1 of 4 delivered

Area: Van Giang · Hanoi

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.

Project news

Alluvia Onsen Alumi apartment towers open for sale June 2026 with Best Western Premier managed interiors

Construction · Jun 2026 · vnexpress.net

Best Western Premier confirmed as operator of Alumi towers at Alluvia Onsen

Legal · Oct 2025 · titangroup.vn

Alluvia City receives second construction permit for Zone 2 technical infrastructure

Legal · Jun 2025 · guland.vn

Neighborhood

75*

Family Score

Good

Family amenities are thin today and rely on planned build-out. Only small arts and preschool options sit within about 1.6 km now, while the planned Township School Cluster and Central Park & Regulation Lake would anchor family life once delivered.

78*

Leisure Score

Good

Leisure options are adequate now and set to deepen. Casual dining and fast-food chains sit about 1.0 to 1.7 km away toward Ecopark, and the planned Alluvia Yacht Marina would add a riverside leisure destination within the township.

61*

Convenience

Good

Daily convenience is limited today. Residents rely on a local produce market and chain convenience stores roughly 0.9 to 1.5 km away; internal daily retail is expected as the project builds out, but no named tenant is confirmed.

68*

Health

Good

Medical access is limited today. Nearby care is small clinics, dental practices and pharmacies about 0.9 to 1.7 km away; the planned On-Site Multi-Specialty Hospital would be the main upgrade, with Vinmec International Hospital about 8.3 km away as a fallback.

Transit Access

Below Avg

Transit access is weak: the nearest bus stop is about 710 m away and the closest metro, Hà Nội Metro Station, is roughly 15 km away.

Commute Ease

Below Avg

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

Nightlife

Below Avg

Nightlife is absent. The area is residential and township-oriented, with no concentration of late-night venues within walking range, so evenings are calm.

Quietness

Good

Quietness is a clear strength. Noise is rated low and the nearest bar-type venues sit about 1.1 km or farther away, so the largely residential setting stays calm.

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

Domo Scores™

6.9

🏠 Homeowner

Solid

6.6

📈 Investor

Solid

Better for long-term living than for investing.

A low-density wellness township on the Red River with hot-spring water at home and a large park-and-lake core, best for patient buyers. The binding constraints are bridge timing (both Red River crossings target 2027), pink books not yet issued, and an Alumi apartment handover not due until Q1 2028.

🏠 Homeowner

Value

Livability

6.8

Legal & delivery

6.1

Location & connectivity

7.6

📈 Investor

Value

Returns & exit

5.8

Legal & delivery

6.1

Location & demand

7.2

Why the scores differ

Homeowner: A promising wellness township that is still being built, so it suits homeowners who can wait. Low density, a large central park and lake, and hot-spring water piped to homes set it apart, but the school cluster and hospital are planned and the bus commute to Hoàn Kiếm Lake is about 1 hr 24 min until the Ring Road 3.5 and Ring Road 4 bridges open (targeting 2027). Pink books are not yet issued.

Investor: The investment case is a bet on delivery and bridge access rather than a proven market. Alumi apartments are quoted around 70M/m², in line with mid-segment peers, but resale and rental depth are unproven. Handover is not until Q1 2028 and about 12,100 planned units plus softer Hanoi absorption make exit timing the main risk.

Price & Market

Current Market Price

70 triệu/m²

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

•🟢 Two under-construction Red River crossings, Ngọc Hồi (Ring Road 3.5) and Mễ Sở (Ring Road 4), both targeting 2027, are the catalysts behind the project's connectivity case
•🟡 Alumi apartments at about 70M/m² sit at the mid-segment peer median (a small peer sample), and CBRE (May 2026) reports Hanoi-only primary condos near VND 102M/m² versus VND 84M/m² once Hưng Yên townships are included
•🟡 Alluvia Sunshine Marina apartment quotes of roughly 48-56M/m² are low-confidence but run below Alumi, showing a wide price spread inside one township
•🔴 CBRE (May 2026) shows Hanoi condo absorption falling to 67% in Q1 2026 from 98% in 2025 amid 12-15% floating mortgage rates, while Alluvia City alone plans about 12,100 units, so exit liquidity is unproven
•🟡 Lifecycle is staggered: Alluvia Onsen low-rise handover began in March 2026, Alumi towers target Q1 2028, and Alluvia Yacht and Alluvia Royal follow around 2032

Last updated: October 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 who can wait for delivery
✓Hanoi families wanting low-density Red River living who accept interim facilities

Not ideal for:

✗Buyers needing walkable urban convenience or metro/BRT access today
✗Buyers who need operating schools, a hospital and retail from day one

Market Trends

Alumi apartments are quoted around 70M/m², mostly stable since spring 2026, while Alluvia Royal low-rise is priced far higher at roughly 140-170M/m².

Decision Factors

Strengths

✓Hot-spring water from a 400 m borehole is piped to every residence, a rare differentiator among Hanoi-edge townships
✓17% build density across 198 ha, with a 15 ha central park and 10 ha regulated lake, gives an open setting with low noise
✓Ngọc Hồi Bridge (Ring Road 3.5) and Mễ Sở Bridge (Ring Road 4) are under construction, targeting 2027, and would reduce reliance on Vĩnh Tuy Bridge
✓Delivery has begun: Alluvia Onsen low-rise handover started in March 2026, with management services free for 60 months on Onsen products

Tradeoffs

!The commute is long and bus-based today, about 1 hr 24 min to Hoàn Kiếm Lake with a transfer, and the nearest metro station is roughly 15 km away
!Schools, hospital, marina and daily retail are planned or expected rather than operating, so everyday needs are met 1 to 2 km away in Văn Giang and Ecopark
!Alluvia Yacht and Alluvia Royal hand over around 2032, so the surroundings remain a build site for years

Watch items

?Pink books are not yet issued (legal status pending) and Alluvia Yacht and Alluvia Royal construction permits are still pending; confirm title timing and contract remedies with the developer
?Bridge timing: Ngọc Hồi is committed for before APEC in November 2027 with 2028 cited as a contingency, and commute gains depend on it and on Mễ Sở
?Alumi towers target Q1 2028 handover amid about 12,100 planned units and Hanoi condo absorption of 67% in Q1 2026 (CBRE); resale and rental depth are unproven, and flood engineering delivery should be verified

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	Land allocation: Hung Yen PPC Decision 3025/QĐ-UBND (27 Dec 2022) to Xuân Cầu Holdings. Construction Permit No. 10/GPXD-SXD (25 Feb 2025) for technical infrastructure and No. 25/GPXD-SXD (27 Jun 2025) for Zone 2 technical infrastructure. Long-term land use rights. Pink books not yet issued; Alluvia Onsen low-rise handover began March 2026, Alumi towers target Q1 2028. Searches in Oct 2026 found no new pink-book issuance reports; verify current status with the developer.

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

41 min

Hoàn Kiếm CBD

64 min

Nội Bài Airport

CBD (peak)	55 min
CBD (off-peak)	41 min
Airport (peak)	68 min
Airport (off-peak)	64 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

Wellness-minded Hanoi couples and families willing to trade a long, bus-based commute for quiet riverside living, plus investors who accept a multi-year delivery horizon and bridge-dependent connectivity.

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

Alumi apartments are quoted at about 67-70M/m² (Premium towers near 70M, Elite near 67M) from studio to 3BR; low-rise homes range from about 14.4B to 60B VND.

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

Low-rise pricing is the project's highest: townhouses around 143M/m², shophouses around 170M/m² and riverside villas around 140M/m², with villa totals up to about 50B VND.

View details →

🏢

Alluvia Sunshine Marina Apartment, Shophouse, Townhouse, Villa

0 listings · 8700 units

6,09 tỷ

55,9 triệu/m²

0-5 BD · 52-600 m²

Apartment quotes of roughly 48-56M/m² are the lowest in the township, but they rest on thin, low-confidence snapshots and rise gently from 1BR to 3BR.

View details →

🏢

Alluvia Yacht Shophouse, Townhouse, Villa

0 listings · 499 units

4-5 BD · 96-284 m²

No current price snapshots are on record for this low-rise marina sub-zone, so its price positioning is unverified.

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)