1 of 1 delivered

Dragon Eden Bến Lức – Freehold Township at HCMC's Southwest Gateway

Name: Dragon Eden
Address: VN

Tân Đô Group

1 of 1 sub-zone delivered

One of the few township-scale estates near HCMC offering individual freehold titles (sổ hồng riêng) on every lot — 146.8 ha of planned infrastructure with a 10+ ha central park.

💰 2,3 tỷ – 5,12 tỷ📏 29 triệu/m²🏗️ 1 of 1 delivered🏢 5467 units

Dragon Eden is a 146.8-hectare township-scale development by Tân Đô Group on the Lương Hòa–Bình Chánh corridor, the southwest gateway between Long An province and HCMC. The master plan accommodates 5,467 individual land plots alongside four planned apartment blocks, organized around a 10+ hectare central park with retail, education, and recreational facilities built into the fabric of the estate. Every land plot carries individual ownership title (sổ hồng riêng), which is the main driver of buyer demand at this location.

Neighborhood

76*

Family Score

Good

Family amenities are weak today: only a kindergarten about 1.1 km away, with no operating on-site school or park yet. The masterplan adds the On-Site School and Vam Co Dong Riverside Park within the development, but both are still planned.

81*

Leisure Score

Excellent

Lifestyle options are thin today, limited to a few cafés and casual restaurants within roughly 2 km. The planned on-site Commercial Center and Multi-Sport Complex are meant to add retail, dining and sport once built.

58*

Convenience

Average

Daily convenience is very limited today, with the nearest supermarkets and grocery chains about 2.8 km away. Daily retail is expected inside the development as it builds out, alongside the planned Commercial Center, but no tenant is confirmed.

67*

Health

Good

Healthcare access is absent today beyond a commune health station about 2.5 km away; serious cases mean a drive to Gia An 115 Hospital, around 15 km away. The planned On-Site Healthcare Center would change this once delivered.

0

Transit Access

Below Avg

Transit access is minimal: the nearest bus stops are about 1.3 km away, and the nearest metro station (Tan Bình, Line 2) is roughly 25 km away.

0

Commute Ease

Below Avg

2 hr 11 min to Q1 Bến Thành via 81 → 39. 34 min walk to bus stop, 1 transfer.

0

Nightlife

Below Avg

There is no nightlife scene in this area. The surroundings are low-density and residential in character, with no concentration of bars, clubs or late-night venues within everyday reach, so evenings are quiet.

100

Quietness

Excellent

Quietness is exceptional here. The setting is low-density and largely residential, with little commercial activity and no nightlife corridors nearby to generate noise.

* Score includes on-site amenities that are planned or under construction, not yet open.

Domo Scores™

7.1

🏠 Homeowner

Solid

7

📈 Investor

Solid

Balanced for both homeowners and investors.

Dragon Eden is a credible land-banking and family-living option for buyers priced out of Bình Chánh: freehold titles on large plots at around 29M/m² are the differentiator. The township is early-stage, though, and the single arterial road with a 45–60 min peak commute to HCMC center is the binding constraint, with schools, clinics and daily retail still planned rather than operating.

🏠 Homeowner

Value

7.7

Livability

6.3

Legal & delivery

7.3

Location & connectivity

7.3

📈 Investor

Value

7.7

Returns & exit

6

Legal & delivery

7.3

Location & demand

7.1

Why the scores differ

Homeowner: A reasonable choice for homeowners who work in southwest HCMC or Long An and prioritize large, titled land plots at about 29M/m² over urban convenience. Almost all of the amenity package — 10+ ha central park, commercial center, on-site school and healthcare center — is still planned, so schools, shops and clinics are a drive away today. A single arterial with peak-hour congestion, seasonal flooding on surrounding roads and no usable public transit are real compromises.

Investor: The case is land appreciation, not rental yield. Freehold titles on every plot, strong opening-day absorption and the now fully open Bến Lức–Long Thành Expressway support the story, but 5,467 plots, a resale market with a single data point and thin rental demand make this a multi-year hold. Investors who need quick liquidity should look elsewhere.

Price & Market

Current Market Price

29 triệu/m²

📈 +5% since launch

Market range	25,6 triệu – 32 triệu/m²
Unit price	2,3 tỷ – 5,12 tỷ
Launch price	27,5 triệu/m²

•🟢 Freehold titles at this land size and price are scarce within 40 km of HCMC, and a first batch of over 1,700 pink books was confirmed for the Dragon Park sub-zone
•🟢 The Bến Lức–Long Thành Expressway opened along its full length on 1 October 2026, and about 300 plots were absorbed on the Dragon Park launch day in January 2026 — demand and access signals are both positive
•🟡 Ring Road 3's Long An section is about 77% complete and its technical opening slipped from June to an October 2026 target, while the Võ Văn Kiệt extension targets groundbreaking in Q3 2027 and completion in 2029–2030 — treat the corridor story as delayed, not cancelled
•🟡 At 5,467 plots across 146.8 ha, supply absorption takes years, and the single June 2026 resale land snapshot (about 29M/m²) sits slightly below the roughly 30M/m² primary land price — expect gradual rather than step-change appreciation
•🔴 Single-arterial access and peak-hour congestion at the Long An–Bình Chánh border remain structural constraints; meaningful relief depends on the Võ Văn Kiệt extension, which is years away

Last updated: October 2026

Is this a good deal?

Project	Price	Distance
Dragon Eden	29 triệu/m²	—
Waterpoint Nam Long	Similar land price range, higher apartment component pricing	Also Bến Lức — larger mixed-use development with riverfront amenities
Dragon Parc	Higher per-m² but smaller plots — townhouse product vs land bank	Nhà Bè district — closer to HCMC center, less land-focused
Izumi City Biên Hòa	Comparable land entry pricing, Japanese-themed positioning	Biên Hòa, Đồng Nai — different corridor, similar satellite-city story

Should you buy here?

Best for:

✓Families seeking large freehold plots (90–200 m²) within 40 km of HCMC at under 3.5 billion VND
✓Workers at Bình Chánh, Tân Bình, or Long An industrial zones seeking house-and-land ownership
✓Buyers upgrading from an HCMC apartment to a titled house-and-land product in a planned township environment

Not ideal for:

✗Daily commuters to District 1 or District 3 — 45–60 min peak each way adds up significantly over time
✗Buyers expecting urban walkability or reliable public transit access
✗Families needing an operating school, clinic and daily retail immediately — the on-site school (operator unconfirmed), healthcare center and Commercial Center are still planned

Market Trends

Primary land in the Dragon Park sub-zone is quoted around 30M/m², up from 26M/m² in January, while the first resale snapshot (about 29M/m²) is a single data point, so resale liquidity is still unestablished.

Decision Factors

Strengths

✓Individual sổ hồng riêng per plot — the first batch of over 1,700 pink books (about 31% of 5,467 plots) was confirmed as of April 2026, starting with the Dragon Park sub-zone; rare at this price within 40 km of HCMC
✓Pricing of about 29M/m² sits roughly 17% below the value-segment peer median of 35M/m², though the peer sample is only three projects
✓Low-density, very quiet setting built around a planned 10+ ha central park and a 102m internal boulevard
✓Bến Lức–Long Thành Expressway opened along its full length on 1 October 2026, adding an expressway route from Bến Lức toward HCMC and the Long Thành corridor

Tradeoffs

!Car-dependent estate with no usable public transit — the nearest bus stops are about 1.3 km away and the nearest metro station is roughly 25 km away
!Long An delta flood risk — raised internal roads and drainage canals mitigate it inside the estate, but surrounding Bến Lức roads can flood seasonally and edge lots may have less protection
!45–60 min peak commute to HCMC center via the Lương Hòa–Bình Chánh arterial; border congestion persists and the expressway's effect on it is not yet established

Watch items

?Pink-book processing is partial: about 31% of plots are confirmed issued, with no public report of a second batch as of October 2026 — buyers outside the Dragon Park sub-zone should confirm title timing in writing before signing
?The on-site school (operator unconfirmed), healthcare center and Commercial Center are planned, not operating — families should verify delivery status and enrollment options before relying on them
?5,467 plots over 146.8 ha means resale premium builds slowly, and the Võ Văn Kiệt extension has not broken ground (groundbreaking targeted Q3 2027) — investors should stress-test the exit timeline for a multi-year hold

Unit Types

Townhouses

Townhouse

3–4 Beds · 3–4 Baths · 90 m²

Under review

≈ 2,61 tỷ est.

29 triệu/m²

Growing families

Shophouses

Shophouse

3–4 Beds · 3–4 Baths · 90–110 m²

Under review

≈ 2,61 tỷ – 3,19 tỷ est.

29 triệu/m²

Growing families

Villas

4BR Villa

4 Beds · 4 Baths · 160–200 m²

Under review

≈ 4,64 tỷ – 5,8 tỷ est.

29 triệu/m²

Growing families

Project Details

Developer	Tân Đô Group
Status	1 of 1 delivered
Total Units	5467

Legal Information

Launch Date	2025-11-11
Construction Permit	Approved
Pink Book	Partial
Pink Book %	31%
Legal Notes	Individual sổ hồng riêng issued per plot; first batch of over 1,700 pink books confirmed as of April 2026 (~31% of 5,467 plots), starting 26 December 2025 for Dragon Park sub-zone. Full investment approval, 1/500 planning certificate, construction permits, fire safety approvals and EIA in place. Land use fees paid by Tandoland Corp. (Tan Do Group). Long-term freehold for Vietnamese nationals. No separately confirmed management company. Re-searched October 2026: no public report of a second pink-book batch count, new legal disputes or ownership changes; 31% remains the last confirmed figure.

Amenities

👨‍👩‍👧 Family: On-site education facilities cover the full school-age range. Dedicated children's playgrounds are distributed across the estate, and the scale of the central park gives families genuine green space without leaving the development.

🏋️ Fitness: A multi-functional sports complex covers basketball, tennis, and outdoor fitness. A swimming pool and kids' pool serve the broader resident community. Yoga and fitness facilities are part of the clubhouse amenity block.

🏖️ Lifestyle: A three-block commercial center anchors the estate's social hub, covering retail, restaurants, and services. The 10+ ha central park provides the main outdoor gathering space, supplemented by water features and retention ponds that double as landscape elements.

🛒 Convenience: 24/7 gated security with separate vehicle and pedestrian entry. Full underground utilities infrastructure — power, water, telecoms — is embedded in the 102m main boulevard. Covered motorbike and car parking is distributed across the estate.

🏊 Pool🌳 Garden🔥 BBQ Area👶 Kids Pool🧒 Play Area🔒 Security🧘 Yoga🅿️ Car Parking🎾 Tennis Court🏋️ Gym🏀 Basketball CourtShophouse Street🏍️ Motorbike Parking

Location & Commute

Explore on map

Dragon Eden

66 min

Tân Sơn Nhất Airport

108 min

Long Thành Airport

68 min

District 1 CBD

Airport (peak)	71 min
Airport (off-peak)	66 min
Long Thành (peak)	108 min
Long Thành (off-peak)	108 min
CBD (peak)	75 min
CBD (off-peak)	68 min

🚇

Metro

Tan Binh Station (Line 2)

24.7km

🛍️

Mall

Commercial Center

Planned on-site

🛒

Supermarket

Expected daily retail

Expected

🏫

Schools

On-Site School

Planned on-site

🏥

Hospitals

On-Site Healthcare Center

Planned on-site

🌳

Park

Vam Co Dong Riverside Park

Planned on-site

Major Roads

Lương Hòa – Bình Chánh RoadVõ Văn Kiệt extended — connects to HCMC inner ring within 20–25 minutesNational Highway 1A — 5 km east, main Bến Lức access spine

🔇 Low Noise🌊 Moderate Flood🛣️ Not Near Highway

Primarily self-occupying families from HCMC's Bình Chánh and Tân Bình districts seeking larger plots at affordable prices, mixed with Long An locals upgrading to a planned township environment. Land investors represent a notable portion of buyers drawn by freehold titles and the Võ Văn Kiệt extension corridor appreciation story.

Things to consider (not deal breakers)

⚠️ Traffic

The Lương Hòa–Bình Chánh road is the main arterial serving the project from the HCMC side; peak-hour...

The Lương Hòa–Bình Chánh road is the main arterial serving the project from the HCMC side; peak-hour queues at the Long An–Bình Chánh border are common, particularly 7–8 AM and 5–7 PM. The Bến Lức–Long Thành Expressway opened along its full length on 1 October 2026 as an alternative corridor, but its effect on this bottleneck is not yet established.

→ The Võ Văn Kiệt extension is the primary alternative; residents report it cuts 10–15 minutes off peak-hour commutes compared to the National Highway 1A route. Internal 102m-wide main boulevard prevents gridlock within the estate.

🌊 Flood Risk

Low-lying terrain typical of the Long An delta. The project installs elevated internal road grade an...

Low-lying terrain typical of the Long An delta. The project installs elevated internal road grade and drainage canals, which reduces inundation risk within the estate boundary, though surrounding roads in Bến Lức can still flood during heavy seasonal rainfall.

→ Internal road elevation and perimeter drainage canals are the primary mitigation. Buyers should inspect individual lot grades before selecting a plot, as edge lots near the project boundary may have less drainage protection than central areas.

Sub-zones

🏢

Dragon Park Land, Shophouse, Townhouse, Villa

0 listings

2,3 tỷ - 5,12 tỷ

25,6 triệu - 32 triệu/m²

3-4 BD · 90-200 m²

Just delivered 2026

Active primary supply: land around 30M/m², townhouses at 25–26M/m² (2.3–3.2B VND total), semi-detached villas at about 13M/m² (2.34B VND, low-confidence snapshot) and shophouses at 44.5M/m². Opening-day take-up was strong, but resale supply is still very thin.

View details →

Notable Places

Beach Lounge & Spa

A beach lounge and spa facility integrated within the estate — an unusual feature for a Long An township development at this segment. Combines a water-edge relaxation area with spa treatment rooms.

Central Park

A 10+ hectare central green spine running through the heart of the estate — one of the largest park footprints in any Bến Lức township development. The scale means residents have genuine walking and cycling paths, not just a token lawn.

Commercial Center

A three-block commercial center inside the estate with retail brands, restaurants, and resident services — eliminates the need to drive outside for daily essentials, which matters given the single arterial road access.

Multi-Sport Complex

A multi-functional sports area with tennis courts, basketball courts, and outdoor fitness stations distributed across the 146.8-ha estate. The footprint is proportional to the project's township scale rather than a typical condo amenity pad.

On-Site Healthcare Center

A dedicated 2-hectare (~20,000 m²) healthcare zone within the estate covering medical examination, treatment, and specialist clinics. At this footprint it goes well beyond a first-aid room — residents can handle routine and specialist care without driving into Ben Luc town.

On-Site School

Education facilities built into the master plan covering primary and secondary age groups — a key selling point for family buyers in a location where external school access requires driving. Operator branding has not been confirmed.

Tropical Forest Resort Village

A tropical forest-themed resort village within the development — a distinctive design feature that sets Dragon Eden apart from the standard suburban subdivision model common in Long An. Dense tree planting creates a resort-style canopy within the estate.

Vam Co Dong Riverside Park

A natural riverside green belt running along approximately 5 km of Vam Co Dong River frontage — Dragon Eden borders the river on three sides, which is rare for a township of this scale in Long An. A 50m vegetation buffer along the bank creates a walkable riverside corridor with unobstructed water views.

Water Bay

An internal water bay formed by the estate's retention pond system — doubles as a flood mitigation measure and a landscape centerpiece. Waterfront lots around the bay carry a premium over standard interior plots.

Growth Catalysts

✅Ben Luc - Long Thanh Expressway fully opens to traffic from 1 October 2026 (2026)
🚧Ring Road 3 Long An section reaches ~77% after two years; technical opening now targeted October 2026 (2026)
🚀Vo Van Kiet 14.6 km Long An extension: site clearance 2026–2027, groundbreaking Q3 2027, completion 2029–2030 (2030)

Dragon Eden Bến Lức – Freehold Township at HCMC's Southwest Gateway

Project news

Neighborhood

Domo Scores™

Price & Market

Is this a good deal?

Should you buy here?

Market Trends