3 of 4 delivered

Area: Thu Duc · Ho Chi Minh City

3 of 4 delivered

Gladia By The Waters – Riverside Villas in Thu Duc

Name: Gladia
Address: VN

Khang Điền & Keppel Land

3 of 4 sub-zones delivered · 1 upcoming

Vietnam's first BCA Green Mark certified compound — 11.8 ha of freehold riverfront villas and townhouses with Samsung SmartThings smart homes and Savills management.

💰 3,98 tỷ – 72,7 tỷ📏 89 triệu/m²🏗️ 3 of 4 delivered🏢 888 units

Gladia By The Waters is an 11.8-hectare luxury residential compound in Bình Trưng Ward, Thu Duc, developed by Khang Điền and Keppel Land. The project combines three low-rise villa and townhouse zones with Gladia Heights — a high-rise section of three 15-storey towers featuring 639 apartments and 23 shophouses — built around a Terrarium concept that reserves 77% of the site for greenery and water features surrounding three branches of Rạch Chiếc River. It is the first project in Vietnam to receive Singapore's BCA Green Mark for Districts certification, with Samsung SmartThings smart home integration across all landed units and professional management by Savills Vietnam.

Project news

Gladia Heights: over 90% of ~500 apartments offered in two towers reserved at August 1 sales event

Construction · Aug 2026 · vietnamfinance.vn

Gladia Heights officially opens sales on June 12, 2026

Construction · Jun 2026 · gladia-khangdien.vn

Khang Điền bond violations found by government inspection; no penalty issued

Legal · May 2026 · fili.vn

Gladia Heights targeting primary sales launch in Q3 2026 per developer AGM

Construction · Apr 2026 · vietnambiz.vn

All 226 low-rise units receive pink books at January 2026 ceremony

Legal · Jan 2026 · cafef.vn

Neighborhood

74*

Family Score

Good

Family appeal is strong, built around parks and schooling close by. Melosa Garden's parks are about 1.0 km away and ICS, a bilingual school on HCMC's best-bilingual-schools list, is about 1.4 km away.

77*

Leisure Score

Good

Lifestyle options are good for an outer-city address, with a spread of independent cafés and neighborhood restaurants within about 1 km. Estella Place, about 4.8 km away, covers larger leisure and retail trips.

Convenience

Average

Daily convenience is moderate: a nearby supermarket-format store covers basics, but larger shopping means a trip, with Estella Place mall about 4.8 km away.

Health

Average

Health access is moderate: pharmacies and small clinics within about 0.9-1.4 km handle routine care, but the nearest major hospital, Gia Dinh People's Hospital, is about 7.2 km away.

Transit Access

Below Avg

Walking access to public transit is very limited: the nearest bus stops are about 1.1 km away and the closest metro station, An Phu, is about 7.0 km away.

70*

Commute Ease

Good

1 hr 21 min to Q1 Bến Thành via 43 → MRT1. 28 min walk to bus stop, 1 transfer.

Nightlife

Below Avg

Nightlife is absent here, with no bar or club scene and no concentration of late-night venues. Evenings in this residential riverside area are calm and centred on home and local cafés.

Quietness

Good

Quietness is a strength: noise is rated low, and the few small bars and karaoke venues in the wider area are roughly 1 km or more away.

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

Domo Scores™

7.7

🏠 Homeowner

Good

7.3

📈 Investor

Solid

Better for long-term living than for investing.

A low-density, Keppel Land co-developed riverside compound for homeowners who drive and want gated green space, with freehold titles already issued on all 226 low-rise homes and Gladia Heights apartments priced near 89-95M/m² against about 230M/m² for landed units. The binding constraints are Võ Chí Công congestion and an apartment handover in Q4 2027 with titles still to follow, so buyers should treat this as a long hold with thin resale evidence.

🏠 Homeowner

Value

8.2

Livability

7.8

Legal & delivery

7.3

Location & connectivity

7.6

📈 Investor

Value

8.2

Returns & exit

6.7

Legal & delivery

7.3

Location & demand

7.2

Why the scores differ

Homeowner: A solid choice for homeowners who want a low-density, gated riverside compound and who drive. Freehold titles are already issued for all 226 villas and townhouses, with Keppel Land co-development, Savills management and 77% green space, but Võ Chí Công congestion and the lack of a walkable metro are real daily costs, and apartment buyers at Gladia Heights still wait for the Q4 2027 handover and titles.

Investor: The investment case rests on sponsor quality and launch demand rather than proven liquidity. Over 90% of the apartments offered in August were reserved and apartments price well below comparable upper-mid projects, but resale evidence for villas is thin, rental yields are untested, and apartment titles only follow the Q4 2027 handover.

Price & Market

Current Market Price

89 triệu/m²

📉 -66% since launch

Unit price	3,98 tỷ – 72,7 tỷ
Launch price	258 triệu/m²

•🟢 Ring Road 3's Thu Duc elevated section has been operating since late April 2026 per the catalyst registry, giving a bypass that reduces reliance on Võ Chí Công for cross-city trips.
•🟢 Gladia Heights apartments at about 89-95M/m² sit roughly 29% below the upper-mid peer median of about 125M/m², and over 90% of the roughly 500 apartments offered in two towers were reserved in August 2026, though reservations are not completed sales.
•🟡 The Mỹ Thủy interchange's Q3 2026 target has passed and the registry still lists it as under construction, so its east-west relief for Võ Chí Công is a pending benefit, not a current one.
•🟡 Landed primary prices hold near 230M/m², while the single recent The Posh resale snapshot at about 225M/m² sits roughly 2% below primary, so no resale premium is visible yet and the sample is thin.
•🔴 According to CBRE (May 2026), floating mortgage rates of 12-15% are the main headwind to HCMC condominium demand, with 33,500 new units forecast for 2026; buyers financing high-ticket units should test affordability at those rates.

Last updated: October 2026

Is this a good deal?

Project	Price	Distance
Gladia	89 triệu/m²	—
Lakeview City	Comparable villa pricing with a similar townhouse-villa product mix	Same Bình Trưng Đông sub-district in Thu Duc, a direct competitor
Estella Heights	Lower per-m² apartment pricing, with no villa component	An Phú Ward, closer to Thủ Thiêm and more urban
Masteri Thảo Điền	Premium apartment pricing, below the Gladia villa segment	Established expat enclave in Thảo Điền with strong rental demand

Should you buy here?

Best for:

✓Families with cars who want gated green space, parks and a Singapore-standard managed compound
✓Homeowners who want freehold low-rise ownership with titles already in hand
✓Expat and international households wanting professional management and a quiet setting near the Thu Duc and former District 2 corridor
✓Apartment buyers who can wait for the Q4 2027 handover and want a lower entry price within the same compound

Not ideal for:

✗Homeowners who depend on public transport or a short metro commute
✗Buyers who need to move in or hold a pink book for an apartment before the Q4 2027 handover
✗Households that want a dense walkable neighborhood with supermarkets, hospitals and nightlife close by

Market Trends

Apartment asks cluster around 89-95M/m² and landed units near 230M/m² in mid-2026 snapshots, but samples are thin, so read movements as listing mix rather than a trend.

Decision Factors

Strengths

✓About 23% building coverage and 77% green space, with Vietnam's first BCA Green Mark for Districts certification, five themed parks and a 2 km riverside jogging trail
✓Freehold pink books were issued in January 2026 for all 226 villas and townhouses, and Savills Vietnam manages the compound
✓Gladia Heights apartments sit well below the upper-mid peer median, and over 90% of the roughly 500 apartments offered in two towers were reserved at the August 2026 sales event
✓Ring Road 3's Thu Duc elevated section has been operating since late April 2026, giving a bypass for cross-city trips

Tradeoffs

!A car-dependent address: no metro within walking distance, and the bus-plus-MRT1 trip to Bến Thành takes about 81 minutes
!Landed tickets of about 23B VND for townhouses to over 60B VND for villas at roughly 230M/m² narrow the resale buyer pool
!Nearby daily convenience and healthcare are moderate: the nearest major hospital is about 7 km away

Watch items

?Gladia Heights is under construction with handover targeted for Q4 2027; the three towers have no titles yet, and sources differ on the unit count (639 versus 616 apartments plus 23 commercial units), so confirm unit count, handover terms and title timing with the developer
?Võ Chí Công congests at peak hours; the Mỹ Thủy interchange is still listed under construction after its Q3 2026 target, and the full Ring Road 3 circuit missed its June 2026 deadline and now targets end-2026, so do not price in the relief until it opens
?A May 2026 government inspection found Khang Điền bond-issuance violations with no penalty issued; check the developer's financing position before committing to staged payments, and verify comparable sales since resale snapshots are thin

Project Details

Developer	Khang Điền & Keppel Land
Status	3 of 4 delivered
Total Units	888

Legal Information

Handover	2027-Q4
Construction Permit	Approved
Pink Book	Partial
Pink Book %	25%
Legal Notes	All 226 low-rise villas/townhouses received pink books at a January 25, 2026 ceremony. Gladia Heights apartments (under construction since Jan 2026) have no titles yet; expected after Q4 2027 handover. Published sources differ on Heights unit count (639 apartments + 23 shophouses vs 616 apartments + 23 commercial units); verify with the developer.

Amenities

👨‍👩‍👧 Family: An on-site kindergarten and dedicated children's playgrounds serve young families inside the secured gates. The spacious green network gives families safe outdoor space without leaving the compound.

🏋️ Fitness: A resort-style overflow pool with shaded lounge deck, indoor gym, outdoor fitness stations, yoga pavilion, meditation zones, and a mini golf course are all within the compound. Multi-purpose sports courts accommodate additional activities.

🏖️ Lifestyle: Five themed parks totaling 1.25 hectares run throughout the compound with a riverside promenade, outdoor dining pavilions, and BBQ areas. A 2 km jogging trail links all park zones along Rạch Chiếc River.

🛒 Convenience: Savills-managed 24-hour security with vehicle access control, smart delivery boxes, and dedicated covered parking for each unit. The compound sits on Võ Chí Công Street with access to the Long Thành – Dầu Giây Expressway 2 km away.

🏊 Pool🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🅿️ Car Parking🏋️ Gym🏍️ Motorbike Parking⚽ Multi-Purpose Court

Location & Commute

Explore on map

Gladia

28 min

District 1 CBD

50 min

Tân Sơn Nhất Airport

41 min

Long Thành Airport

CBD (peak)	34 min
CBD (off-peak)	28 min
Airport (peak)	57 min
Airport (off-peak)	50 min
Long Thành (peak)	44 min
Long Thành (off-peak)	41 min

🚇

Metro

An Phu Station

7.0km

🛍️

Mall

Estella Place

4.8km

🛒

Supermarket

Cửa hàng WinMart+ Chung cư Citisoho

Nearby

🏫

Schools

Saigon Star International School

2.9km

🏥

Hospitals

Gia Dinh People’s Hospital

7.2km

🌳

Park

Melosa Garden

Nearby

Major Roads

Võ Chí Công StreetĐồng Văn Cống StreetLong Thành – Dầu Giây Expressway

🔇 Low Noise🌊 Moderate Flood🛣️ Near Highway

Established Vietnamese business families and expat professionals drawn by the riverfront setting, freehold titles and Singapore-standard design. Savills management, smart-home features in the landed units and BCA-certified green infrastructure suit homeowners who want a gated lifestyle, and the Gladia Heights towers add a lower-priced apartment entry once delivered.

Things to consider (not deal breakers)

⚠️ Traffic

Võ Chí Công Street is the primary access route and experiences regular congestion during peak hours,...

Võ Chí Công Street is the primary access route and experiences regular congestion during peak hours, especially inbound toward Thu Duc center and Thủ Thiêm. The Mỹ Thủy interchange is under construction with completion now extended to Q3 2026 due to land clearance delays; when open it will provide additional east-west traffic relief.

→ Ring Road 3's Thu Duc elevated section is operational (official opening late April 2026), providing a bypass corridor that reduces reliance on Võ Chí Công for cross-city trips. The Mỹ Thủy interchange (targeting 2026 completion) will further improve east-west connectivity when open. The Long Thành – Dầu Giây Expressway 2 km away provides an alternative route avoiding the urban grid.

🌊 Flood Risk

The site borders branches of Rạch Chiếc River and can see minor localized flooding during peak monso...

The site borders branches of Rạch Chiếc River and can see minor localized flooding during peak monsoon rains. Elevated plinth levels and the compound's green drainage infrastructure mitigate interior flooding risk.

→ BCA Green Mark certification requires elevated foundations and water-efficient landscaping with 65% drought-resistant plants. The 77% green space ratio also absorbs surface runoff more effectively than denser developments.

Sub-zones

🏢

Gladia Heights Apartment, Shophouse

0 listings · 662 units

3,98 tỷ - 12 tỷ

83 triệu - 100 triệu/m²

Primary-only sub-zone with apartment asks of about 89M/m² for 1BR and 95M/m² for 3BR (up to 12B VND per unit); over 90% of the roughly 500 apartments offered were reserved in August 2026.

View details →

Grace Villa

0 listings · 59 units

35,19 tỷ - 39,33 tỷ

230 triệu/m²

Just delivered 2026

Twin villas at about 230M/m² (roughly 35-39B VND per villa); the snapshot history is thin and a secondary price exists only as a total-price range of about 46-55B VND.

View details →

Grand Villa

0 listings · 81 units

55,2 tỷ - 72,7 tỷ

230 triệu - 289 triệu/m²

Just delivered 2026

Detached and quad villas at about 230M/m² (primary totals of roughly 55-78B VND); resale appears only as low-confidence total-price snapshots without a per-m² figure.

View details →

Posh Townhouse

0 listings · 86 units

23,46 tỷ - 26,22 tỷ

228 triệu - 230 triệu/m²

Just delivered 2026

Garden townhouses at about 230M/m² primary (roughly 23-26B VND), with a single low-confidence resale snapshot near 225M/m² in October 2026.

View details →

Notable Places

Five Themed Parks

Five distinct themed parks — Zen, Sports, Family, Kids, and Riverside — are distributed throughout the compound totaling 1.25 hectares of curated green space. A 2 km jogging trail threads through all five zones along Rạch Chiếc River branches, forming a continuous green circuit rare for a private compound in Thu Duc.

Gladia Heights Infinity Pool

A nearly 70-metre infinity pool on the Gladia Heights podium — among the longest residential infinity pools in Thu Duc. The length and resort-style deck make it a functional daily amenity rather than a decorative feature, particularly for residents who use lap swimming as exercise.

Mini Golf Course

An on-site mini golf course integrated into the compound's green zones — a casual leisure feature uncommon in residential villa estates across HCMC. Accessible to all residents without a booking or fee.

On-site Kindergarten

A kindergarten within the secured compound gates, giving young children walkable school access without leaving the estate. The operating brand and curriculum details have not been publicly confirmed by the developer.

Resort Overflow Pool

A resort-style overflow pool with shaded lounge deck set within the compound's green core. The pool design integrates with the surrounding Terrarium landscaping — an elevated specification for a landed villa compound in this price bracket.

Yoga & Wellness Pavilion

A dedicated yoga pavilion with adjacent meditation zones and an on-site spa facility integrated within the wellness park. The indoor-outdoor wellness combination is part of the compound's BCA Green Mark sustainability program emphasizing passive design and resident wellbeing.

Growth Catalysts

✅Mỹ Thủy Interchange deadline extended to Q3 2026 due to land clearance delays (2026)
🚧Ring Road 3 HCMC: Thu Duc section operational since April 2026; full 76.3 km circuit targeting end-2026 after June 30 deadline missed (2026)