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7 of 9 delivered
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Novaland Group
7 of 9 sub-zones delivered · 2 upcoming 2026
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 1,000-hectare ecological township on the Đồng Nai River with operating on-site anchors — a Singapore-curriculum K-12 school, hospital, and mall — at resale prices 40-50% below peak; buyers should weigh Novaland's debt legacy and a car-only commute against those advantages.
Homeowner: A reasonable choice for homeowners drawn to large-scale ecological living near HCMC. Operating anchors — KinderWorld K-12 school, Nova Hospital, and Nova Mall — set this project apart from comparable suburban townships, and 70% green and water coverage is genuinely unusual at this scale. The honest tradeoffs: a car-only 40-60 minute peak commute to HCMC, pink books only beginning to process, and a community still forming after Novaland's debt difficulties left many delivered units unoccupied.
Investor: A catalyst-dependent thesis with meaningful upside if infrastructure delivers on schedule. Resale prices 40-50% below peak create a discounted entry point, and Long Thanh Airport commercial operations targeting Q4 2026 — 15 km from the project — are the most credible near-term re-rating trigger. The constraint: rental yields are estimated at 3-4%, the tenant pool skews local rather than HCMC-commuter, and the key commute catalyst — Long Hung Bridge — targets 2028.
| Market range | 50 triệu – 120 triệu/m² |
| Unit price | 4,9 tỷ – 68 tỷ |
| Rent | 8 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 | 70,4 triệu/m² | 3.3 km |
Aqua City's market is stabilizing from post-crisis lows, with Long Thanh Airport catalyzing renewed buyer interest, but full re-rating awaits pink book completion and Long Hung Bridge delivery.
| Developer | Novaland Group |
| Status | 7 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 pink books officially handed over to residents on July 23, 2026 — 752 books for the Sun Harbor 2 and Ever Green 1 sub-zones, confirming the June 2026 target. On August 18, 2026, Novaland held a joint update with financial partners, banks, and contractors: financial institutions have committed over VND 20 trillion to fund Aqua City construction and completion through 2026-2027, of which VND 5.444 trillion had been disbursed as of mid-August 2026, providing direct liquidity for ongoing construction. Project entered peak construction phase with 4,000+ engineers/workers and hundreds of contractors/consultants active across Sun Harbor, Ever Green, and Phoenix Island sub-zones. Cumulative handover reached 1,300 townhouses/villas as of August 2026 (up from ~1,100 in June 2026). Developer targets handing over more than 9,000 real estate products across 2026-2027 (revised from a single end-2026 completion target). All 3 levels of planning (1/10000, 1/2000, 1/500) remain synchronized — legal obstacles fully cleared. ~2,400 properties estimated approved for HĐMB purchase agreements project-wide as of mid-2026. Searched August 2026: positive momentum confirmed — first pink books delivered on schedule, financing secured for multi-year completion push, remaining sub-zones' pink book issuance not yet scheduled. |
Aqua City
| CBD (peak) | 64 min |
| CBD (off-peak) | 51 min |
| Airport (peak) | 77 min |
| Airport (off-peak) | 65 min |
| Long Thành (peak) | 49 min |
| Long Thành (off-peak) | 44 min |
Primarily upper-middle-class families from HCMC and Biên Hòa who purchased during the 2019–2021 launch period. Hundreds of residents are active across delivered sub-zones — The Elite, The Suite, The Valencia, River Park 1, The Stella, and The Grand Villas — though many units remain unoccupied following the Novaland debt difficulties and market downturn. Renters are a small share; the project skews toward owner-occupiers and long-term investors.
