Garden Villa - Holm Residences

Name: Garden Villa
Address: VN

💰 50 tỷ – 70 tỷ📏 171 triệu/m²🏢 12 units

12 villas set within the landscaped interior of the compound on land plots of 272–434 m² with built-up area of approximately 395 m² across 3 floors and basement. Four bedrooms with en suites — the most accessible entry point into the compound by price, with full access to The Riverside Club and all shared amenities.

Neighborhood

77*

Family Score

Good

Leisure Score

Excellent

Convenience

Good

Health

Good

Transit Access

Average

metro 1.4 km away; nearest station 775 m; bus stop 665 m.

Nightlife

Good

Quietness

Below Avg

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

Domo Scores™

7.6

🏠 Homeowner

Good

📈 Investor

Solid

Better for long-term living than for investing.

HCMC's most exclusive riverfront villa compound — SCDA-designed, with 200m+ of Saigon River frontage and only 29 villas. Structurally illiquid, but unmatched for buyers who value absolute privacy and direct river access in the city.

🏠 Homeowner

Value

6.3

Livability

7.8

Legal & delivery

8.7

Location & connectivity

7.6

📈 Investor

Value

6.3

Returns & exit

6.2

Legal & delivery

8.7

Location & demand

7.4

Why the scores differ

Homeowner: A strong, distinctive choice for homeowners who prize privacy and river access over urban convenience. A 29-villa gated compound with a private marina, 25m saltwater pool and Riverside Club, low flood risk, and AHS Thảo Điền and BVIS within about 650 m make daily family life easy. The tradeoffs are real: high ambient noise from nearby bars and a peninsula with limited road capacity.

Investor: A trophy-asset hold, not an income play. Sổ hồng is issued for all 29 villas and river-frontage land of this scale cannot be replicated, but gross rents mostly sit below 3% of resale asks and a buyer pool this narrow makes exit slow and hard to time.

Price & Market

Current Market Price

171 triệu/m²

📈 +20% since launch

Market range	116 triệu – 239 triệu/m²
Unit price	50 tỷ – 70 tỷ
Rent	150 triệu – 213 triệu/mo
Launch price	142 triệu/m²

Est. Rental Yield3.6%

•🟢 With only 29 villas ever built on the last significant Thảo Điền river plot, resale supply is structurally constrained — each listing is a rare opportunity rather than a routine market signal
•🟢 Pink books fully issued across all 29 villas — legal clarity is a major positive for an ultra-luxury asset in this price tier
•🟡 Asking prices vary widely by villa type — Riverfront villas command a 3–5x premium per m² over Garden villas, and broker price discovery is slow given the low transaction frequency
•🔴 Gross rental yields are compressed at this segment — villa rentals at this scale run $9,000–$12,000/month, implying sub-3% yield on current asset values and making this a lifestyle rather than income asset

Is this a good deal?

Project	Price	Distance
Garden Villa	171 triệu/m²	—
Holm Residences	148 triệu/m²	0 km
Tropic Garden	70 triệu/m²	0.5 km
River Garden	99 triệu/m²	0.5 km

Should you buy here?

Best for:

✓Ultra-high-net-worth families wanting a gated Saigon River compound within walking distance of the Thảo Điền international school cluster
✓Senior expat executives seeking 4–5BR privacy who can buy on 50-year leasehold terms or rent long-term

Not ideal for:

✗Buyers who want quiet evenings — rooftop and cocktail bars sit within roughly 300–600 m and ambient noise is rated high
✗Buyers who need walkable daily retail or fast, repeated commutes across the Thảo Điền peninsula's constrained roads

Market Trends

Riverfront villa assets in Thảo Điền have appreciated steadily as the area's land bank is fully depleted. Holm Residences, as a completed compound with fully issued pink books and no replicable land supply, benefits disproportionately from scarcity — comparable new supply cannot be built at this location.

Pros & Cons

Pros

✓200m+ Saigon River frontage — irreplaceable
✓SCDA Singapore — internationally acclaimed design firm
✓Private marina for direct river access
✓29-villa scale — unmatched privacy and exclusivity
✓Pink books fully issued across all villas

Cons

✗Very thin resale market — illiquid asset class
✗Narrow access road limits peak-hour throughput
✗Foreigners limited to 50-year leasehold only

Project Details

Total Units

Legal Information

Launch Date	2015
Handover	2017
Pink Book	Issued

Amenities

👨‍👩‍👧 Family: Children's pool and landscaped gardens on-site. AIS (Australian International School), BVIS, and multiple international schools are within 2–3 km. FV Hospital is approximately 6–7 km away. Vincom Thảo Điền serves everyday retail needs under 2 km.

🏋️ Fitness: The Riverside Club houses a 25m saltwater pool, children's pool, state-of-the-art gym, yoga deck, and sauna. The riverfront promenade serves as a jogging and walking path with open Saigon River views.

🏖️ Lifestyle: The riverside promenade and private marina provide direct Saigon River access for residents. The broader Thảo Điền dining and café strip — international restaurants and wine bars along Xuân Thủy and Thảo Điền streets — is approximately 1 km from the compound gate.

🛒 Convenience: Private garages for 2–3 vehicles per villa. Single controlled-entry gate with 24/7 security, five guard posts, and sensor camera coverage along the riverbank. On-site management office managed by TDS JSC, 100% backup power, and private water treatment system.

🏊 Pool♨️ Sauna🌳 Garden👶 Kids Pool🔒 Security🏛️ Clubhouse🅿️ Car Parking🏋️ Gym🏍️ Motorbike Parking

Location & Commute

Explore on map

Garden Villa, Holm Residences

🛍️

Mall

Private Marina & Jetty

On-site

🛒

Supermarket

AEON Supermarket

Nearby

🏫

Schools

Kidzone Bilingual Nursery School, Campus…

Nearby

🌳

Park

Thanh Da Park

Nearby

🔇 High Noise🌊 Low Flood🛣️ Not Near Highway

Predominantly ultra-high-net-worth Vietnamese families and senior expat executives drawn to the compound's absolute privacy, Saigon River frontage, and resort-grade living. The 29-villa scale creates an exceptionally close-knit community, with most residents prioritising security and exclusivity over proximity to urban services.

Things to consider (not deal breakers)

⚠️ Traffic

Nguyễn Văn Hưởng is a narrow residential road with limited throughput — accessing the compound durin...

Nguyễn Văn Hưởng is a narrow residential road with limited throughput — accessing the compound during morning school runs (7:30–8:30 am) can require short waits. The Thảo Điền peninsula has structurally constrained road capacity due to its near-cul-de-sac geography, with the Quốc Hương junction being the main pinch point for outbound traffic.

→ Single controlled-entry gate minimises vehicle throughput and keeps the internal compound quiet. Residents generally use personal drivers, with in-bound and out-bound journeys staggered across the 29 households.

🌊 Flood Risk

The compound is built on elevated riverbank ground with private drainage infrastructure and a dedica...

The compound is built on elevated riverbank ground with private drainage infrastructure and a dedicated water treatment system. Its position above typical water levels and the bespoke site engineering mean flood risk is low relative to most of Thảo Điền.

→ Elevated ground levels, private drainage, and 100% backup power make the compound self-sufficient during short-duration weather events.