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Explore Vietnam
3 of 4 delivered
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.
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.
Balanced for both homeowners and investors.
Vietnam's first BCA Green Mark riverfront compound in Thu Duc, priced roughly 27% below the upper-mid segment median, with three low-rise villa and townhouse sub-zones already delivered and individual freehold pink books issued. The main tradeoff is a car-dependent suburban location — daily convenience and hospital access require driving, and peak-hour congestion on Võ Chí Công persists, though Ring Road 3's Thu Duc bypass has been operational since April 2026.
Homeowner: A solid choice for homeowners who want a gated green compound without paying the luxury segment premium. Vietnam's first BCA Green Mark certified compound delivers above-average environmental quality — 77% green space, 5 themed parks, Savills management, Samsung smart home — at pricing roughly 27% below the upper-mid segment peer median. The practical tradeoffs are suburban: no walkable supermarket, hospital access requires a 7 km drive, and Võ Chí Công congestion persists at peak hours despite Ring Road 3's new bypass corridor.
Investor: A reasonable mid-range investment case anchored by value pricing and issued freehold pink books for the three low-rise sub-zones, with a forming secondary market. The constraint is villa-segment illiquidity — ticket prices of 35–65 bn VND keep the buyer pool narrow and rental yields well below 3%. Gladia Heights apartments offer a more liquid product with better yield upside, but investors must price in 18 months of construction risk until Q4 2027 handover.
| Market range | 83 triệu – 100 triệu/m² |
| Unit price | 3,98 tỷ – 78 tỷ |
| Launch price | 258 triệu/m² |
| Project | Price | Distance |
|---|---|---|
| Gladia | 89 triệu/m² | — |
| Eaton Park | Significantly more expensive — luxury segment positioning well above Gladia Heights' entry level | Gamuda Land high-rise in Bình Thạnh near Thu Thiem — better CBD proximity but no freehold compound or villa product |
| Akari City | Around 30–35% cheaper per square metre | Nam Long apartments in Bình Tân — more affordable but farther from the District 2 corridor and without gated compound features |
Villa and townhouse primary asking prices have largely converged at 230M/m² across sub-zones, while Gladia Heights apartments enter the market at 89–95M/m² — a meaningful discount to upper-mid peers.
| Developer | Khang Điền & Keppel Land |
| Status | 3 of 4 delivered |
| Total Units | 888 |
| Handover | 2027-Q4 |
| Construction Permit | Approved |
| Pink Book | Partial |
| Pink Book % | 27% |
| Legal Notes | All 226 low-rise units across The Posh, The Grace, and The Grand sub-zones received individual land use right certificates (sổ hồng) at a ceremony on January 25, 2026. The three 15-storey Gladia Heights apartment towers (639 apartments and 23 shophouses) broke ground on January 25, 2026 and are under construction with handover targeted Q4 2027; Gladia Heights officially opened sales on June 12, 2026. Title documents for apartment units are pending construction completion. Construction permits for the full development are approved. Khang Điền reported 2025 net profit of approximately 1,633 billion VND, exceeding its own target by 63%; 2026 profit target is 2,000–2,500 billion VND with Gladia as the primary revenue driver. In May 2026, Government Inspection Conclusion No. 46/KL-TTCP identified bond-related violations at Khang Điền (misleading offering documents, late disclosure of bondholder reports, misuse of proceeds for debt repayment rather than stated working capital purposes); no administrative penalty was imposed as violations exceeded the statute of limitations. No current financial or legal concerns identified for the Gladia development. |
Gladia
| CBD (peak) | 39 min |
| CBD (off-peak) | 27 min |
| Airport (peak) | 64 min |
| Airport (off-peak) | 52 min |
| Long Thành (peak) | 46 min |
| Long Thành (off-peak) | 40 min |
A mix of established Vietnamese business families and expat professionals drawn by the riverfront compound setting, freehold land titles, and Singapore-standard development quality. The 24-hour Savills management, Samsung SmartThings integration, and BCA Green Mark credentials attract owner-occupiers seeking an internationally managed gated lifestyle in the former District 2 corridor.
