East - Lumière Riverside

Name: East
Address: VN

💰 5,1 tỷ – 15 tỷ📏 108 triệu/m²🏢 1030 units

The 36-floor East Tower houses one- to four-bedroom apartments, duplexes, and penthouse units with eastward orientations toward Thu Duc City.

Neighborhood

80*

Family Score

Excellent

90*

Leisure Score

Excellent

Convenience

Good

Health

Good

Transit Access

Excellent

metro 588 m away; nearest station 217 m; bus stop 203 m.

Nightlife

Average

Quietness

Below Avg

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

Domo Scores™

7.6

🏠 Homeowner

Good

7.5

📈 Investor

Good

Balanced for both homeowners and investors.

One of the best-connected luxury condos in Thu Duc City — metro access and Masterise build quality set it clearly apart from peers. Main tradeoff is highway-facing noise and a premium price targeting a narrow buyer segment.

🏠 Homeowner

Value

7.1

Livability

Legal & delivery

7.9

Location & connectivity

7.3

📈 Investor

Value

7.1

Returns & exit

7.8

Legal & delivery

7.9

Location & demand

7.4

Why the scores differ

Homeowner: A strong choice for homeowners who value connected urban living in one of HCMC's best-positioned luxury addresses. Masterise Homes' tier-1 execution delivers a 9,500+ m² resort amenity podium, direct An Phu Metro access, and ISHCMC American Academy next door — a combination rare at this density in Thu Duc City. The binding tradeoff is Hanoi Highway noise; buyers sensitive to road sound should verify upper-floor or courtyard-facing unit availability before committing.

Investor: A solid rental investment anchored by the An Phu–Thao Dien expat corridor. Direct Metro Line 1 access sustains a diversified tenant pool of Korean, Japanese, and Singaporean professionals, with gross yields estimated at 3.5–5% depending on unit size and floor. The resale ceiling at the luxury tier is the primary risk — the qualified buyer pool thins above 10 billion VND and pink books are still being issued in batches for some units.

Price & Market

Current Market Price

108 triệu/m²

📈 +14% since launch

Market range	95 triệu – 122 triệu/m²
Unit price	5,1 tỷ – 15 tỷ
Rent	15 triệu – 52 triệu/mo
Launch price	95 triệu/m²

Est. Rental Yield4.0%

•🟢 Metro Line 1 access is a structural demand driver — projects within walking distance of An Phu Station command persistent rental premiums over non-metro peers
•🟡 Price appreciation of ~75% from launch reflects project quality and broader An Phu land inflation — near-term upside is more moderate from here
•🟢 Masterise Homes brand drives resale liquidity in the premium segment — units transact faster than the market average
•🔴 At 90–185 million VND/m², the project sits at the luxury ceiling — pricing is demand-constrained by a thin qualified buyer pool
•🟡 Rental yields are attractive given sustained expat and corporate demand in the An Phu corridor, but vacancy risk rises if corporate relocations slow

Is this a good deal?

Project	Price	Distance
East	108 triệu/m²	—
Lumière Riverside	108 triệu/m²	0.1 km
Q2 Thảo Điền	145 triệu/m²	0.3 km
Vista	67 triệu/m²	0.3 km
Estella Heights	111,9 triệu/m²	0.3 km

Should you buy here?

Best for:

✓High-income professionals who commute to District 1 or the Thu Duc City tech corridor via metro
✓Families with children at international schools in An Phu or Thao Dien
✓Expatriates seeking a fully managed luxury building in HCMC's premier expat enclave

Not ideal for:

✗Buyers sensitive to boulevard traffic noise
✗Those seeking a quiet, low-density residential environment or large on-ground green space
✗Mid-range budget buyers or first-time purchasers priced out of the luxury tier

Market Trends

Prices have appreciated approximately 75% from the original launch, driven by Metro Line 1 completion and the Masterise brand premium. The luxury ceiling limits near-term capital gains, but rental yields remain attractive due to sustained expat and corporate demand in the An Phu corridor.

Pros & Cons

Pros

✓Direct An Phu Metro Station access
✓9,500+ m² resort amenity podium
✓Masterise Homes premium build quality
✓Distinctive Leafscape architectural design
✓Adjacent to Thao Dien expat enclave

Cons

✗Fronts busy Hanoi Highway — traffic noise
✗Very high price-per-m² limits buyer pool
✗Compact 1.9 ha footprint — smaller common areas

Project Details

Total Units

1030

Amenities

👨‍👩‍👧 Family: A dedicated kids' play room and landscaped green corridors provide safe, shaded play space within the podium. The Australian International School (AIS) is a short drive away in An Phu Ward.

🏋️ Fitness: The signature leaf-shaped infinity pool, jacuzzi, high-end gym, yoga area, and tennis courts collectively exceed the standard fitness offering found in comparable An Phu luxury projects.

🏖️ Lifestyle: An outdoor BBQ garden, yoga terrace, and community social spaces integrated into the podium give residents a resort-like environment without leaving the building.

🛒 Convenience: Two levels of basement parking, 24-hour security, and a direct pedestrian connection to An Phu Metro Station (Line 1) make this one of the most transit-convenient luxury high-rises in Thu Duc City.

🏊 Pool🌳 Garden🛗 Elevator🔒 Security🛎️ Concierge

Location & Commute

East, Lumière Riverside

🚇

Metro

An Phu Station

Nearby

🛍️

Mall

Bắc Kim Thang Estella Place

Next door

🛒

Supermarket

Tops Market An Phú

Next door

🏫

Schools

International School Ho Chi Minh City – …

Next door

🏥

Hospitals

Vinmec Central Park International Hospit…

3.4km

🌳

Park

GOLFZON PARK VISTA

Next door

🔇 High Noise🌊 Low Flood🛣️ Near Highway

The resident base skews toward high-income Vietnamese professionals and expatriates employed in Thu Duc City's technology corridor and District 1's financial hub, with a notable share of foreign buyers from South Korea, Japan, and Singapore drawn by the project's metro access and premium specification.