DEFINE CapitaLand - Ultra-Luxury Apartments, Thanh My Loi, Thu Duc City
CapitaLand Development
Delivered 2024
88 units, all with private elevator access — 4BR units include private ~26 m² lap pools, unique in HCMC's ultra-luxury condo segment.
💰 27 tỷ – 200 tỷ📏 144 triệu/m²🏗️ Delivered 2024🏢 88 units
DEFINE is a 26-storey ultra-luxury residential tower by CapitaLand Development, set on 0.45 hectares in Thạnh Mỹ Lợi Ward, Thu Duc City. The building offers just 88 apartments — 4 per floor — each with private elevator access; 3-bedroom units feature private gardens and 4-bedroom units include private lap pools.
Neighborhood
74*
Family Score
Good
Family appeal is solid for early education. The well-reviewed Kinderland International Preschool is a 270m walk, and Saigon Star International School is reachable at just over 1km — making school-run logistics workable on foot for younger children.
86*
Leisure Score
Excellent
Lifestyle amenities are strong for the immediate area. Faifo Lane, a boutique shopping destination, is under 250m, and a dense cluster of cafés and casual dining within a short walk gives residents a varied daily social scene.
71
Convenience
Good
Daily convenience is adequate for essentials. A small supermarket is next door and a GS25 convenience store is within easy reach, covering routine needs — a full grocery trip still requires a short drive.
63
Health
Good
Medical access is solid for everyday needs. Several well-reviewed dental and specialist clinics are within easy walking distance, with a Pharmacity nearby for pharmacy coverage — hospital-level care is at Vinmec Central Park International Hospital, 4.6km away.
80
Transit Access
Excellent
Bus access is convenient, with stops within 250m supporting regular routes to the city centre. The nearest metro station, An Phu on Metro Line 1, is 4.5km away — reachable by a short feeder ride for residents who prefer rail.
94
Commute Ease
Excellent
34 min to Q1 Bến Thành via D4. 5 min walk to bus stop. The An Phu Interchange HC1-01 underpass, opened February 2026, has eased congestion on the Mai Chi Tho corridor — the primary arterial road toward Thu Thiem and the city centre.
0
Nightlife
Below Avg
No concentrated nightlife scene exists here. The Thạnh Mỹ Lợi neighborhood is predominantly residential, with evenings oriented toward dining rather than late-night entertainment — a character that suits the building's privacy-first resident profile.
62
Quietness
Good
Ambient noise is at a moderate level. Regular residential traffic on surrounding streets, plus a scatter of small local bars and karaoke venues within roughly 700m, contributes some evening sound — this is a lived-in urban neighborhood rather than a quiet enclave.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.1
🏠 Homeowner
Solid
6.8
📈 Investor
Solid
Balanced for both homeowners and investors.
DEFINE is the most exclusive residential address in Thu Duc City — 88 units, private elevators, private lap pools (4BR), and 45 pools in a delivered CapitaLand tower — but buyers pay a meaningful premium above segment peers and must accept a secondary-only market with structurally thin liquidity.
🏠 Homeowner
Value
5.9
Livability
7.8
Legal & delivery
7.2
Location & connectivity
7.3
📈 Investor
Value
5.9
Returns & exit
6.8
Legal & delivery
7.2
Location & demand
7.3
Why the scores differ
Homeowner: A refined homeowner choice for buyers who genuinely prize privacy above all else. CapitaLand's execution here is exceptional — 88 units, private elevators to every floor, 45 pools, and Vietnam's first automated smart parking system in a delivered building with no reported management issues. The tradeoff is clear: pricing sits 28% above the segment peer median, the Thạnh Mỹ Lợi address is suburban and car-dependent, and the CBD commute runs 40–60 minutes at peak hours. Buyers who accept that equation get an unmatched level of residential exclusivity in HCMC.
Investor: A niche investment for the patient, long-horizon buyer. Rental yield approaches 4% on the upper-size configurations, and CapitaLand's brand provides a floor on value erosion. The constraint is structural: 88 total units means the secondary market is thin by design, the qualified buyer and tenant pool is among HCMC's smallest, and exit timing cannot be forced. Investors who match the ultra-luxury tenant profile — senior executives, diplomats — can achieve occupancy, but yield-focused or short-term strategies will find this product poorly suited.
Price & Market
Current Market Price
144 triệu/m²
📈+15% since launch
Market range
135 triệu – 152 triệu/m²
Unit price
27 tỷ – 200 tỷ
Rent
75 triệu – 162 triệu/mo
Launch price
125 triệu/m²
Est. Rental Yield1.3%
•🟢 HCMC secondary condo prices rose +32.3% year-on-year in Q1 2026 (CBRE Q1 2026), and DEFINE's 3BR resale data shows a +5% move since February 2026 — consistent with the broader secondary market recovery.
•🟢 An Phu Interchange HC1-01 underpass is operational since February 2026, partially easing the primary arterial route from Thạnh Mỹ Lợi toward Thu Thiem and the city centre.
•🟡 Pricing at 144M/m² sits 28% above the upper-mid peer median — the premium is real and positions DEFINE as a conviction buy on exclusivity, not a value trade.
•🟡 Vietnam's FTSE Russell upgrade to Secondary Emerging Market status (effective September 2026) is expected to bring approximately USD 6 billion in fund inflows, supporting broader investor sentiment toward Vietnamese real estate — a macro tailwind with no direct project-specific effect (CBRE, May 2026).
•🔴 Pink book processing is under way but not yet complete — buyers in the secondary market should verify the individual unit status before transacting, as completion timelines vary by unit.
Last updated: June 2026
Is this a good deal?
Project
Price
Distance
DEFINE
144 triệu/m²
—
The Nassim Thao Dien
Similar ultra-luxury tier, comparable per-m² positioning
Thảo Điền is more established with walkable retail and international schools at the doorstep
Metropole Thu Thiem
Similar or higher per-m² — benefits from CBD-adjacent Thủ Thiêm address
Direct District 1 views and better CBD connectivity, but higher community density than DEFINE
Should you buy here?
Best for:
✓High-net-worth homeowners who value absolute privacy over daily walkability
✓Buyers seeking a 4BR unit with private lap pool — a configuration not available elsewhere in HCMC's delivered luxury stock
✓Families with international school-aged children — Saigon Star International School and AIS within 2km
Not ideal for:
✗Daily CBD commuters who cannot absorb 40–60 min peak-hour drives to District 1
✗Buyers seeking value relative to segment peers — pricing requires full conviction on the exclusivity premium
Market Trends
DEFINE's secondary market is showing modest upward price movement since early 2026, broadly in line with HCMC's strong secondary condo recovery.
Decision Factors
Strengths
✓88 units, 4 per floor, private elevator to every apartment — the smallest and most private luxury residential community in HCMC
✓4BR units include ~26m² private lap pools and all units have private gardens (3BR) or private pools — a product configuration that does not exist elsewhere in HCMC's delivered luxury stock
✓CapitaLand Development track record — handover completed February 2024, pink book applications submitted on statutory schedule
✓Infrastructure improving on key corridors: An Phu Interchange HC1-01 underpass opened February 2026; Thu Thiem 4 Bridge (2.16km to District 7) approved with construction starting Q4 2026
Tradeoffs
!Priced 28% above the upper-mid segment peer median — buyers are paying for exclusivity and CapitaLand brand positioning, not value efficiency relative to the broader market
!Suburban car-dependent location in Thạnh Mỹ Lợi — daily errands require a car and peak-hour CBD commute runs 40–60 minutes; not walkable for groceries or dining
!Secondary market only with structurally thin liquidity — 88 units total caps both listing depth and the universe of qualified buyers
Watch items
?Pink books in progress — verify current issuance status for your specific unit before committing; CapitaLand has a statutory-track record but processing is not yet complete for all units
?Penthouse pricing is a first market snapshot at 123M/m² with low confidence (0.4) — verify current asking prices against live listings before negotiating
?Thu Thiem 4 Bridge targets Q4 2028 completion — a meaningful routing addition for Thạnh Mỹ Lợi residents, but construction starts Q4 2026 and is subject to schedule risk
Unit Types
3BR
3 Beds · 3 Baths · 197 m²
27 tỷ – 30 tỷ
144 triệu/m²
Rent: 75 triệu - 112 triệu/mo
Growing families
4BR
4 Beds · 4 Baths · 296 m²
40 tỷ – 45 tỷ
144 triệu/m²
Rent: 122 triệu - 162 triệu/mo
Growing families
Penthouse
4–5 Beds · 4–5 Baths · 397–528 m²
Under review
83 tỷ – 200 tỷ
144 triệu/m²
Growing families
Project Details
Developer
CapitaLand Development
Status
Delivered 2024
Total Units
88
Towers
1
Legal Information
Launch Date
2021-12
Handover
2024-02
Construction Permit
Approved
Pink Book
in_progress
Legal Notes
Handover completed February 2024. CapitaLand Development has a track record of filing pink book applications within the statutory period post-handover. No public confirmation of certificate issuance to buyers as of June 2026; status recorded as in progress. Vietnamese nationals hold freehold (long-term) ownership; foreign buyers are subject to the standard 50-year leasehold under national law. Co-developed by CapitaLand Development and Thien Duc Trading - Construction Company Limited.
Amenities
👨👩👧Family: Kids' pool and indoor playroom on-site; no school within the development. International schools in Thảo Điền are within approximately 5 km.
🏋️Fitness: Fitness center, sauna, and 45 swimming pools including private lap pools in 4-bedroom units — among the strongest fitness portfolios per resident of any HCMC residential tower.
🏖️Lifestyle: A cigar lounge and sky garden with Saigon River panoramas are the primary social amenities. No on-site retail, dining, or commercial offerings.
🛒Convenience: Vietnam's first automated smart car parking system; motorbike parking and 24/7 concierge service. No on-site shopping or commercial facilities.
Road 60-TMLMai Chí Thọ BoulevardNguyễn Thị Định Road
🔇 Moderate Noise🌊 Moderate Flood🛣️ Not Near Highway
High-net-worth Vietnamese buyers and expatriates at the senior executive or diplomatic level, who prioritize absolute residential privacy over daily walkability. The 88-unit scale and private-elevator format attract buyers for whom high community density is a negative, not a neutral.
Things to consider (not deal breakers)
⚠️ Traffic
Mai Chí Thọ Boulevard is the main arterial route; the Thủ Thiêm 2 Bridge approach backs up significa...
Mai Chí Thọ Boulevard is the main arterial route; the Thủ Thiêm 2 Bridge approach backs up significantly during morning and evening peak hours.
→ Two options to District 1: the Thủ Thiêm Tunnel (toll) or Thủ Thiêm 2 Bridge, giving routing flexibility during peak congestion.
🌊 Flood Risk
Thạnh Mỹ Lợi sits on relatively elevated ground on the Saigon River's east bank; flooding is uncommo...
Thạnh Mỹ Lợi sits on relatively elevated ground on the Saigon River's east bank; flooding is uncommon here compared to lower-lying parts of Thu Duc City.
→ Elevated site position reduces flood exposure; no specific flood mitigation infrastructure required for this location.
Notable Places
Automated Smart Car Parking
The first automated smart car parking system deployed in a Vietnamese residential building, allowing residents to retrieve vehicles via apartment access cards without navigating multi-level ramps.
Cigar Lounge
A residents-only cigar lounge — uncommon in Vietnamese residential buildings and consistent with the building's Monaco-inspired ultra-luxury positioning.
Sky Garden
Elevated garden terraces on upper floors with panoramic Saigon River views. Serves as the primary communal outdoor space alongside the sky-level pool facilities.
Sky Pool
The building totals 45 swimming pools — the highest count in any single residential development in HCMC. The shared sky-level pools occupy upper floors with views over the Saigon River.
Supercar Garage
A dedicated facility for storing and displaying high-end and supercar vehicles with specialized parking bays. This type of resident amenity is rare in Vietnamese residential developments.
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Delivered 2024
