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10 of 11 delivered
Gamuda Land Vietnam (Gamuda Berhad, Malaysia)
10 of 11 sub-zones delivered · 1 upcoming 2028
Hanoi's largest gated township (274 ha) by a 17-year Malaysian developer, with SIS international school on-site and 123 ha Yen So Park adjacent — the only development in Hanoi that doubles as the city's flood prevention infrastructure.
274-hectare master-planned township by Gamuda Land (Malaysia) in Hoang Mai district, 8 km south of Hanoi CBD. The development spans two main zones: Gamuda Gardens (75 ha) with 1,200+ low-rise homes and 2,100+ apartments across 7 towers, and Gamuda Central (123 ha) — a commercial and mixed-use district anchored by a 175,000 m² international shopping mall, offices, hotels, and the 2,605-unit Central Residence apartment complex. Adjacent to 123-hectare Yen So Park and its regulation lake system. One of Hanoi's largest gated communities with US$5 billion total investment, featuring SIS International School on a 2.3 ha campus. Low-rise phases delivered across 2014–2020; Central Residence is the active high-rise launch within Gamuda Central.
Balanced for both homeowners and investors.
Gamuda City is Hanoi's most established large-scale gated township — Singapore International School planned on-site, 123 ha Yen So Park planned on-site, and a clean red-book record across all 10 delivered sub-zones set it apart in southern Hanoi. The tradeoff is suburban distance (8 km from CBD) and Tam Trinh peak-hour congestion, now being actively addressed after 100% land clearance was achieved in April 2026.
Homeowner: A solid homeowner choice anchored by two standout amenities that few Hanoi developments match: Singapore International School K-12 planned on-site and 123 ha Yen So Park planned on-site. Gamuda Land's 17 years in Vietnam and red books issued for all 10 delivered sub-zones give buyers a reliable legal record. The honest constraints are location — 8 km from the CBD means a ~48-min bus commute, Tam Trinh congestion is real, and no hospital sits on-site (Vinmec is 2.8 km away). Priced 9% above the mid-market peer median, justified for families by the school and park anchors.
Investor: A solid mid-market investment with a proven appreciation track record — The ZEN sub-zone gained more than 150% since its 2019 primary launch, supported by an active secondary market and an SIS-anchored expat tenant pool. Rental yields are modest (~3-4% gross for apartments), and Central Residence's 2,605-unit primary launch (estimated Q1 2028 handover) will test near-term resale absorption. The Gamuda Central 175,000 m² mall and Metro Line 3 Yen So station (~2029) are credible upside catalysts, but both hinge on timely delivery.
| Market range | 65 triệu – 90 triệu/m² |
| Unit price | 2,5 tỷ – 10,3 tỷ |
| Launch price | 23 triệu/m² |
| Project | Price | Distance |
|---|---|---|
| Gamuda Gardens | 76 triệu/m² | — |
| Sun Grand City Ancora Residence | 170 triệu/m² | 4.4 km |
Resale pricing in the established apartment sub-zones has settled at 70-80M/m², while Central Residence primary sales introduce a new sub-50M/m² entry tier — the two markets are operating in parallel without significant cross-pressure at this stage.
| Developer | Gamuda Land Vietnam (Gamuda Berhad, Malaysia) |
| Status | 10 of 11 delivered |
| Completion | 2028 |
| Total Units | 1140 |
| Towers | 10 |
| Launch Date | 2014 |
| Handover | 2028 |
| Construction Permit | Approved |
| Pink Book | Partial |
| Pink Book % | 85% |
| Legal Notes | Red books (so do) with permanent freehold ownership issued for all delivered low-rise and apartment sub-zones: Botanic, Tropical, Eden, Mansions, Dahlia Homes, Azalea Homes, Iris Homes, The One, The Two, and The ZEN. Central Residence (2,605 units, Gamuda Central zone) is under construction — red books expected post-handover (developer corporate guidance: Q1 2028, estimated). Construction permits approved across all sub-zones. Gamuda Land has operated in Vietnam since 2007 (~19 years); Gamuda City is its flagship Vietnamese township. The 85% rate reflects all delivered sub-zones being fully documented; the residual 15% covers pre-handover Central Residence units. Developer due-diligence note: Celadon City (HCMC), a separate Gamuda Land project, has an unresolved Government Inspectorate determination for ~514 billion VND in back taxes (assessed ~2018, unpaid as of 2023); this is unrelated to the Hanoi portfolio. |
Gamuda Gardens
| CBD (peak) | 42 min |
| CBD (off-peak) | 29 min |
| Airport (peak) | 79 min |
| Airport (off-peak) | 64 min |
Upper-middle-class Vietnamese families and international expats — primarily Korean and Japanese — drawn by Singapore International School. Low-rise sub-zones and The ZEN are well-established with 70-80% occupancy; older apartment sub-zones (The One, The Two) run at ~50%. The community skews heavily toward families with school-age children.
