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.

💰 5,2 tỷ – 88 tỷ📏 150 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 strong, with international schooling close enough to walk. The International School HCMC American Academy is about 450 m away and the ISHCMC Early Years preschool about 510 m, supported by Sky Gardens and a nearby sports park.

90*

Leisure Score

Excellent

Leisure options are deep and mostly walkable. Estella Place mall is within the development, with a busy mix of restaurants and casual dining, while the on-site jogging track and tennis court cover everyday recreation.

66

Convenience

Good

Daily essentials are well covered. Tops Market An Phú is next door and MM Mega Market An Phu, about 610 m away, handles bulk shopping, with convenience stores within roughly 250 m.

69

Health

Good

Healthcare is solid for routine needs. A clinic and a pharmacy are within about 190 m, while full hospital care means a trip to Vinmec Central Park International Hospital, around 3.2 km away.

93

Transit Access

Excellent

Walking access to Metro Line 1 is strong: An Phu Station is about 710 m away, with metro-linked bus stops at roughly 620–690 m.

92

Commute Ease

Excellent

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

49

Nightlife

Average

Nightlife is moderate rather than a draw. Bars and gastropubs sit roughly 0.5–1.1 km away toward Thảo Điền, but there is no dedicated late-night district at the doorstep.

26

Quietness

Below Avg

Quietness is a weakness here. Ambient noise is rated high from Hà Nội Highway traffic, with several bars within about 0.5 km, and south-facing units take the most highway noise.

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

Domo Scores™

8

🏠 Homeowner

Good

7.9

📈 Investor

Good

Balanced for both homeowners and investors.

A strong delivered choice on the Thảo Điền side: mall in the podium, Metro Line 1 within walking range, international schools nearby and pink books issued for all 872 units. The tradeoffs are constant Hà Nội Highway noise, an An Phú interchange not fully complete until Q2 2027, and gross rental yields that look below 5%.

🏠 Homeowner

Value

7.9

Livability

8

Legal & delivery

8.7

Location & connectivity

7.7

📈 Investor

Value

7.9

Returns & exit

7.6

Legal & delivery

8.7

Location & demand

7.7

Why the scores differ

Homeowner: A strong choice for homeowners who want a delivered, walkable-to-everything address. The Estella Place mall sits in the podium, An Phú Metro Line 1 station is about 710 m away, pink books are issued for all 872 units, and the international-school cluster is close. The tradeoff is constant highway noise and an interchange that will keep causing peak-hour congestion until Q2 2027.

Investor: A liquid, low-legal-risk rental play rather than a yield play. Delivered Keppel Land stock with a deep expat tenant pool and a working resale market, priced below comparable peers. Gross yields look below 5% for most layouts, and recent resale asks have been flat to softer, so entry price and unit-level comps matter.

Price & Market

Current Market Price

150 triệu/m²

📈 +245% since launch

Market range	114 triệu – 175 triệu/m²
Unit price	5,2 tỷ – 88 tỷ
Rent	18 triệu – 200 triệu/mo
Launch price	43,5 triệu/m²

Est. Rental Yield2.8%

•🟢 Metro Line 1 is operational and An Phú station is about 710 m away, giving a rail link to Bến Thành without driving the An Phú interchange.
•🟢 Delivered stock with pink books issued for all 872 units; the project's price sits below comparable peers, which supports value for buyers.
•🟡 Resale snapshots show a typical price of about 153M/m² (range 134M–171M/m², August 2026), roughly 2% below the earlier reading; bedroom-level asks are lower but come from small samples.
•🟡 Long Thành Airport is targeted to open commercially on December 1, 2026, but the An Phú interchange (Q2 2027) and Ring Road 3 (full route by end of 2026) have both slipped, so the corridor benefit depends on timing.
•🔴 High noise readings from Hà Nội Highway make unit orientation a real pricing and liveability factor; favour units away from the highway face.

Last updated: October 2026

Is this a good deal?

Project	Price	Distance
Estella Heights	150 triệu/m²	—
Cantavil	87,2 triệu/m²	0.2 km
Lumière Riverside	115 triệu/m²	0.3 km
Q2 Thảo Điền	145 triệu/m²	0.4 km

Should you buy here?

Best for:

✓Expat and international-school families (ISHCMC, BIS, AIS)
✓Homeowners wanting a delivered, mall-integrated apartment with walkable Metro Line 1 access

Not ideal for:

✗Buyers prioritising peace and quiet — highway noise is constant
✗Buyers seeking a discount or low entry price

Market Trends

Resale asks are broadly stable near 153M/m² (August 2026) while citywide condo resale prices are rising, per CBRE (May 2026); bedroom-level moves rest on thin samples.

Decision Factors

Strengths

✓Estella Place mall sits in the T3–T4 podium, so shopping, dining and a cinema are inside the development.
✓Metro Line 1 has been running since December 2024, with An Phú station about 710 m away and a direct 28-minute ride to Bến Thành.
✓Legal and delivery risk is low: both handovers are complete, pink books are issued for all 872 units, and Savills manages the complex.
✓On-site amenities are strong for the segment, including two 50m lap pools, sky gardens, a 400m jogging track and a full-size tennis court.

Tradeoffs

!Hà Nội Highway noise is constant; quietness is the weakest neighbourhood score and south-facing units are most exposed.
!Gross rental yields look below 5% for most layouts at current resale asks, so the case rests on liquidity and tenant depth rather than yield.
!Four 33–34 floor towers with 872 units make this a dense, high-rise setting rather than a low-density compound.

Watch items

?The An Phú interchange is about 75% complete (mid-August 2026) and full completion slipped from April 2027 to Q2 2027, so expect peak-hour disruption to continue.
?Recent resale snapshots are thin: the project-level typical price eased about 2% to roughly 153M/m², while bedroom-level asks range from about 99M to 136M/m², so check unit-level comps before offering.
?No resident-review digest is available, so confirm management quality, the maintenance fee (about 15,000 VND/m²/month) and the ownership term in the contract, especially for foreign buyers.

Unit Types

1BR

1 Beds · 1 Baths · 55–60 m²

7,9 tỷ – 9 tỷ

140 triệu/m²

Rent: 18 triệu - 27 triệu/mo

Singles & couples

2BR

2 Beds · 2 Baths · 85–100 m²

10,5 tỷ – 13,8 tỷ

135 triệu/m²

Rent: 26 triệu - 51 triệu/mo

Young families

3BR

3 Beds · 2–3 Baths · 125–150 m²

15,7 tỷ – 21,8 tỷ

144 triệu/m²

Rent: 46 triệu - 91 triệu/mo

Growing families

Duplex

3–4 Beds · 3–4 Baths · 220–250 m²

16 tỷ – 17,5 tỷ

72 triệu/m²

Rent: 55 triệu - 90 triệu/mo

Growing families

4BR

4 Beds · 3–4 Baths · 175–180 m²

26 tỷ – 30,4 tỷ

147 triệu/m²

Rent: 78 triệu - 122 triệu/mo

Growing families

Penthouse

4 Beds · 4–5 Baths · 300–350 m²

38 tỷ – 63 tỷ

150 triệu/m²

Rent: 115 triệu - 200 triệu/mo

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 872 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; 50-year land use rights for foreign nationals. Managed by Savills Vietnam. October 2026 search found no new legal developments — pink book status unchanged at 100% issued.

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

Explore on map

Estella Heights

19 min

District 1 CBD

41 min

Tân Sơn Nhất Airport

49 min

Long Thành Airport

CBD (peak)	23 min
CBD (off-peak)	19 min
Airport (peak)	46 min
Airport (off-peak)	41 min
Long Thành (peak)	51 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

Mix of expat families (Korean, Japanese, Singaporean), HCMC professionals working in District 1 and Thủ Thiêm, and buy-to-let owners servicing the international-school catchment.

Things to consider (not deal breakers)

⚠️ Traffic

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

An Phú interchange (Mai Chí Thọ × Hà Nội Highway) remains the main pinch point at peak hours. As of mid-August 2026 the interchange is roughly 75% complete; four major components are operational — HC1-01 underpass (June 2025), N2 overpass (December 2025), HC1-02 underpass (February 2026), and N3 branch (Mai Chí Thọ–Đồng Văn Cống, May 2026). A July 2026 revision pushed full completion (N1.2 branch road and remaining land-handover items) further out, from the earlier April 2027 target to Q2 2027. Separately, HCMC's Ring Road 3 outer bypass missed its original June 30, 2026 full-route deadline; the route is now opening in phases from September 2026 with full completion targeted by end of 2026.

→ An Phú interchange is roughly 75% complete as of mid-August 2026, with the N3 branch now linking Mai Chí Thọ directly to Đồng Văn Cống. Metro Line 1 from An Phú station reduces car-dependent trips through the bottleneck; Đồng Văn Cống offers a southern alternative toward Thủ Thiêm. Full interchange completion has slipped again, from April 2027 to Q2 2027 — buyers relying on peak-hour road access should plan around continued construction into mid-2027. Ring Road 3's outer bypass, an alternative route for through-traffic, also missed its June 2026 target and is now completing in phases through end of 2026.

🌊 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

5,2 tỷ - 88 tỷ

114 triệu - 175 triệu/m²

Resale listings here pool with T2; current snapshots do not split price by tower, so use the project range of roughly 134M–171M/m² as a guide.

🏢

T2

0 listings · 248 units

5,2 tỷ - 88 tỷ

114 triệu - 175 triệu/m²

Sister tower to T1 with a similar exposure; asking prices are expected to track T1 closely, within the project range of roughly 134M–171M/m².

🏢

T3

0 listings · 188 units

5,2 tỷ - 88 tỷ

114 triệu - 175 triệu/m²

Signature Collection tower connected to the Estella Place podium and positioned as the project's premium tier; no tower-level price split is available in current snapshots.

🏢

T4

0 listings · 188 units

5,2 tỷ - 88 tỷ

114 triệu - 175 triệu/m²

Sister tower to T3 with a mall-podium link and private lifts on larger units; priced in the premium tier, though tower-level asks are not separated in current snapshots.

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

🚧Long Thành International Airport set for commercial operation from December 1, 2026 (2026)
🚧Ring Road 3 HCMC misses June 2026 deadline; phased opening from September, full route by end of 2026 (2026)
🚧An Phú interchange: 75% complete, full completion pushed to Q2 2027 (2027)

Estella Heights - Apartments in An Phu, Thu Duc

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