Empire City Thu Thiem — Premium Waterfront Apartments by Keppel Land
Tiền Phước - Keppel Land - Trần Thái - Gaw Capital Partners
3 of 5 sub-zones delivered · 2 upcoming 2028–2029
HCMC's most prestigious riverfront address — 14.6ha Keppel Land development with Saigon River frontage, 8-min D1 access, and the Empire 88 Tower (333m) as the city's defining landmark.
💰 9,5 tỷ – 150 tỷ📏 250 triệu/m²🏗️ 3 of 5 delivered🏢 1404 units
Empire City is a 14.6-hectare luxury waterfront development on the Saigon River in Thu Thiem New Urban Area (Thu Duc City), developed by a joint venture of Keppel Land (Singapore), Gaw Capital Partners, Tiền Phước, and Trần Thái with a total investment of $1.2 billion. The project comprises 13 towers across 5 phases — Linden Residences, Tilia Residences, Cove Residences, Narra Residences, and The Monarch — delivering 1,404 units ranging from 1-bedroom apartments (51m²) to penthouses (408m²). The architectural centerpiece is the Empire 88 Tower, a 333-meter, 88-story landmark designed by Büro Ole Scheeren with a 'sky forest' concept, positioned as HCMC's tallest building.
Project news
Narra Residences: developer completes 100% of land use fee obligations, secures BIDV bank guarantee for buyers
Legal · Aug 2026 · vietnambusinessinsider.vn
Empire City added to HCMC's official list of projects approved to sell to foreign buyers
Legal · Aug 2026 · znews.vn
Keppel signs deal to exit its 40% Empire City stake for ~$267M, ending the SIAC arbitration
Legal · Aug 2026 · news.tuoitre.vn
HCMC tax authority threatens exit ban on Empire City legal rep over unpaid land-fee tax debts
Legal · Apr 2026 · theinvestor.vn
Thu Thiem Administrative Center breaks ground April 29, 2026 — Sun Group 26-floor civic anchor for Empire City's doorstep
Construction · Apr 2026 · domo.vn
Area news
Vietnam confirmed FTSE Russell Secondary Emerging Market upgrade, effective September 21, 2026
Policy · Sep 2026 · theinvestor.vn
Neighborhood
79*
Family Score
Good
Family appeal is strong, led by green space. Riverfront and tunnel-embankment parks lie within about 0.5 km, and the Law University and the Asian International School (AHS) Thai Van Lung campus, one of HCMC's top private high schools, are within 1.4 km.
91
Leisure Score
Excellent
Lifestyle options are deep and clearly strong. Riverfront dining and cruise-restaurant options sit within about 0.6 km, and Saigon Centre, one of HCMC's major malls, is 1.4 km away for larger outings.
78
Convenience
Good
Daily convenience is strong. A convenience store and a small supermarket sit within the development, and Emart Sala hypermarket, about 1.1 km away, covers larger shops.
56
Health
Average
Healthcare is adequate for routine needs but hospital care is further out. Pharmacy chains sit about 1.0 km away and the CarePlus Quận 1 clinic about 1.3 km, with Gia Dinh People's Hospital 2.9 km away for major care.
44
Transit Access
Average
Walking access to transit is limited: ferry terminals and bus stops are about 1.0 km away, and the nearest metro, Ba Son Station, is 2.5 km away.
82
Commute Ease
Excellent
33 min to Q1 Bến Thành via 172. 17 min walk to bus stop.
85
Nightlife
Excellent
Nightlife is a clear strength thanks to a concentrated riverfront scene. Cruise-boat clubs and hotel bars lie about 0.5-0.9 km away, with cocktail bars in central District 1 within roughly 1.3 km.
0
Quietness
Below Avg
Quietness is a weakness, with ambient noise rated high. The riverfront entertainment cluster, Mai Chi Tho Expressway frontage, and event and river-traffic noise reported by residents all contribute, though some reviews describe the interior as calm.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.1
🏠 Homeowner
Solid
6.8
📈 Investor
Solid
Balanced for both homeowners and investors.
A delivered, Keppel-led riverfront address with river and District 1 views and about 8-12 minutes to the centre off-peak, suited to homeowners who value outlook and amenities. The tradeoffs are high noise, a luxury price level (typically around 250M/m² on resale) with gross yields near 2-3%, and due-diligence items on management and security conduct, soundproofing and Keppel's pending exit (expected Q4 2026).
🏠 Homeowner
Value
5.9
Livability
7.5
Legal & delivery
7.3
Location & connectivity
7.7
📈 Investor
Value
5.9
Returns & exit
6.6
Legal & delivery
7.3
Location & demand
7.5
Why the scores differ
Homeowner: A good-quality riverfront choice for homeowners who prioritise views, amenities and a short run to District 1. Three delivered sub-zones from a Keppel-led JV offer 50m pools, tennis and nearby riverside parks with minimal flood risk, but the setting is noisy and still maturing, pricing is at the top of the luxury peer set, and residents report management, security and soundproofing issues worth checking in person.
Investor: An active but expensive luxury resale market that depends on Thu Thiem's build-out. Demand from expatriate tenants and buyers is real across Linden, Tilia and Cove, yet gross yields are only about 2-3% at today's prices, and Keppel's pending exit (expected Q4 2026) and the idle Empire 88 lot add delivery uncertainty.
Price & Market
Current Market Price
250 triệu/m²
📈+225% since launch
Market range
150 triệu – 499 triệu/m²
Unit price
9,5 tỷ – 150 tỷ
Rent
20 triệu – 200 triệu/mo
Launch price
77 triệu/m²
Est. Rental Yield1.7%
•🟢 Public infrastructure around Thu Thiem is advancing: the Administrative Center broke ground on April 29, 2026, the An Phu Interchange N3 and N4 branches have opened, and Thu Thiem 4 Bridge land clearance is under way ahead of a targeted Q4 2026 groundbreaking
•🟡 Resale asks of about 250M/m² (150-350M range) sit roughly 28% above the luxury peer median of about 195M/m² across 15 peers, so the premium is already priced in
•🔴 Several catalysts are slipping or years away: the pedestrian bridge to Bach Dang Wharf missed its September 2, 2026 target with no new date, Metro Line 2 targets 2030, and the Empire 88 lot was still vacant in June 2026
•🟡 Keppel's agreed exit from its 40% stake in August 2026 (completion expected Q4 2026) would leave a fully Vietnamese-owned JV and end the SIAC arbitration, so the effect on Narra and Monarch delivery is still to be seen
•🟢 Market backdrop is supportive: CBRE (Q1 2026) reports HCMC secondary condominium prices up 32.3% year on year, though floating mortgage rates of 12-15% remain the main brake on buyer demand
Last updated: October 2026
Is this a good deal?
🟢 ~29% cheaper than comparable projects
Project
Price
Distance
Empire City
250 triệu/m²
—
Eco Smart City
350 triệu/m²
0.4 km
Should you buy here?
Best for:
✓Expatriate and senior-professional homeowners who want river views and a short run to District 1
✓Amenity-driven families who accept a gated, rule-driven community, with riverside parks and international schools within a few kilometres
Not ideal for:
✗Noise-sensitive homeowners, given events, river traffic and expressway frontage
✗Buyers wanting an established walkable neighbourhood with dense local retail
✗Budget buyers, as entry starts around 9.5 billion VND on the resale market
Market Trends
Resale asks cluster around 250M/m² (150-350M), from about 180M in Linden and Narra to 300M or more in Cove and Tilia duplexes and penthouses, with no confirmed re-rating.
Decision Factors
Strengths
✓River and District 1 skyline views are the most consistently praised feature in resident reviews, with about 8-12 minutes to District 1 off-peak via the tunnel or Thu Thiem 2 Bridge
✓Linden, Tilia and Cove are delivered with pink books recorded as issued, under professional management (Savills, CBRE and Keppel Land)
✓A low-density 14.6 ha master plan with 50m saltwater pools, tennis, a gym and a riverside promenade, plus riverside parks within about 0.5 km
✓Minimal flood risk on elevated Thu Thiem land, and 2026 infrastructure progress including the Administrative Center groundbreaking and the An Phu Interchange N3 and N4 branches opening
Tradeoffs
!Luxury pricing: resale typically sits around 250M/m² (asks 150-350M) with entry from about 9.5 billion VND, well above the luxury peer median
!High ambient noise from riverfront venues, events and concerts, river traffic and the Mai Chi Tho frontage, with peak-hour congestion at the expressway and tunnel
!The surroundings are still maturing: the on-site commercial centre and central pedestrian street are planned rather than delivered, and walking access to transit is limited
Watch items
?Management and security: reviews report strict, frequently changing rules, unresponsive management, security staff conduct, weak window soundproofing, leaks and power or hot-water faults; some evidence is older, so ask for current rules in writing and inspect the unit
?Ownership transition: Keppel's conditional sale of its 40% stake (about US$267M) is expected to complete in Q4 2026 and would end the SIAC land-fee arbitration; existing pink books are unaffected, but Narra, Monarch and Empire 88 delivery rest on the new shareholders
?Legal and eligibility: pink books are recorded as issued for Linden, Tilia and Cove but some listing sites say otherwise, so verify per unit; Narra pink books follow handover (estimated Q1 2028), and foreign quota is near or at cap in the delivered towers
Resident Feedback Insights
Based on 44 reviews with content
Empire City Thu Thiem is strongest for its river and District 1 views, its proximity to the city centre with relatively light traffic, and a broad amenity offer including a 50m pool, gym, sauna and landscaped grounds. It may suit buyers who prioritise outlook and location and are comfortable with a gated, rule-driven community.
The main points to verify are management and security conduct, which draw frequent criticism, along with strict and changing rules on pets, guests and amenity access. Noise is mixed: some reviews describe a quiet complex while others point to events, concerts and river traffic, and several mention thin window soundproofing, leaks, and power or hot-water faults. Most management and security feedback is a low-stability topic and part of it is more than two years old, so treat it as worth verifying rather than current fact.
The volume of review signals is reasonable, but the feedback is polarised and tied to individual experiences. Confirm rules, event schedules, glazing quality and service responsiveness in person before committing.
Strengths
River and city-centre views toward District 1 are the most consistently praised feature across review periods.
Close to District 1 with relatively light traffic; reviews describe a short trip to the centre.
Wide amenity set reported: 50m pool, gym, sauna, yoga room, tennis court and extensive landscaping.
Several reviews describe the interior as quiet and calm, though event noise is a counter-signal.
Common areas and grounds are frequently described as clean and well kept.
What to verify
Many reviews criticise strict, frequently changing rules and unresponsive management; older evidence, so verify.
Recurrent complaints about security staff conduct toward residents, visitors and delivery workers.
Amenity access is restricted: guest pool fees, registration, and mixed reports on facility size and upkeep.
Large events, concerts and river traffic are reported as a noise source, contradicting the 'quiet' view.
Reports of weak window soundproofing, door/window leaks and mold-prone finishes; also power and hot-water faults.
Viewing checklist
QAsk which events are held on site and how often, and listen for event noise at your intended floor.
QCheck the current building rules in writing: pets, guests, move-in and renovation.
QAsk how guest access to the pool and gym works, including fees and registration.
QAsk who operates the building management and how repair requests are tracked and resolved.
QConfirm basement parking rules, height limits and visitor parking arrangements.
QAsk about past power outages, hot-water supply and elevator wait times in the tower.
Based on public resident reviews. Not an individual review. Always verify in person.
Unit Types
1BR
1 Beds · 1 Baths · 50–65 m²
9,5 tỷ – 14 tỷ
185 triệu/m²
Rent: 21 triệu - 30 triệu/mo
Singles & couples
Officetel
1 Beds · 1 Baths · 35–60 m²
Under review
≈ 8,75 tỷ – 15 tỷ est.
250 triệu/m²
Singles & couples
2BR
2 Beds · 2 Baths · 75–135 m²
13,3 tỷ – 27 tỷ
200 triệu/m²
Rent: 26 triệu - 55 triệu/mo
Young families
3BR
3 Beds · 3 Baths · 115–210 m²
16,2 tỷ – 55 tỷ
255 triệu/m²
Rent: 45 triệu - 100 triệu/mo
Growing families
Duplex
3 Beds · 3 Baths · 150–259 m²
Under review
≈ 37,5 tỷ – 64,75 tỷ est.
250 triệu/m²
Growing families
4BR
4 Beds · 3 Baths · 140–228 m²
33,3 tỷ – 115 tỷ
350 triệu/m²
Rent: 130 triệu - 180 triệu/mo
Growing families
Penthouse
4 Beds · 4 Baths · 250–600 m²
Under review
≈ 62,5 tỷ – 150 tỷ est.
250 triệu/m²
Growing families
Project Details
Developer
Tiền Phước - Keppel Land - Trần Thái - Gaw Capital Partners
Status
3 of 5 delivered
Completion
2028
Total Units
1404
Towers
13
Legal Information
Launch Date
2016
Handover
2028
Construction Permit
Approved
Pink Book
Partial
Legal Notes
Linden, Tilia, Cove fully delivered with pink books issued. Jan 2025 HCMC task force cleared remaining legal obstacles including Empire 88 Tower (area 2A). Narra under construction (groundbreaking Nov 8, 2025); as of Aug 2026 the JV has paid 100% of Narra's land use fees and secured a BIDV bank guarantee for buyer deposits, accelerating SPA signing. Empire 88 Tower MU5 lot still vacant as of June 2026 — no contractor, no groundbreaking timeline. Monarch in pre-development. MAJOR UPDATE (Aug 5, 2026): Keppel signed a conditional agreement to divest its entire 40% Empire City JV stake for ~US$266.7M (~S$343M), split equally between Denver Power Vietnam Co. Ltd. and Golden Axis Company Limited (a vehicle of existing partners Tran Thai Lands and Tien Phuoc Real Estate). Post-closing ownership would be roughly 50% Denver Power / 50% the Vietnamese founders — Empire City would have no foreign JV partner. As part of the deal, the SIAC arbitration Keppel's subsidiary Corredance filed in April 2026 over VND 6.88T (~$261M) in additional land use fees will be terminated. Completion is expected in Q4 2026, subject to regulatory approval and staged cash payments; until then Keppel remains a 40% owner. Separately, in August 2026 Empire City was added to HCMC's official list of projects approved to sell to foreign buyers (148 projects citywide) — the 30%-per-building foreign quota applies per tower, and only Narra (still under construction) has meaningful room remaining since Linden, Tilia, and Cove are already near or at their caps. Pink books for Linden, Tilia, Cove are unaffected by the ownership transition; existing owners' titles do not depend on JV shareholding.
Amenities
👨👩👧Family: Children's pool and indoor/outdoor play areas in each delivered phase. BIS, AIS, EIS international schools within 2–3 km. Landscaped gardens and Forest Walk trail throughout the 14.6-hectare development. Community rooms for family events.
🏋️Fitness: 50m saltwater swimming pools with Jacuzzi and hydromassage in each phase. Fully-equipped gym with open-air design and river views. International-standard tennis court. Riverside jogging and cycling paths. Yoga and sauna rooms at Cove Residences. Narra Residences adds a 2-lane bowling alley.
🏖️Lifestyle: Retail podium with dining, shopping, and cafés. Sunset Terrace outdoor café. Mini cinema. BBQ gardens. Empire 88 Tower designed to include 5-star hotel, sky observation deck, and Grade A offices. Saigon River promenade for evening walks. Narra Residences features a premium bar and 5-star restaurant.
🛒Convenience: 3-level basement parking with magnetic card access. 24/7 security with CCTV and concierge by Keppel property management. Convenience stores and minimarts in retail podium. Thu Thiem Tunnel and Bridge 2 provide dual District 1 access within 10 minutes.
🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🅿️ Car Parking🎾 Tennis CourtShophouse Street🏍️ Motorbike Parking
Mai Chi Tho ExpresswayThu Thiem 2 BridgeThu Thiem TunnelHCMC–Long Thanh–Dau Giay Expressway
🔇 High Noise🌊 Moderate Flood🛣️ Near Highway
Affluent professionals, expatriates (predominantly Singaporean, Korean and Japanese) and upper-income Vietnamese families who value river views, privacy and proximity to District 1. Low Airbnb presence keeps the atmosphere residential rather than transient, and the community suits residents comfortable with a gated, rule-driven setting.
Things to consider (not deal breakers)
⚠️ Traffic
Mai Chi Tho Expressway congested during rush hours. Thu Thiem Tunnel can back up at peak times. Limi...
Mai Chi Tho Expressway congested during rush hours. Thu Thiem Tunnel can back up at peak times. Limited alternative routes while Thu Thiem 4 Bridge and Metro Line 2 remain under development.
→ Dual District 1 access via Thu Thiem Tunnel and Thu Thiem 2 Bridge. The pedestrian bridge to Bach Dang Wharf is under construction; its September 2, 2026 target was missed and no new opening date is confirmed. Metro Line 2 (Ben Thanh–Thu Thiem) is under construction, targeting 2030. An Phu Interchange is opening in phases (N3 opened May 1, 2026; N4 opened by August 2026), with full completion targeted around Q2 2027. Thu Thiem 4 Bridge (VND 5,063B) is in land clearance with groundbreaking targeted for Q4 2026 and completion Q4 2028.
🌊 Flood Risk
Thu Thiem peninsula has purpose-built modern drainage infrastructure on reclaimed, elevated land. Fl...
Thu Thiem peninsula has purpose-built modern drainage infrastructure on reclaimed, elevated land. Flood risk is minimal — one of HCMC's lowest-risk areas.
→ Thu Thiem peninsula built on elevated terrain with modern drainage infrastructure from the ground up. Engineered land reclamation with dedicated stormwater management. Flood risk is minimal.
Sub-zones
Cove Apartment
0 listings · 136 units
18,5 tỷ - 115 tỷ
200 triệu - 499 triệu/m²
2-4 BD · 83-439 m²
Under construction
The premium river-facing sub-zone: 2BR asks near 250M/m², 3BR near 333M/m², 4BR near 425M/m², with duplexes around 300M/m² and penthouses above 800M/m²
Linden Apartment
0 listings · 510 units
9,5 tỷ - 150 tỷ
150 triệu - 423 triệu/m²
1-4 BD · 57-379 m²
Under construction
Most accessible sub-zone on resale: 1BR and 2BR asks of about 175-178M/m² (roughly 9.5-18.5 billion VND) and 3BR near 265M/m², with the deepest rental choice at about 21-45M VND/month for most units
Monarch Apartment, Shophouse
0 listings · 300 units
10 tỷ - 28 tỷ
165 triệu - 230 triệu/m²
0-4 BD · 35-400 m²
Under construction · Handover 2029
Indicative primary asks of about 198M/m² across 1-4BR, with no resale market yet
Narra Apartment
0 listings · 278 units
10,9 tỷ - 44,1 tỷ
160 triệu - 217 triệu/m²
1-4 BD · 55.5-600 m²
Under construction
Primary asks of about 190-200M/m² across 1-4BR, with early resale listings near 182M/m², a discount to the developer's asking price
Tilia Apartment
0 listings · 480 units
10,5 tỷ - 150 tỷ
165 triệu - 400 triệu/m²
1-4 BD · 60-380 m²
Under construction
Resale asks step up with size: about 193M/m² for 1BR, 228M/m² for 2BR and 319M/m² for 3BR, with duplexes near 365M/m²
Notable Places
Central Pedestrian Street
600-meter pedestrian promenade flanked by restaurants, cafes, and shophouses on both sides. Serves as the main dining and social hub of the development, connecting the residential phases.
Empire City Commercial Center
50,000 sqm retail center across 4 levels within the podium of Empire City's residential towers. ~120 stores including FamilyMart, Genshai Supermarket, restaurants, cafes, and lifestyle shops. Currently ~50-60% occupied.
Riverside Park
3.7-hectare waterfront promenade stretching ~2.7km along the Saigon River. Shaded walkways, cycling paths, lawns, and family play areas with panoramic views of District 1 skyline and Bitexco Tower. Free public access.
Growth Catalysts
✅VIFC-HCMC officially launched February 11, 2026 with Nasdaq, Binance, and TikTok among founding members (2026)
🚧Thu Thiem Pedestrian Bridge: September 2, 2026 target missed; opening date not yet confirmed (2026)
🚧An Phu Interchange: N4 branch opens Aug 2026, overall progress ~75%; full completion extended to Q2 2027 (2027)
🚧Thu Thiem IFC — March 2026 consortium proposal for $1.15B 99-floor tower (2027)
🚧Thu Thiem 4 Bridge: land-clearance survey underway Aug 3-20, 2026 in Tan Thuan Ward; groundbreaking still targeting Q4 2026 (2028)
🚧Thu Thiem Administrative Center: groundbreaking April 29, 2026 — Sun Group 26-story civic complex with Opera House on 33 hectares (2028)
🚀Thu Thiem–Long Thanh Railway: groundbreaking now targeting before September 2, 2026 (2030)
🚀Metro Line 2 (Bến Thành–Tham Lương) under construction; Hyundai Rotem trains contracted, targeting Q4 2030 (2030)
🚀Empire 88 Tower: MU5 lot still vacant June 2026; SIAC arbitration over land fees adds structural uncertainty to groundbreaking
🚀Thu Thiem Central Square: 20.7ha planned as Vietnam's largest public plaza, adjacent to The Metropole's riverside frontage
More in the app
Track this project with heatmaps, price history, saved searches, and project updates in one place.
This area scores 91 for Leisure Score · 79 for Family Score
Explore Vietnam
3 of 5 delivered
