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8 of 9 delivered
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Novaland Group
8 of 9 sub-zones delivered · 1 upcoming
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 along the Đồng Nai River in Biên Hòa, Đồng Nai — 30 min from HCMC center via expressway. Approximately 9,200 low-rise units (townhouses, shophouses, villas) across multiple sub-zones including The Elite, The Suite, The Valencia, The Stella, and Phoenix Island (286ha). Features 32km of natural riverfront, 385ha water surface, and 70% green/amenity space with only 30% construction density. Over 1,300 units delivered with hundreds of families residing on-site. Legal obstacles fully cleared with all three levels of planning approval synchronized; the first batch of 752 pink books has been delivered to residents in the Sun Harbor 2 and Ever Green 1 sub-zones, with issuance continuing across the remaining sub-zones.
Balanced for both homeowners and investors.
Aqua City is a quiet, low-density riverside township with a school, hospital and mall operating on-site, but family and daily-retail amenities are still thin and the community is still forming. Only 752 of ~9,200 pink books have been issued and Novaland's restructuring adds execution risk, so it suits buyers who value the setting and can tolerate a 40-60 min peak drive to HCMC.
Homeowner: A reasonable choice for homeowners who accept a 40-60 min peak drive to HCMC in exchange for a quiet, low-density riverside setting. The school campus, Nova Hospital and Nova Mall already operate on-site, but family parks and daily retail are still thin and many homes sit empty. Only the first 752 pink books have been issued, so confirm title status for your specific sub-zone.
Investor: A long-hold thesis with a working resale market but concentrated risk. Resale townhouses trade 40-50% below the 2021 peak and the Bien Hoa-Vung Tau Expressway is now open, yet rental yields look modest at about 3-4% on entry-level product. Title coverage is only about 8% of units and Long Thanh Airport has slipped to Q4 2026, so Novaland's restructuring progress and pink-book pace are the variables to watch.
| Market range | 50 triệu – 120 triệu/m² |
| Unit price | 4,9 tỷ – 68 tỷ |
| Rent | 15 triệu – 120 triệu/mo |
| Launch price | 51 triệu/m² |
| Project | Price | Distance |
|---|---|---|
| Aqua City | 60 triệu/m² | — |
| Izumi City | 48 triệu/m² | 1 km |
| Vinhomes Grand Park | 63 triệu/m² | 3.3 km |
Primary townhouses were last priced at 64-80M/m² (typical 72M) in the March 2026 snapshot, with Valencia resale at 46-65M/m², and the October snapshot is too thin to show a new trend.
| Developer | Novaland Group |
| Status | 8 of 9 delivered |
| Completion | 2027 |
| Total Units | 9200 |
| Launch Date | 2019 |
| Handover | 2027 |
| Construction Permit | Approved |
| Pink Book | Partial |
| Pink Book % | 8% |
| Legal Notes | First batch of 752 pink books handed over to residents on July 23, 2026 (Sun Harbor 2 and Ever Green 1 sub-zones). Financial institutions committed over VND 20 trillion for construction through 2026-2027 (VND 5.444 trillion disbursed by mid-August 2026). Cumulative handover about 1,300 townhouses/villas as of August 2026; developer targets 9,000+ products across 2026-2027. All 3 planning levels (1/10000, 1/2000, 1/500) synchronized. Re-searched October 2026 (sổ hồng, tiến độ, tin tức): no newer pink book batch or schedule for remaining sub-zones found; buyers should confirm per-sub-zone pink book status with the developer. |
Aqua City
| CBD (peak) | 63 min |
| CBD (off-peak) | 54 min |
| Airport (peak) | 77 min |
| Airport (off-peak) | 69 min |
| Long Thành (peak) | 48 min |
| Long Thành (off-peak) | 46 min |
Upper-middle-class families from HCMC and Bien Hoa, with a mix of homeowners and investors. Hundreds of families live in the delivered sub-zones, though many units remain unoccupied after the market downturn, so the community is still forming. Noise is low and there is no flight path overhead.
