Explore VietnamReal Estate
Explore VietnamEstella Heights and Masteri Thảo Điền price at the same upper-mid tier with identical Domo scores, yet diverge sharply on density, legal completeness, cash yield, and the physical gap to the metro station.
Estella's lower density (182 vs 378 units/ha), two 50m lap pools, ISHCMC American Academy 450m away, and quieter podium environment make daily family life more spacious and manageable than Masteri's five-tower scale. Masteri's EtonHouse adjacency next door is a genuine counterpoint, but elevator congestion and shared-facility crowding at 3,021 units become real daily friction when navigating with children.
Estella's 3BR units deliver approximately 4.5% gross yield — a full 1.5 percentage points above Masteri's comparable — and 100% pink book issuance with no foreign ownership cap eliminates two risks that compress Masteri's net returns at resale. Masteri's larger and more liquid expat tenant base is a genuine advantage, but the yield differential and renovation overhead tip the arithmetic toward Estella for cash-flow-focused mandates.
Masteri's 'next door' metro adjacency (140m) positions it as the direct beneficiary of Metro Line 1 maturation, and the Rach Chiec National Sports Complex (~3km away, targeting ~2030) is a corridor-specific demand anchor absent from Estella's catalyst stack. The 3,021-unit secondary market depth also provides the exit liquidity that long-hold capital appreciation mandates require.
| Estella Heights | Masteri Thảo Điền | |
|---|---|---|
| District | Thủ Đức, HCMC | Thủ Đức, HCMC |
| Developer | Keppel Land & Tien Phuoc | Thảo Điền Investment (Masterise Homes) |
| Year completed | 2019 ✓ | 2016 |
| Status | Delivered | Delivered |
| Property types | Apartment | Apartment |
| Unit types | 1BR2BR3BRDuplex4BRPenthouse | Studio1BR2BR3BRDuplexPenthouse |
| Bedrooms | 1–4 BR | 0–4 BR |
| Area range | 55 – 350 m² | 45 – 384 m² |
| Price / m² | 150 M/m²The ~2M VND/m² gap is within market noise — both projects price at the upper-mid segment median, so the choice reduces entirely to non-price attributes rather than a value call. | 120 M/m² ✓The ~2M VND/m² gap is within market noise — both projects price at the upper-mid segment median, so the choice reduces entirely to non-price attributes rather than a value call. |
| Estimated yield | 3.8% ✓Estella's 3BR gross yield of ~4.5% is the standout — Masteri's entire yield range (2.9–3.4%) sits below Estella's floor (3.6%), reflecting Keppel's larger unit mix commanding disproportionately higher rents relative to sale prices in the corridor. | 3.2%Estella's 3BR gross yield of ~4.5% is the standout — Masteri's entire yield range (2.9–3.4%) sits below Estella's floor (3.6%), reflecting Keppel's larger unit mix commanding disproportionately higher rents relative to sale prices in the corridor. |
| Total units | 872 | 3,021 ✓ |
| Towers | 4 | 5 |
Estella's 100% pink book issuance with no foreign quota is a structurally cleaner profile than Masteri's ~95% (remaining cases tied to individual owner paperwork) and foreign ownership cap — the gap is minor for Vietnamese buyers but material for foreign purchasers.
| Estella Heights | Masteri Thảo Điền | |
|---|---|---|
| Ownership | Long-term | Long-term |
| Pink book | Issued ✓ | Partial |
| Pink book % | 100% ✓ | 95% |
| Construction permit | Approved | Approved |
| Management | Savills Vietnam | Savills Vietnam |
| Maintenance fee | ≈ 15,000 VND/m²/month | 16,200 VND/m²/month (incl. VAT). Car parking: 1,250,000 VND/month. Motorbike: 130,000 VND/month. Management hotline: 0903 988 821 (Masteritd-CSM@savi… |
| Launch | — | 2014 |
| Handover | 2017-12 | 2016 |
| Legal notes | Delivered Keppel Land + Tiền Phước project with pink books (sổ hồng) issued for all 872 units. Phase 1 (T1, T2; 496 units) handed over December 2017; Phase 2 (T3, T4; 376 units) handed over Q2 2019. Long-term ownership for Vietnamese citiz… | Developer: Thao Dien Investment JSC (now Masterise Homes). Delivered Q4/2016; pink books first issued September 14, 2017. ~95% of units hold pink books; the remaining ~5% are delayed by individual owner paperwork or financial-obligation re… |
Masteri's 279% appreciation from launch versus Estella's 157% reflects early-cycle timing advantage (2014 vs 2017 launch) and a lower base price — both numbers describe the same An Phú corridor repricing driven by metro infrastructure, not a structural quality gap between the two projects.
| Estella Heights | Masteri Thảo Điền | |
|---|---|---|
| Launch price | 44 M/m² | 29 M/m² |
| Current price | 150 M/m² | 120 M/m² ✓ |
| Since launch | +244.8% | +313.8% |
| Price snapshot | 2026-08-30 | 2026-10-08 |
Masteri's 377 units/ha is more than double Estella's 182 — the gap materialises as elevator wait times, pool crowding, and parking pressure at peak hours, and is worth experiencing on a weekday morning before committing.
| Estella Heights | Masteri Thảo Điền | |
|---|---|---|
| Land area | 4.8 ha | 8 ha |
| Total units | 872 | 3,021 |
| Units / ha | 182.0 ✓ | 377.6 |
| Units / tower | 218 ✓ | 604.2 |
| Build age | 7 yr ✓ | 10 yr |
| Matched tier | Estella Heights | Masteri Thảo Điền | Better |
|---|---|---|---|
| 1 BR | 7.9 B – 9 B Area: 55 – 60 m² 140 M/m² Rent: 18 M – 27 M 3.2% | 5.3 B – 6.3 B Area: 45 – 61 m² 129 M/m² Rent: 15 M – 19 M 3.5% | Lower entry: Masteri Thảo Điền · Higher yield: Masteri Thảo Điền |
| 2 BR | 11 B – 14 B Area: 85 – 100 m² 135 M/m² Rent: 26 M – 51 M 3.8% | 7 B – 9 B Area: 63 – 85 m² 110 M/m² Rent: 17 M – 25 M 3.2% | Lower entry: Masteri Thảo Điền · Higher yield: Estella Heights |
| 3 BR | 16 B – 22 B Area: 125 – 150 m² 144 M/m² Rent: 46 M – 91 M 4.4% | 9 B – 14 B Area: 86 – 144 m² 122 M/m² Rent: 21 M – 35 M 3% | Lower entry: Masteri Thảo Điền · Higher yield: Estella Heights |
| 4+ BR | 16 B – 18 B Area: 220 – 250 m² 72 M/m² Rent: 55 M – 90 M 5.2% | 27 B – 33 B Area: 144 – 384 m² Rent: 70 M – 125 M 3.9% | Lower entry: Estella Heights · Higher yield: Estella Heights |
Masteri's 2016 interiors require a renovation budget of 200–500M VND before move-in — this narrows the real price gap between the two projects and should be factored into total acquisition cost before assuming price parity at the headline ppsm.
| Estella Heights | Masteri Thảo Điền | |
|---|---|---|
| Density | Moderate (182.0 units/ha) ✓ | High (377.6 units/ha) |
| Noise | Quietness 26 · Hà Nội Highway noise is constant; quietness is the weakest neighbourhood score and south-facing units are most exposed. | Ambient noise is high: the Xa Lộ Hà Nội frontage and a bar cluster 200–360 m away mean this is a lively address rather… |
| Renovation / age | 7 years since delivery ✓ | 10 years since delivery · Pink books are partially issued: about 95% of units hold them and the remaining ~5% are delayed by owner paperwork or f… |
| Traffic | An Phú interchange (Mai Chí Thọ × Hà Nội Highway) remains the main pinch point at peak hours. As of mid-August 2026 the interchan… | Xa Lộ Hà Nội congested at peak hours. Saigon Bridge approach is a known bottleneck going to D1. Metro Line 1 An Phú station direc… |
| Flood | An Phú sits higher than central Thảo Điền and the project drains to Hà Nội Highway side; flooding is rare and short. | Thảo Điền area generally well-drained. Project elevated with modern drainage. No significant flooding history. |
Estella carries zero residual legal risk — 100% of 872 units have pink books and there is no foreign ownership cap — while Masteri's ~5% of units still pending title and its routinely-maxed foreign quota introduce document-verification steps that can delay or complicate a purchase, particularly for foreign buyers at the deposit stage. Both projects are fully delivered under Savills management with no developer insolvency signals, so the risk gap is legal and procedural rather than physical or structural.
Both projects share the An Phú interchange completion (targeting June 2026) and Long Thành Airport opening (Q4 2026) as near-term catalysts, but Masteri's next-door metro adjacency means it captures a greater re-rating as Metro Line 1 ridership matures and the Rach Chiec National Sports Complex (~3km, targeting ~2030) anchors a new destination in the corridor. Estella's outlook is steadier but less asymmetric — the An Phú interchange directly relieves its immediate street frontage, and the approved Metro Line 1 extension toward Long Thành strengthens the An Phú residential thesis over the medium term.
| Estella Heights | Masteri Thảo Điền | |
|---|---|---|
| Metro |
An Phu Station
Nearby
|
An Phu Station
Next door
|
| Mall |
Estella Place Mall
Within development
|
Vincom Mega Mall - Thao Dien
Within development
|
| School |
International School Ho Chi Minh City – American Academy
Nearby
|
EtonHouse International School
Next door
|
| Hospital |
Vinmec Central Park International Hospital
3.2km
|
Vinmec Central Park International Hospital
2.5km
|
| Park |
Sky Gardens
Within development
|
BLOQ - Lifestyle Retail Park
Next door
|
| Supermarket |
Tops Market An Phú
Next door
|
Siêu thị WinMart Thảo Điền
Within development
|
Masteri's An Phú Station labeled 'next door' (140m) versus Estella's 'nearby' (710m) is a practical daily difference — in HCMC heat and rain, a 710m walk to the platform is a genuine recurring friction that Masteri eliminates entirely.
| Estella Heights | Masteri Thảo Điền | |
|---|---|---|
| District 1 CBD | 19 min Peak: 23 min | 17 min Peak: 22 min |
| Tân Sơn Nhất Airport | 41 min Peak: 46 min | 38 min Peak: 43 min |
| Long Thành Airport | 49 min Peak: 51 min | 53 min Peak: 56 min |
