Delivered 2017

Estella Heights - Apartments in An Phu, Thu Duc

Name: Estella Heights
Address: VN

Keppel Land & Tien Phuoc

Delivered 2017 · Pink books 100%

Delivered Keppel Land + Tiền Phước complex with a 5-storey Estella Place mall built into the T3–T4 podium and An Phú Metro Line 1 station within walking distance.

💰 4,5 tỷ – 96 tỷ📏 111,9 triệu/m²🏗️ Delivered 2017🏢 872 units

Estella Heights is a 4.7-hectare, 4-tower (T1–T4) condominium in An Phú on the Thảo Điền side of Thủ Đức City, developed by Keppel Land and Tiền Phước and managed by Savills. The 5-storey Estella Place mall is built into the podium beneath T3–T4, and the An Phú Metro Line 1 station sits within walking distance.

Neighborhood

80*

Family Score

Excellent

Family appeal is excellent. ISHCMC American Academy is nearby (450m) and ISHCMC Early Years — ranked among HCMC's top preschools — is 510m away, placing this project in one of the most concentrated international-school catchments in Thủ Đức City.

90*

Leisure Score

Excellent

Lifestyle appeal is exceptional here. Estella Place mall — within the development — anchors an unusually wide selection of restaurants, cafés, and casual social spaces, making this one of the strongest food-and-leisure environments in the An Phú corridor.

66

Convenience

Good

Daily convenience is high. Tops Market An Phú is next door and MM Mega Market An Phú is within 620m, covering everyday grocery needs without requiring a car for most residents.

69

Health

Good

Medical access is strong. An international clinic sits just 90m from the main complex — practical for walk-in consultations — while Vinmec Central Park International Hospital provides full hospital-grade care 3.2km away.

93

Transit Access

Excellent

Transit access is well-supported. An Phú Metro Line 1 station is 710m from the project — a 10–14 minute walk — with several bus stops available within 200m for shorter-distance trips.

92

Commute Ease

Excellent

28 min to Q1 Bến Thành via MRT1. 14 min walk to metro station.

49

Nightlife

Average

Evening entertainment is accessible but not on the doorstep. Several well-reviewed bars and gastropubs are within the 1km radius — concentrated along the nearby Thảo Điền strip — while the immediate blocks surrounding the project are primarily residential in character.

26

Quietness

Below Avg

Quiet living is not available at this location. The project sits directly adjacent to Hà Nội Highway and Song Hành An Phú — two heavily trafficked arterials — generating persistent road noise for most residential orientations.

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

Domo Scores™

7.7

🏠 Homeowner

Good

7.6

📈 Investor

Good

Balanced for both homeowners and investors.

Estella Heights is one of An Phú's most complete delivered packages — Keppel Land execution, an on-site Estella Place mall with CGV cinema and Annam Gourmet, two 50m lap pools, and walkable Metro Line 1 access set it apart from upper-mid peers. Persistent highway noise from Hà Nội Highway is the unavoidable cost of this location.

🏠 Homeowner

Value

6.9

Livability

7.8

Legal & delivery

8.7

Location & connectivity

7.7

📈 Investor

Value

6.9

Returns & exit

7.8

Legal & delivery

8.7

Location & demand

7.5

Why the scores differ

Homeowner: A solid choice for homeowners in the An Phú/Thảo Điền corridor. Keppel Land delivery and Savills management come with an on-site Estella Place mall, two 50m lap pools, and ISHCMC American Academy 450m away — a package most upper-mid peers cannot match. The unavoidable tradeoff is persistent highway noise from Hà Nội Highway, and pricing sits near the upper-mid peer median with little room for an entry discount.

Investor: The investment case rests on tenant depth rather than yield discount. A documented expat-tenant pool tied to the ISHCMC catchment, gross yields estimated at 4–5% across mainstream bedroom types, and a working secondary market give this project solid foundations. Long Thành Airport opening (Q4 2026) and An Phú interchange completion add near-term demand tailwinds, though premium pricing limits the upside for capital-appreciation buyers.

Price & Market

Current Market Price

111,9 triệu/m²

📈 +157% since launch

Market range	75 triệu – 175 triệu/m²
Unit price	4,5 tỷ – 96 tỷ
Rent	14 triệu – 120 triệu/mo
Launch price	43,5 triệu/m²

Est. Rental Yield1.6%

•🟢 Metro Line 1 is operational: An Phú Station at ~710m gives direct 28-minute access to Bến Thành — one of the best transit connections available in the upper-mid apartment segment.
•🟢 Long Thành International Airport targets Q4 2026 commercial operation; Estella Heights' location at the HCMC–Long Thành expressway head positions it for a 35–45 minute drive to the new hub, reinforcing the expat-rental thesis.
•🟡 An Phú interchange is 4 of 7 components complete as of May 2026; full completion targeted Q2 2026 will progressively ease the peak-hour bottleneck on Mai Chí Thọ and Đồng Văn Cống.
•🟡 Secondary market pricing at ~100–115M VND/m² reflects upper-mid peer valuations — the project trades near the segment median with no speculative premium and limited entry discount.
•🔴 Highway noise exposure is a structural feature of this address, not a temporary condition — buyers should evaluate which specific unit orientations face the arterial versus the interior podium.

Is this a good deal?

🟢 ~1% cheaper than comparable projects

Project	Price	Distance
Estella Heights	111,9 triệu/m²	—
Cantavil	87,2 triệu/m²	0.2 km
Lumière Riverside	108 triệu/m²	0.3 km
Q2 Thảo Điền	145 triệu/m²	0.4 km

Should you buy here?

Best for:

✓Expat families enrolled or considering ISHCMC or nearby international schools
✓Homeowners wanting a fully delivered, mall-integrated apartment with professional Savills management
✓District 1 and Thủ Thiêm commuters who can walk to An Phú Metro Line 1 station

Not ideal for:

✗Noise-sensitive households — highway exposure at this address is structural and cannot be mitigated by building management
✗Buyers seeking below-peer pricing or a primary-market entry discount
✗Large households needing substantial ground-level green space beyond sky gardens and the on-site jogging track

Market Trends

Resale listing asks across most bedroom types moved higher in April 2026 while the aggregate market index held flat — consistent with selective seller repricing in a broadly stable secondary market.

Decision Factors

Strengths

✓Full legal clarity: pink books issued for all 872 units, long-term ownership, zero residual legal risk
✓On-site Estella Place mall (5-storey, ~38,000 m² GFA, CGV cinema, Annam Gourmet) — only Keppel-managed mall integrated directly into an An Phú residential tower podium
✓Two 50m Olympic lap pools on the podium deck — rare among upper-mid peers in the An Phú corridor
✓An Phú Metro Line 1 station ~710m walk, providing 28-minute direct access to Bến Thành

Tradeoffs

!Adjacent to Hà Nội Highway and Song Hành An Phú — continuous road noise for highway-facing unit orientations; this is a permanent feature of the address
!Pricing at or above the upper-mid peer median — secondary market entry offers limited discount relative to peers
!Dense 2.5 ha footprint for 872 units — on-site sky gardens and jogging track partially offset limited ground-level green space

Watch items

?An Phú interchange: 4 of 7 bridge components operational as of May 2026; remaining three (N1.1, N1.3, N4) targeted for June 2026 — verify status before committing if peak-hour road access is a priority
?Unit orientation matters significantly for noise exposure — request floor plans and building façade layouts before selecting a specific unit
?The 2026 HCMC land price table (Resolution 87/2025, effective January 2026) resets transfer tax and pink-book conversion costs — verify total acquisition cost with a tax advisor before signing

Unit Types

1BR

1 Beds · 1 Baths · 55–60 m²

4,5 tỷ – 8,7 tỷ

85 triệu/m²

Rent: 14 triệu - 26 triệu/mo

Singles & couples

2BR

2 Beds · 2 Baths · 85–100 m²

7 tỷ – 13 tỷ

87 triệu/m²

Rent: 17 triệu - 45 triệu/mo

Young families

3BR

3 Beds · 2–3 Baths · 125–150 m²

11 tỷ – 20 tỷ

100 triệu/m²

Rent: 26 triệu - 90 triệu/mo

Growing families

Duplex

3–4 Beds · 3–4 Baths · 220–250 m²

11,5 tỷ – 18 tỷ

115 triệu/m²

Growing families

4BR

4 Beds · 3–4 Baths · 175–180 m²

17 tỷ – 30 tỷ

108 triệu/m²

Rent: 75 triệu - 120 triệu/mo

Growing families

Penthouse

4 Beds · 4–5 Baths · 300–350 m²

28 tỷ – 50 tỷ

145 triệu/m²

Growing families

Project Details

Developer	Keppel Land & Tien Phuoc
Status	Delivered 2017
Completion	2019
Total Units	872
Towers	4

Legal Information

Handover	2017-12
Construction Permit	Approved
Pink Book	Issued
Pink Book %	100%
Legal Notes	Delivered Keppel Land + Tiền Phước project with pink books (sổ hồng) issued for all units. Phase 1 (T1, T2; 496 units) handed over December 2017; Phase 2 (T3, T4; 376 units) handed over Q2 2019. Long-term ownership for Vietnamese citizens. Property managed by Savills Vietnam. Confirmed via May 2026 web search — no new legal developments.

Amenities

👨‍👩‍👧 Family: Lazy-river kids pool, dedicated indoor entertainment room with kitchen and living-room fit-out, and ISHCMC, BIS, AIS plus Saigon Star and IGS within a 5-minute drive cover the international-school cluster.

🏋️ Fitness: Two 50m lap pools, fully equipped gym with sauna and steam, yoga room, 400m landscaped jogging track, tennis court and half basketball court on the podium deck.

🏖️ Lifestyle: Estella Place mall (5 storeys) sits in the T3–T4 podium with an Annam Gourmet, F&B floor and CGV cinema; sky gardens at the 23–25 floor band give residents shaded outdoor lounging without leaving the towers.

🛒 Convenience: 2-level basement parking, Savills concierge, Keppel-managed retail at the doorstep, and An Phú Metro Line 1 station within walking distance reduce reliance on driving.

🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🅿️ Car Parking🎾 Tennis Court🏀 Basketball Court🏍️ Motorbike Parking

Location & Commute

Estella Heights

19 min

District 1 CBD

41 min

Tân Sơn Nhất Airport

49 min

Long Thành Airport

CBD (peak)	28 min
CBD (off-peak)	19 min
Airport (peak)	48 min
Airport (off-peak)	41 min
Long Thành (peak)	52 min
Long Thành (off-peak)	49 min

🚇

Metro

An Phu Station

Nearby

🛍️

Mall

Estella Place Mall

Within development

🛒

Supermarket

Tops Market An Phú

Next door

🏫

Schools

International School Ho Chi Minh City – …

Nearby

🏥

Hospitals

Vinmec Central Park International Hospit…

3.2km

🌳

Park

Sky Gardens

Within development

Major Roads

Hà Nội HighwayMai Chí ThọĐồng Văn CốngSong Hành An Phú

🔇 High Noise🌊 Moderate Flood🛣️ Near Highway

The community is dominated by expat families — Korean, Japanese, and Singaporean households drawn to the ISHCMC catchment — alongside HCMC professionals using Metro Line 1 for District 1 commutes and buy-to-let investors servicing that same expat-rental demand.

Things to consider (not deal breakers)

⚠️ Traffic

An Phú interchange (Mai Chí Thọ × Hà Nội Highway) remains the main pinch point at peak hours. Four o...

An Phú interchange (Mai Chí Thọ × Hà Nội Highway) remains the main pinch point at peak hours. Four of seven major components are now operational as of May 2026 — including the N3 branch (Mai Chí Thọ–Đồng Văn Cống, opened May 1, 2026) — with three remaining structures (N1.1, N1.3, N4) targeted for June 2026 completion.

→ An Phú interchange is now 4 of 7 components operational (as of May 2026), progressively easing the peak-hour pinch; Metro Line 1 reduces reliance on driving the bottleneck; Đồng Văn Cống offers a southern alternative toward Thủ Thiêm.

🌊 Flood Risk

An Phú sits higher than central Thảo Điền and the project drains to Hà Nội Highway side; flooding is...

An Phú sits higher than central Thảo Điền and the project drains to Hà Nội Highway side; flooding is rare and short.

→ Internal drainage and 2-level basement design keep parking dry during seasonal downpours.

Sub-zones

🏢

T1

0 listings · 248 units

4,5 tỷ - 96 tỷ

75 triệu - 175 triệu/m²

🏢

T2

0 listings · 248 units

4,5 tỷ - 96 tỷ

75 triệu - 175 triệu/m²

🏢

T3

0 listings · 188 units

4,5 tỷ - 96 tỷ

75 triệu - 175 triệu/m²

🏢

T4

0 listings · 188 units

4,5 tỷ - 96 tỷ

75 triệu - 175 triệu/m²

Notable Places

400m Jogging Track

Continuous 400m landscaped jogging loop on the podium deck — long enough for measured laps, which most An Phú condo loops are not.

50m Lap Pool

Two Olympic-length 50m lap pools sit on the podium deck — rare in upper-mid HCMC condos, where most lap pools are 25m or shorter.

Entertainment Lounge

Indoor entertainment lounge fitted with a working kitchen and living-room layout — a step beyond the bare-shell function rooms typical of An Phú peers.

Estella Place Mall

5-storey, ~38,000 m² GFA mall built into the T3–T4 podium with Annam Gourmet, an F&B floor and CGV cinema. The only HCMC condo with a Keppel-managed mall sitting directly under its towers.

Lazy River Kids Pool

Lazy-river style children's pool with a slow current — distinctive among An Phú peers, which generally offer a flat splash pool only.

Sky Gardens

Landscaped sky gardens band the 23–25 floor levels across all four towers, giving shaded outdoor lounge space at height — uncommon in An Phú.

Tennis Court

Full-size tennis court on the podium — the upper-mid An Phú segment usually offers paddle or half-court only.

Growth Catalysts

🚧An Phú interchange: 4 of 7 components live as of May 2026 — full Q2 completion targeted (2026)
🚧Ring Road 3 HCMC full route targets June 30, 2026 — at risk (2026)
🚧Long Thành International Airport targets Q4 2026 commercial operation (2026)
🚀Metro Line 1 extension to Long Thành Airport approved — 41.4 km PPP project (2031)

Estella Heights - Apartments in An Phu, Thu Duc

Area news

Neighborhood

Domo Scores™

Price & Market

Is this a good deal?

Should you buy here?

Market Trends