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.
💰 25,2 tỷ – 200 tỷ📏 130 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 young children. Kinderland International Preschool, one of HCMC's top private preschools, is about 270 m away, with Saigon Star International School 1.1 km and AIS 1.8 km for primary years.
86*
Leisure Score
Excellent
Lifestyle options are strong for a single tower. Faifo Lane, a small shopping mall about 240 m away, anchors a cluster of cafés and casual dining reachable on foot.
71
Convenience
Good
Daily essentials are well covered even though the tower has no retail. A supermarket sits next door, with banks, ATMs and convenience stores within roughly 250 m.
63
Health
Good
Medical access is good for routine care. Dental, orthopedic clinics and pharmacies are within about 250 m, and Vinmec Central Park International Hospital, 4.6 km away, covers hospital needs.
80
Transit Access
Excellent
Bus stops are about 240 m away; the nearest metro, An Phu Station, is 4.5 km away.
94
Commute Ease
Excellent
34 min to Q1 Bến Thành via D4. 5 min walk to bus stop.
0
Nightlife
Below Avg
Nightlife is effectively absent here. The surroundings are residential, with no concentration of bars, clubs or late-night venues in walking range, so evenings stay low-key.
62
Quietness
Good
Quietness is moderate. Scattered local beer halls and karaoke venues sit roughly 0.7 km away, and Mai Chí Thọ arterial traffic adds background noise to an otherwise residential setting.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.2
🏠 Homeowner
Solid
6.9
📈 Investor
Solid
Balanced for both homeowners and investors.
A privacy-first, 88-unit CapitaLand tower where every apartment has a private elevator and 4BR units add private lap pools. The tradeoffs are a slow peak-hour route toward Thủ Thiêm, no on-site retail, pink books still in progress, and thin resale supply typically asked at VND 116-144M/m².
🏠 Homeowner
Value
6.3
Livability
8
Legal & delivery
7.2
Location & connectivity
7.3
📈 Investor
Value
6.3
Returns & exit
6.8
Legal & delivery
7.2
Location & demand
7.3
Why the scores differ
Homeowner: A strong choice for privacy-first homeowners. CapitaLand's 88-unit tower gives every apartment a private elevator, with 45 pools and automated parking, and cafés, a small mall and a top-rated preschool are a short walk away. The tradeoffs are no on-site retail or school, a slow peak-hour route toward Thủ Thiêm, pink books still in progress, and pricing above comparable upper-mid projects.
Investor: A scarcity play rather than a yield play. 3BR and 4BR resale asks have edged up since early 2026 and rents imply roughly 3-5% gross, but with only 88 units and tickets of VND 27-70 billion, listings are thin and the buyer pool is narrow. Confirm pink-book status and recent closed comparables before paying today's asks.
Price & Market
Current Market Price
130 triệu/m²
📈+4% since launch
Market range
103,1 triệu – 152 triệu/m²
Unit price
25,2 tỷ – 200 tỷ
Rent
75 triệu – 162 triệu/mo
Launch price
125 triệu/m²
Est. Rental Yield1.3%
•🟢 Metro Line 1 carried about 20.6 million passengers in 2025 (121.6% of target) and the An Phu Interchange HC1-01 underpass opened on 2 February 2026, easing the Mai Chí Thọ corridor that DEFINE residents rely on.
•🟡 Thu Thiem 4 Bridge (construction due to start Q4 2026, completion targeted Q4 2028) would add a southern crossing toward District 7, but it is not yet built and should not be priced in as a current benefit.
•🟡 3BR and 4BR resale snapshots of about 144M/m² sit roughly 20% and 5% above their 2021 launch levels, while the penthouse snapshot is below launch on low confidence, so the premium is not uniform across unit types.
•🟡 CBRE (May 2026) puts the former-HCMC condo resale average near VND 67M/m² with 76% absorption and floating mortgage rates of 12-15% a headwind; DEFINE asks roughly double that, so the buyer pool is cash-rich and narrow.
•🔴 Pink-book processing is under way but not complete, and no public confirmation of issuance was found in October 2026, which is a due-diligence item for any resale purchase.
Last updated: October 2026
Is this a good deal?
Project
Price
Distance
DEFINE
130 triệu/m²
—
The Nassim Thao Dien
Similarly priced ultra-luxury tier
Thảo Điền is more established, with walkable retail and international schools
Metropole Thu Thiem
Similarly priced or higher per m²
Closer to District 1 with better connectivity, but less private than DEFINE
D'Edge Thao Dien
One pricing tier below DEFINE, also by CapitaLand
Older, denser building in a better-connected Thảo Điền setting
Should you buy here?
Best for:
✓High-net-worth homeowners who prioritise privacy over CBD proximity
✓Buyers who want a 3BR private garden or a 4BR private lap pool in a very small community
✓Families with young children who value a nearby international preschool
Not ideal for:
✗Daily CBD commuters who need predictable travel times at peak hours
✗Buyers who want walkable nightlife, dining depth or on-site retail
Market Trends
Resale asks cluster around VND 116-144M/m² depending on unit type, with 3BR and 4BR snapshots up about 4-5% since early 2026 on thin volume.
Decision Factors
Strengths
✓Scarcity that is hard to replicate: 88 units, four per floor, a private elevator for each apartment, 45 pools and automated car parking on a 0.45 ha site.
✓CapitaLand Development handed over all units in February 2024, with 3BR and 4BR delivered fully finished.
✓Daily needs are close: a supermarket next door, the Faifo Lane mall about 240 m away and a well-reviewed international preschool about 270 m away.
✓Elevated riverside ground where flooding is uncommon.
Tradeoffs
!No retail, dining or school inside the tower, and no real nightlife nearby; Thạnh Mỹ Lợi is less established than Thảo Điền.
!Mai Chí Thọ and the Thủ Thiêm 2 Bridge approach back up at peak hours; the toll Thủ Thiêm Tunnel is the alternative route into District 1.
!Asking prices run roughly 18% above the upper-mid peer set, so the privacy premium is paid up front.
Watch items
?Pink books are still in progress more than two years after the February 2024 handover, with no public confirmation of issuance; verify unit-level status with the developer.
?Resale snapshots are thin (confidence 0.4-0.6) and the penthouse snapshot of about 123M/m² sits below its 158M/m² launch level; ask for closed comparables.
?Penthouses were handed over in bare shell condition, so budget for fit-out.
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
≈ 51,61 tỷ – 68,64 tỷ est.
130 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. Searches in October 2026 (pink book, handover, developer legal) found no public confirmation of certificate issuance to buyers; status recorded as in progress. Vietnamese nationals hold long-term ownership; foreign buyers are subject to the standard 50-year term under national law. Co-developed by CapitaLand Development and Thien Duc Trading - Construction Company Limited. Verify unit-level status with the developer.
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 who prioritize privacy over CBD proximity. At 88 units, it is one of HCMC's smallest and most tightly managed residential communities.
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.
Explore Vietnam
Delivered 2024
