Eaton Park by Gamuda Land — Luxury Condos on Mai Chi Tho, Thu Duc
Gamuda Land
Handover soon · 2027 · Selling
Only EDGE-certified luxury project within 1km of an operational metro station in east HCMC, with 60%+ green space on 3.76 hectares and frontage to the 186ha Rach Chiec National Sports Complex.
💰 6,6 tỷ – 73,9 tỷ📏 195 triệu/m²🏗️ Handover soon · 2027🏢 1980 units
3.76-hectare mixed-use development by Gamuda Land on Mai Chi Tho Boulevard, 1km from operational Metro Line 1 Rach Chiec station. Six towers (29-39 floors) with 1,980 units: 1,968 apartments, 12 penthouses, 52 retail units, and 21 shophouses. 60%+ green space with biophilic design. 95% sold within one year of launch — strongest absorption in Thu Duc 2024-2025.
📋
Pre-Launch Project · 2024-05
Register early for priority pricing when sales open
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Project news
Eaton Park completes structural topping-out on all 6 towers; handover guidance shifts to Q3/2027
Construction · Aug 2026 · baodautu.vn
Long Thanh International Airport Phase 1 opens — second international gateway now accessible from Eaton Park
Construction · Jun 2026 · domo.vn
HCMC Ring Road 3 (Vanh Dai 3) Elevated Section Opens for Traffic
Infrastructure · Apr 2026 · domo.vn
Rach Chiec National Sports Complex Groundbreaking — Sun Group & HCMC People's Committee
Infrastructure · Jan 2026 · domo.vn
Area news
Gamuda Land: new CEO, FY2025 results, and doubling-growth target by FY2028
Market · Mar 2026 · thestar.com.my
Neighborhood
79*
Family Score
Good
Family appeal is strong, with early education close enough for short school runs. Preschools sit within roughly 300 m, and the Xi campus of Australian International School (AIS Saigon), one of HCMC's leading international schools, is about 850 m away.
90*
Leisure Score
Excellent
Lifestyle options are deep, anchored by Estella Place mall about 790 m away. Its large cluster of well-reviewed restaurants and cafés makes dining out a short walk or ride from home.
66
Convenience
Good
Daily essentials are solidly covered, with supermarkets and convenience stores within roughly 350 m. The project's own ground-floor retail is expected but not yet confirmed, so a larger supermarket about 870 m away is the fallback.
68*
Health
Good
Medical access is solid, with American International Hospital about 860 m away for hospital-level and specialist care. Pharmacies and small clinics around Estella Place cover routine needs close to home.
73
Transit Access
Good
Transit access is good by suburban standards, with Metro Line 1 stations at An Phú (about 1.4 km) and Rach Chiec (2.4 km) and the nearest bus stops around 1.2 km away.
81
Commute Ease
Excellent
36 min to Q1 Bến Thành via 72-2B. 15 min walk to bus stop. Metro Line 1 from Rach Chiec reaches Bến Thành in about 12-15 minutes, a useful alternative when Mai Chí Thọ Boulevard is congested at peak hours.
25
Nightlife
Below Avg
Nightlife is limited: there is no concentrated bar or club scene nearby, and the closest reviewed bars are roughly 1.2 km away or more. Evenings here centre on dining at Estella Place rather than late-night venues.
67
Quietness
Good
Quietness is moderate: bars sit roughly 1.2 km away or more, so late-night noise is limited. Mai Chí Thọ Boulevard traffic and Rach Chiec Sports Complex construction add background noise through about 2030.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.2
🏠 Homeowner
Solid
7.1
📈 Investor
Solid
Balanced for both homeowners and investors.
Eaton Park is a low-density, Gamuda Land-built luxury project with a mall, an international school and a hospital within about 1 km, best for buyers who can wait for handover from Q3/2027. The tradeoffs are resale pricing near 195M/m² (roughly 45-55% above the primary level), pink books still pending, tight car parking, and a congested Mai Chi Tho Boulevard with sports-complex construction noise until about 2030.
🏠 Homeowner
Value
7
Livability
7.7
Legal & delivery
6.1
Location & connectivity
7.7
📈 Investor
Value
7
Returns & exit
6.8
Legal & delivery
6.1
Location & demand
7.9
Why the scores differ
Homeowner: A good choice for homeowners who can wait for handover from Q3/2027. Gamuda Land is delivering a low-density (21% footprint), EDGE-certified project with a mall, an international school and a hospital within about 1 km. The tradeoffs are a congested Mai Chi Tho Boulevard, sports-complex construction until about 2030, and pink books that are still pending.
Investor: The case rests on liquidity and Thu Duc's infrastructure pipeline, not on a discount. Resale is established at about 195M/m², but that is roughly 45-55% above the primary level, rental income only starts after handover from Q3/2027, and about 1,980 units arriving together will compete for the same expat and executive tenants.
Price & Market
Current Market Price
195 triệu/m²
📈+56% since launch
Market range
180 triệu – 210 triệu/m²
Unit price
6,6 tỷ – 73,9 tỷ
Rent
23 triệu – 54 triệu/mo
Launch price
125 triệu/m²
Est. Rental Yield1.1%
•🟢 The catalyst registry is largely operational or under construction: Metro Line 1 (20.5M passengers in 2025, 121% of target), Long Thanh airport opened June 2026, and Ring Road 3's elevated section opened in April 2026, with Ring Road 2 targeting April 2027 and Thu Thiem Bridge 4 targeting Q4 2028.
•🟢 The resale market is established: primary sales closed in Oct 2025 and secondary asks cluster at 180-210M/m² across several snapshots, with the most recent (Apr 2026) at moderate-to-high confidence.
•🟡 At about 195M/m² the project prices at the luxury peer median (15 projects), so value is fair rather than discounted, and the roughly 45-55% gap to the 125-135M/m² primary level means much of the early-buyer gain is already priced in.
•🟡 Lifecycle: all six towers topped out in Aug 2026 with handover guided from Q3/2027 and construction completion by Q4 2027, so rental income and pink-book issuance both sit after that date.
•🔴 CBRE (May 2026) reports former-HCMC condominium absorption of 76% in Q1 2026, 12-15% floating mortgage rates as the main headwind, and a 33,500-unit HCMC supply forecast for 2026; about 1,980 Eaton Park units handing over together add to resale and rental competition.
Last updated: October 2026
Is this a good deal?
Project
Price
Distance
Eaton Park
195 triệu/m²
—
Lexington Residence
63 triệu/m²
0.3 km
Should you buy here?
Best for:
✓Expat and upper-income families who want international schools nearby and a low-density, green campus
✓Upgraders from older District 2 condos and CBD professionals who can wait for a 2027 handover and use Metro Line 1
Not ideal for:
✗Noise-sensitive households, given boulevard traffic and sports-complex construction until about 2030
✗Buyers who need to move in before mid-2027 or want a bargain price for Thu Duc
Market Trends
Resale asks are flat at about 195M/m² (180-210M) with primary references unchanged near 135M/m², so recent snapshots show no price movement.
Decision Factors
Strengths
✓Gamuda Land is delivering a low-density scheme: 21% construction density, 60%+ landscaped green space and EDGE certification across all six towers, with a 50m lap pool, tennis and basketball courts and gyms in each tower.
✓A dense services belt sits within about 1 km: Estella Place mall, the Australian International School (AIS Saigon) Xi campus, American International Hospital and several preschools within roughly 300 m.
✓Connectivity is improving: Metro Line 1 has run since Dec 2024, Long Thanh airport opened in June 2026, and the An Phu Interchange, Ring Road 2 and Thu Thiem Bridge 4 add road capacity over 2027-2028.
✓Delivery risk has narrowed: primary sales closed in Oct 2025 and all six towers topped out in Aug 2026.
Tradeoffs
!Pricing is fair rather than discounted: resale asks of 180-210M/m² (typical 195M) match the luxury peer median and sit roughly 45-55% above the 125-135M/m² primary level, and CBRE (May 2026) flags 12-15% floating mortgage rates as the main demand headwind.
!Mai Chi Tho Boulevard is congested at peak hours, the An Phu Interchange is only fully done by Q3/2027, and Rach Chiec Sports Complex construction brings heavy vehicles and noise until about 2030.
!Daily transit is ride-based rather than walkable: the nearest bus stop is about 1.2 km away and a bus-and-walk trip to Ben Thanh takes about 36 minutes, so Metro Line 1 is the faster commute.
Watch items
?Pink books are pending and expected only after handover, which is guided to start from Q3/2027 (earlier guidance was Q1/Q4 2027). Confirm the handover date, delay terms and pink-book timeline in the sale contract; foreign buyers hold 50-year ownership.
?Parking and running costs: about 686 car spaces (expandable toward 1,000) for 1,980 units is roughly 2.9 units per space, and management is quoted at 29,000 VND/m²/month. Check parking allocation and fee terms before committing.
?Site facts to verify: the developer cites about 1 km to Rach Chiec station while pinned location data shows 2.4 km, so check the real walking route; An Phu also sees tidal surges in Oct-Dec, which the elevated site and drainage-engineered basement mitigate.
Unit Types
Apartments
1BR
1 Beds · 1 Baths · 48.7–59.5 m²
6,7 tỷ – 8,5 tỷ
135 triệu/m²
Rent: 23 triệu - 31 triệu/mo
Singles & couples
2BR
2 Beds · 2 Baths · 71–116.3 m²
9,4 tỷ – 11,7 tỷ
135 triệu/m²
Rent: 33 triệu - 42 triệu/mo
Young families
3BR
3 Beds · 2 Baths · 96.2–145 m²
16 tỷ – 19 tỷ
155 triệu/m²
Rent: 35 triệu - 54 triệu/mo
Growing families
Duplex
3 Beds · 3 Baths · 103.6–114 m²
Under review
≈ 20,2 tỷ – 22,23 tỷ est.
195 triệu/m²
Growing families
Penthouse
4 Beds · 4 Baths · 196–441 m²
Under review
≈ 38,22 tỷ – 86 tỷ est.
195 triệu/m²
Growing families
Shophouses
Shophouse
0 Beds · 2 Baths · 48.6–176 m²
Under review
≈ 9,48 tỷ – 34,32 tỷ est.
195 triệu/m²
Singles & couples
Project Details
Developer
Gamuda Land
Status
Handover soon · 2027
Completion
2027
Total Units
1980
Towers
6
Legal Information
Launch Date
2024-05
Handover
2027-Q3
Construction Permit
Approved
Pink Book
pending
Legal Notes
Construction permit #07/GPXD issued Feb 17, 2023; land use rights certificate Oct 2022. All 6 towers topped out Aug 2026 (Cove and Lagoon last); interior and landscape finishing continues, with developer guidance targeting handover from Q3/2027. Pink books pending — individual certificates expected after handover. 50-year ownership for foreign buyers; long-term for Vietnamese citizens. Oct 2026 review: no change to pink-book or permit status.
Amenities
👨👩👧Family: Kids pool and indoor playroom in each tower. Outdoor playground areas and pet-friendly amenities throughout the development. Three international schools (BIS, AIS, ISSP) within 3km radius.
🏋️Fitness: Fitness center and yoga studio in each tower. 50m lap pool, tennis court, basketball court, and multi-purpose sports court at project level. Jogging paths through landscaped gardens.
🏖️Lifestyle: Clubhouse, co-working space, and resident lounge across six towers. Sky gardens on upper floors for social gatherings. BBQ areas and landscaped gardens spanning 60%+ of the 3.76ha site. Resort-style lobby.
🛒Convenience: 686 car spaces (expandable to 1,000) and 3,364 motorbike spaces in 2-level basement. Concierge service. 21 shophouses and 52 retail units at ground level for daily needs. 6 elevators per tower.
🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🅿️ Car Parking🎾 Tennis Court🏀 Basketball CourtShophouse Street🏍️ Motorbike Parking⚽ Multi-Purpose Court
Mai Chi Tho BoulevardHCMC - Long Thanh - Dau Giay ExpresswayThu Thiem Tunnel to District 1Ring Road 2
🔇 Moderate Noise🌊 Low Flood🛣️ Near Highway
The buyer base is expected to be upper-income Vietnamese professionals, senior executives and expatriates, with nearby international schools drawing families with school-age children. Low short-term rental presence in the area points to a residential community rather than holiday-let turnover.
Things to consider (not deal breakers)
⚠️ Traffic
Mai Chi Tho Boulevard congested during peak hours (7-9 AM, 4:30-7:30 PM). An Phu Interchange progres...
Mai Chi Tho Boulevard congested during peak hours (7-9 AM, 4:30-7:30 PM). An Phu Interchange progressing: HC1-02 tunnel (February 2026), N3 branch (April 30, 2026), and N4 branch (August 22, 2026) are open; N1.1 branch was delayed by a June 2026 scaffolding collapse and rain and now targets early October 2026; N1.2 branch (dependent on Luong Dinh Cua land clearance) has slipped to April 30, 2027. Full interchange completion, repeatedly delayed, is now targeted for Q3/2027. Rach Chiec Sports Complex construction generates heavy vehicle traffic on surrounding roads through approximately 2030.
→ Metro Line 1 Rach Chiec station provides 12-15 min rail commute to Ben Thanh CBD, bypassing road congestion entirely. An Phu Interchange upgrade (HC1-02 tunnel, N3, and N4 branches open; N1.1 targeting October 2026; N1.2 targeting April 2027; full interchange completion now Q3/2027) and Ring Road 2 (targeting April 2027 closure) add east-west road capacity. Nguyen Thi Dinh 6-lane widening (2km, VND 2,000 billion) is substantially complete and has improved local road connectivity to Cat Lai Port and Dong Nai Province.
🌊 Flood Risk
An Phu ward experiences tidal surges during Oct-Dec peak season. Thu Duc has multiple documented flo...
An Phu ward experiences tidal surges during Oct-Dec peak season. Thu Duc has multiple documented flood-prone points. Eaton Park sits on elevated Mai Chi Tho Boulevard with engineered drainage, reducing direct flood exposure. Low construction density (21%) enhances natural water absorption across the site.
→ Project sits on elevated Mai Chi Tho Boulevard with 2-level engineered basement and drainage system. Only 21% construction density provides extensive permeable green area for natural water absorption.
Explore Vietnam
Handover soon · 2027
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