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.
💰 6,3 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
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Project news
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, anchored by Australian International School (AIS Saigon) – Xi Campus nearby, one of HCMC's highest-ranked international schools, with multiple well-reviewed preschools including the top-ranked Sakura Montessori An Phu within comfortable walking range. Once delivered, the project adds dedicated kids pools and play areas in each tower.
90*
Leisure Score
Excellent
Leisure options are strong and accessible in the immediate area. Estella Place, a well-regarded mixed-use mall nearby, anchors a dense cluster of popular restaurants and casual dining that makes this one of the more sociable dining destinations in An Phu.
66
Convenience
Good
Daily convenience is adequate for the neighborhood, with convenience store and supermarket options within 350m and Tops Market An Phu at 860m covering larger grocery runs. On-site daily retail is expected as the development is delivered and occupied.
68*
Health
Good
Medical access is solid for the area. American International Hospital (AIH) at 860m provides international-standard inpatient and specialist care, and a pharmacy and several clinics at Estella Place cover routine health needs without a trip to the hospital.
73
Transit Access
Good
Rach Chiec Station (Metro Line 1) is 2.4km away, placing the operational Ben Thanh–Suoi Tien metro line within cycling or short-ride distance; bus stops are accessible from approximately 1.2km.
81
Commute Ease
Excellent
36 min to Q1 Bến Thành via 72-2B. 15 min walk to bus stop.
25
Nightlife
Below Avg
There is no dedicated nightlife district in this part of An Phu. The surrounding area is predominantly residential and commercial, with evening activity centered on cafés and dining rather than bars or late-night venues.
67
Quietness
Good
Noise exposure is moderate, primarily from Mai Chi Tho Boulevard frontage traffic during commute hours. Adjacent Rach Chiec Sports Complex construction adds daytime noise and heavy vehicle activity on surrounding roads through approximately 2030.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.2
🏠 Homeowner
Solid
7.2
📈 Investor
Solid
Balanced for both homeowners and investors.
Eaton Park is a well-positioned luxury pre-delivery project in east HCMC: Gamuda Land's 21% construction density, EDGE-certified green design, and proximity to AIS Saigon and Metro Line 1 are genuine differentiators at this price point. The honest tradeoff is persistent noise from Mai Chi Tho Boulevard and the adjacent Rach Chiec Sports Complex construction through ~2030, plus pink books pending until mid-late 2027.
🏠 Homeowner
Value
6.9
Livability
7.9
Legal & delivery
6.1
Location & connectivity
7.7
📈 Investor
Value
6.9
Returns & exit
7.4
Legal & delivery
6.1
Location & demand
7.9
Why the scores differ
Homeowner: A solid choice for homeowners who prioritize green urban living and international school access. Gamuda Land's 21% construction density and EDGE-certified design deliver a genuinely low-density environment within 1km of Metro Line 1 and 850m of AIS Saigon — a rare combination in east HCMC. The honest tradeoff: Q1/Q4 2027 handover with pink books expected mid-late 2027, and persistent noise from Mai Chi Tho Boulevard and the adjacent Rach Chiec Sports Complex construction through ~2030.
Investor: A credible holding investment, not a yield play. Active secondary listings at stable 180-210M/m² and a well-defined expat/professional tenant corridor — AIS, BIS, Metro Line 1, Long Thanh Airport access — support both resale liquidity and rental demand. The constraint is yield: at 195M/m² luxury pricing, gross returns are likely 2.5-3.5%, and 1,980 units entering the secondary market from Q1 2027 will test absorption until pink books are issued.
Price & Market
Current Market Price
195 triệu/m²
📈+56% since launch
Market range
180 triệu – 210 triệu/m²
Unit price
6,3 tỷ – 73,9 tỷ
Launch price
125 triệu/m²
•🟢 Secondary resale prices are holding at 195M/m² across multiple 2026 snapshots — an unusual show of pre-handover price stability for a project whose primary sales closed in October 2025.
•🟢 Long Thanh International Airport Phase 1 opened for commercial operations in June 2026, accessible from An Phu via the HCMC–Long Thanh–Dau Giay Expressway — materially strengthening connectivity for expat residents and executive tenants who travel internationally.
•🟡 The Rach Chiec National Sports Complex (186ha, VND 145,600B, Sun Group, groundbreaking January 15, 2026) is east HCMC's most significant area catalyst, per CBRE broker analysis — but the target completion of ~2030 means construction noise and heavy vehicle traffic will be Eaton Park's neighbor for approximately four years post-handover.
•🟡 An Phu Interchange upgrade is progressing well — the HC1-02 tunnel opened February 2026 and N3 branch April 2026, with N4/N1.1/N1.3 targeting mid-2026 and the final N1.2 branch targeting late 2026. Full interchange capacity by end-2026 and Ring Road 3 completion (targeting end-2026) progressively relieve Mai Chi Tho Boulevard congestion.
•🔴 3-bedroom primary transfer prices fell sharply in the latest snapshot — from 155M to 135M/m² (-13%). This is most likely a product-mix shift toward more competitively positioned 3BR listings rather than a project-wide price correction, but buyers considering 3BR units should verify individual asking prices against comparable closed transactions.
Last updated: June 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 families attending AIS Saigon, BIS, or ISSP — three international schools within 3km
✓CBD professionals who commute by Metro Line 1 — 12-15 min rail to Ben Thanh
✓Green-living homeowners who value low-density EDGE-certified biophilic design
✓Upgraders from older District 2 condos seeking a newer, well-amenitied An Phu address
Not ideal for:
✗Noise-sensitive homeowners — Mai Chi Tho frontage traffic and Rach Chiec construction persist through ~2030
✗Buyers needing immediate occupancy — handover Q1/Q4 2027 with pink books to follow
Market Trends
Secondary resale prices hold at 195M/m² while primary transfer prices for 1-2BR units are stable at 133-135M/m²; 3BR primary prices show mix-shift variability in the pre-handover resale pool.
Decision Factors
Strengths
✓21% construction density with 60%+ landscaped green space and EDGE certification across all 6 towers — genuinely rare in HCMC luxury
✓1km from operational Metro Line 1 Rach Chiec station — 12-15 min rail access to Ben Thanh CBD, bypassing Mai Chi Tho congestion entirely
✓Three international schools (BIS, AIS, ISSP) within 3km, anchored by AIS Saigon Xi Campus — one of HCMC's top-7 international schools — under 900m away
✓Gamuda Land delivery credibility: Vietnam flagship Eaton Park is 95% sold with Q1/Q4 2027 handover on schedule; FY2025 results and FY2028 CEO strategy reinforce financial stability
Tradeoffs
!Secondary market entry at ~195M/m² is a material premium over the Thu Duc mid-market average and pushes gross rental yields below 3.5% — this is a lifestyle purchase, not an income investment
!Mai Chi Tho Boulevard frontage provides excellent road access but generates continuous highway-level noise — tower orientation and floor height matter significantly for unit selection
!Pre-delivery status means on-site amenities (fitness centers, pools, sky gardens) are unverified promises until Q1/Q4 2027; pink books expected mid-late 2027 affect secondary financing for early resellers
Watch items
?Rach Chiec National Sports Complex construction generates heavy vehicle traffic and daytime noise through ~2030 — verify the specific tower orientation relative to the construction perimeter before selecting a unit
?Pink books pending: issuance expected from mid-late 2027 post-handover — confirm current legal status and bank financing availability with the developer before committing to secondary purchase
?An Phu ward tidal surge risk (Oct-Dec peak season): the project's elevated site and engineered drainage mitigate direct exposure, but verify the lowest basement flooding record during the ward's peak tidal season
Unit Types
Apartments
1BR
1 Beds · 1 Baths · 48.7–59.5 m²
6,7 tỷ – 8,5 tỷ
135 triệu/m²
Singles & couples
2BR
2 Beds · 2 Baths · 71–116.3 m²
9,4 tỷ – 11,7 tỷ
135 triệu/m²
Young families
3BR
3 Beds · 2 Baths · 96.2–145 m²
16 tỷ – 19 tỷ
155 triệu/m²
Growing families
Duplex
3 Beds · 3 Baths · 103.6–114 m²
19 tỷ – 27,5 tỷ
195 triệu/m²
Growing families
Penthouse
4 Beds · 4 Baths · 196–441 m²
60 tỷ – 97 tỷ
360 triệu/m²
Growing families
Shophouses
Shophouse
0 Beds · 2 Baths · 48.6–176 m²
25 tỷ – 112 tỷ
195 triệu/m²
Singles & couples
Project Details
Developer
Gamuda Land
Status
Handover soon · 2027
Completion
2026
Total Units
1980
Towers
6
Legal Information
Launch Date
2024-05
Handover
2027-Q1
Construction Permit
Approved
Pink Book
pending
Legal Notes
Construction permit #07/GPXD issued Feb 17, 2023. Land use rights certificate issued Oct 2022. Subdivision 1 (Alpine, Forest, Grove, Strait) handover Q1/2027; Subdivision 2 (Cove, Lagoon) handover Q4/2027. Pink books pending — issuance expected from mid-to-late 2027 onward post-handover. 50-year ownership for foreign buyers; long-term ownership for Vietnamese citizens. Total GDV exceeding USD 1.1 billion. Late-June 2026 review: project on schedule for Q1/Q4 2027 handover; no pink-book or permit changes; legal status unchanged.
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
Upper-income Vietnamese professionals, C-suite executives, and expatriates — primarily families drawn by BIS, AIS, and ISSP international schools within 3km. The community is residential-focused with low Airbnb turnover, reflecting owner-occupier and long-term tenant preferences rather than short-stay investment behavior.
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) and N3 branch (April 30, 2026) open; N4, N1.1, N1.3 branches targeting June 30, 2026; N1.2 branch targeting October-November 2026 pending land clearance on Luong Dinh Cua Road. 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 and N3 branch open; N4/N1.1/N1.3 nearing completion by mid-2026) and Ring Road 2 (targeting April 2027 closure) add east-west road capacity. Nguyen Thi Dinh 6-lane widening (2km, VND 2,000 billion, targeting June 2026 completion) improves 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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