Multi-Specialty Hospital

Planned on-site

🌳

Park

Central Park & Regulation Lake

Planned on-site

Major Roads

Ring Road 3.5Provincial Road 378Provincial Road 379

🔇 Low Noise🛣️ Not Near Highway

Young professional couples and mid-career Hanoians seeking wellness-oriented suburban living within commuting distance of the capital, alongside investors drawn by the first-in-segment mineral hot spring positioning and Red River frontage.

Things to consider (not deal breakers)

⚠️ Traffic

Vĩnh Tuy Bridge remains the primary Red River crossing for Van Giang residents today; peak-hour appr...

Vĩnh Tuy Bridge remains the primary Red River crossing for Van Giang residents today; peak-hour approach congestion is moderate. Ring Road 4 (Vành đai 4) parallel service roads opened for technical traffic in June 2026, providing an improved regional corridor through Văn Giang. Ring Road 3.5 (Ngoc Hoi Bridge) and Ring Road 4 (Me So Bridge) — both targeting 2027 — will substantially expand Red River crossing capacity and cut commute times into central Hanoi.

→ Ring Road 3.5 running through the project and Provincial Road 379 at the southeast entrance provide two cross-district corridors to central Hanoi.

🌊 Flood Risk

The site adjoins the Red River and is subject to seasonal water-level variation. The masterplan inco...

The site adjoins the Red River and is subject to seasonal water-level variation. The masterplan incorporates sponge-city drainage engineering, a 10-hectare regulated artificial lake, and managed waterways across 40+ hectares of green and water zones.

→ Sponge-city engineering with permeable surfaces, the 10-hectare regulated lake, and managed internal waterways provides structural flood resilience across the masterplan.

Sub-zones

🏢

Alluvia Onsen Apartment, Shophouse, Townhouse, Villa

0 listings · 719 units

2,2 tỷ - 8,9 tỷ

60 triệu - 75 triệu/m²

3-5 BD · 120-360 m²

Just delivered 2026

Seven Alumi apartment towers at 39 floors — Premium towers (Alumi Premium 1–4) list at around 70M/m², up slightly from the 67M/m² Elite tower launch pricing. Low-rise landed homes within this sub-zone span approximately 14 to 60 billion VND depending on villa type and plot size.

View details →

🏢

Alluvia Royal Shophouse, Townhouse, Villa

0 listings · 998 units

13,44 tỷ - 50,4 tỷ

140 triệu - 170 triệu/m²

3-5 BD · 96-360 m²

View details →

🏢

Alluvia Sunshine Marina Apartment, Shophouse, Townhouse, Villa

0 listings · 8700 units

2,34 tỷ - 5,5 tỷ

45 triệu - 55 triệu/m²

0-5 BD · 52-600 m²

Indicative apartment pricing around 48–53M/m² — the most accessible entry point in the project and significantly below the Alumi tower pricing. Listings are thin and market type is unconfirmed at low confidence; verify current pricing independently before committing.

View details →

🏢

Alluvia Yacht Shophouse, Townhouse, Villa

0 listings · 499 units

4-5 BD · 96-284 m²

View details →

Notable Places

Alluvia Gallery

A dedicated cultural exhibition and gallery space within the township — an uncommon feature in suburban residential developments, which typically lack any permanent arts or cultural infrastructure.

Alluvia Onsen Center

Natural mineral hot spring complex sourcing water from a 400-meter borehole with 66mg/L silica content at 35–42°C — piped directly to every residence and available in the shared wellness facility. A genuinely rare residential amenity in Vietnam, where on-site onsen access at Japanese wellness standards is otherwise unavailable outside resort hotels.

Alluvia Yacht Marina

A luxury yacht marina on the Red River serving as both a resident amenity and a commercial entertainment destination. Among very few private residential marinas on the Red River in the Hanoi metropolitan area — access to river cruising and water-based activities is built into the township, not a separately ticketed facility.

Central Park & Regulation Lake

A 15-hectare central park featuring a 10-hectare regulated artificial lake — one of the largest residential green-space and water features in the Hanoi suburban market. The lake serves a dual function as a scenic amenity and a sponge-city flood management component.

On-Site Multi-Specialty Hospital

A full-service multi-specialty hospital within the township perimeter — rare in suburban residential developments, which typically rely on nearby district or provincial hospitals. On-site healthcare reduces the need to travel to Hanoi for routine specialist consultations.

Township School Cluster

A 9.2-hectare education zone integrating kindergarten, primary, and secondary school facilities — one of the largest school land allocations relative to project size in the Văn Giang suburban corridor, providing a complete schooling pathway without leaving the township.

Growth Catalysts

🚧Ngoc Hoi Bridge (Ring Road 3.5) accelerating — direct Red River crossing into Van Giang targeting 2027 for APEC (2027)
🚧Me So Bridge (Ring Road 4) under construction — dedicated Red River crossing into Van Giang targeting 2027 (2027)

Alluvia City Văn Giang – Hot Spring Eco-City on the Red River

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