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.

💰 8,5 tỷ – 120 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 ISHCMC American Academy 450m away and ISHCMC Early Years — one of HCMC's top-ranked preschools — approximately 510m from the project. Sky Gardens within the development add landscaped outdoor space for daily use.

90*

Leisure Score

Excellent

Lifestyle amenities are exceptionally rich within the development. Estella Place Mall sits within the development, offering a cinema, gourmet supermarket, and a varied mix of cafés and restaurants that draws residents and visitors from across the An Phú corridor.

66

Convenience

Good

Daily convenience is well covered. Tops Market An Phú is next door, and MM Mega Market — a large hypermarket option — is 610m away for bulk grocery runs.

69

Health

Good

Medical access is adequate for day-to-day needs, with small clinics operating within Estella Place. Vinmec Central Park International Hospital is 3.2km away for specialist or emergency care.

93

Transit Access

Excellent

Transit access is exceptionally strong here, with An Phú Metro Line 1 station 710m away and multiple bus stops within the same walking radius.

92

Commute Ease

Excellent

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

49

Nightlife

Average

A modest scatter of bars and gastropubs is accessible within 1km along the An Phú corridor, but there is no concentrated nightlife district in the immediate vicinity.

26

Quietness

Below Avg

Noise levels are high at this address. The project sits directly adjacent to Xa Lộ Hà Nội, one of HCMC's busiest arterial highways, making road noise the dominant ambient sound on exposed facades.

* 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.

Estella Heights is a fully-delivered Keppel Land address in HCMC's most established expat cluster — An Phú — with an integrated mall podium, twin 50m lap pools, and Metro Line 1 within walking distance. The defining tradeoff is highway noise: Xa Lộ Hà Nội runs directly alongside, and road-facing units cannot escape it.

🏠 Homeowner

Value

7.9

Livability

7.8

Legal & delivery

8.7

Location & connectivity

7.7

📈 Investor

Value

7.9

Returns & exit

7.7

Legal & delivery

8.7

Location & demand

7.7

Why the scores differ

Homeowner: A solid choice for homeowners who want a delivered Keppel Land address in HCMC's most established expat corridor. The Estella Place mall integrated into the podium, twin 50m lap pools, and ISHCMC nearby cover most lifestyle needs within a short walk. The honest tradeoff: Xa Lộ Hà Nội highway noise is constant on exposed facades, and full An Phú interchange completion has slipped to April 2027 — peak-hour road access remains disrupted until then.

Investor: The investment case rests on liquidity and tenant depth, not yield. All pink books are issued, the secondary market is active, and a proven expat rental pool — Korean, Japanese, Singaporean — supports capital preservation. At 150M/m² typical, gross yields settle at 3.6–4.7%, thin for a luxury property; the stronger return driver is capital appreciation. Metro Line 1 now operational at An Phú station reinforces the rental story, and Long Thành Airport targeting Q4 2026 should broaden the expat tenant catchment further.

Price & Market

Current Market Price

150 triệu/m²

📈 +245% since launch

Market range	130 triệu – 175 triệu/m²
Unit price	8,5 tỷ – 120 tỷ
Rent	22 triệu – 200 triệu/mo
Launch price	43,5 triệu/m²

Est. Rental Yield2.1%

•🟢 HCMC secondary condominium prices averaged VND 67M/m² in Q1 2026, up +32.3% year-on-year (CBRE Q1 2026) — Estella's observed price trajectory is consistent with this citywide momentum.
•🟢 Metro Line 1 has been operational since December 2024 with An Phú station ~710m from the project — the transit connection to District 1 is now proven infrastructure, not a future promise, supporting both rental demand and resale liquidity.
•🟡 Bedroom-level resale asking prices in the latest snapshot (June 2026) show 1BR–3BR listings at ~150M/m², up sharply from the April comparison period — confidence is moderate (0.80–0.82) across a thin 41-day window, so buyers should verify current comps with a broker rather than anchoring on the snapshot alone.
•🟡 Gross rental yields at the current price level settle at 3.6–4.7% — acceptable for a prime expat corridor but not a cash-flow play; the investment thesis depends on continued capital appreciation driven by Metro Line 1 adoption and the Long Thành Airport expat multiplier.
•🔴 An Phú interchange full completion has been pushed to April 2027 — four of seven components are now open, but peak-hour car commutes through the interchange remain disrupted for an estimated further ten months.

Last updated: June 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 families enrolled at ISHCMC, BIS or AIS — school proximity and the existing Korean/Japanese/Singaporean community are immediate
✓Homeowners who value metro walkability over quiet — 710m to An Phú station, 28 minutes direct to District 1
✓Buyers who want a legally resolved file on a delivered Keppel Land project with professional building management

Not ideal for:

✗Noise-sensitive homeowners — Xa Lộ Hà Nội highway noise is constant and unavoidable on road-facing units
✗Buyers seeking primary-launch pricing or a significant discount to the current secondary market

Market Trends

Secondary resale listings at ~150M/m² are tracking HCMC's broader citywide appreciation trend, with the project-level aggregate holding stable near 157M/m².

Decision Factors

Strengths

✓All 872 pink books issued — the cleanest legal profile in the An Phú segment, with no post-purchase paperwork risk
✓Estella Place Mall within the development — a 5-storey podium with Annam Gourmet, CGV cinema, and a full F&B floor that no immediate An Phú peer can match
✓Metro Line 1 An Phú station operational at 710m walk — a direct, traffic-free 28-minute connection to Bến Thành that sidesteps the An Phú interchange entirely
✓Two 50m lap pools, a 400m jogging track, full-size tennis court, and sky gardens across all four towers — a sports and recreation package rare in the An Phú upper-mid segment

Tradeoffs

!Persistent highway noise — Xa Lộ Hà Nội runs directly alongside the project, and road-facing units on all four towers are continuously exposed; noise-sensitive buyers should inspect the quieter north-facing units specifically
!Gross rental yields at 3.6–4.7% are thin for a luxury price point — the investment return thesis is capital appreciation, not income, and buyers targeting rental income alone will find the math tight

Watch items

?An Phú interchange full completion has been pushed to April 2027 — peak-hour road access remains disrupted until then; buyers relying on car commutes should confirm the N4 bridge (targeting July 2026) and N1.1/N1.3 (targeting September 2026) milestones before committing
?Long Thành Airport is targeting Q4 2026 commercial operation, which is expected to strengthen expat tenant demand in An Phú — verify the opening timeline with current sources before factoring it into a rental yield projection
?The 2026 HCMC land price table (Resolution 87/2025, effective January 1, 2026) resets transfer tax and pink-book conversion costs — confirm total acquisition cost including fees with a local agent before transacting

Unit Types

1BR

1 Beds · 1 Baths · 55–60 m²

8,5 tỷ – 9 tỷ

150 triệu/m²

Rent: 22 triệu - 30 triệu/mo

Singles & couples

2BR

2 Beds · 2 Baths · 85–100 m²

12,3 tỷ – 15 tỷ

150 triệu/m²

Rent: 33 triệu - 50 triệu/mo

Young families

3BR

3 Beds · 2–3 Baths · 125–150 m²

17,5 tỷ – 23 tỷ

150 triệu/m²

Rent: 60 triệu - 100 triệu/mo

Growing families

Duplex

3–4 Beds · 3–4 Baths · 220–250 m²

16 tỷ – 17,5 tỷ

72 triệu/m²

Rent: 60 triệu - 90 triệu/mo

Growing families

4BR

4 Beds · 3–4 Baths · 175–180 m²

29 tỷ – 33 tỷ

155 triệu/m²

Rent: 90 triệu - 130 triệu/mo

Growing families

Penthouse

4 Beds · 4–5 Baths · 300–350 m²

38 tỷ – 65 tỷ

155 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. June 2026 web search confirmed 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

Explore on map

Estella Heights

20 min

District 1 CBD

44 min

Tân Sơn Nhất Airport

48 min

Long Thành Airport

CBD (peak)	29 min
CBD (off-peak)	20 min
Airport (peak)	53 min
Airport (off-peak)	44 min
Long Thành (peak)	52 min
Long Thành (off-peak)	48 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

A mixed community of Korean, Japanese, and Singaporean expat families drawn by ISHCMC proximity, HCMC professionals using Metro Line 1 to commute to District 1, and buy-to-let owners servicing the international-school catchment. Savills management maintains consistent building standards across all four towers.

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 operational as of June 2026 — 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). N4 bridge targets late July 2026; N1.1 and N1.3 bridges have been rescheduled from late July to late September 2026; and the N1.2 bridge plus Lương Định Của road widening are now expected April 2027, pushing overall interchange completion from Q4 2026 to April 30, 2027.

→ An Phú interchange is 4 of 7 components operational as of June 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 been pushed to April 2027 — buyers relying on peak-hour road access should plan around continued construction through early 2027.

🌊 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

8,5 tỷ - 120 tỷ

130 triệu - 175 triệu/m²

Secondary listings dominate the resale supply for T1, with asking prices broadly in line with the project range of 130–170M/m²; south-facing units command modest premiums for city views.

🏢

T2

0 listings · 248 units

8,5 tỷ - 120 tỷ

130 triệu - 175 triệu/m²

T2 pricing tracks T1 closely; resale supply is active with similar exposure and unit mix, offering buyers a comparable entry point to T1 without meaningful differentiation at the listing level.

🏢

T3

0 listings · 188 units

8,5 tỷ - 120 tỷ

130 triệu - 175 triệu/m²

T3 is the Signature Collection tower with direct podium-level access to Estella Place Mall; it commands the project's premium tier in the secondary market and typically sees fewer distressed listings than T1 and T2.

🏢

T4

0 listings · 188 units

8,5 tỷ - 120 tỷ

130 triệu - 175 triệu/m²

T4 shares the Signature Collection tier with T3 and benefits from the same podium mall connection; resale listings are thinner than T1–T2 and typically priced at or above the project average.

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

✅Ring Road 3 HCMC: western sections opened April 2026; full 76.3 km route targets June 30 (2026)
🚧Long Thành International Airport targets Q4 2026 commercial operation (2026)
🚧An Phú interchange: 4 of 7 components operational — full completion pushed to April 2027 (2027)

Estella Heights - Apartments in An Phu, Thu Duc

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