Delivered 2017

Holm Residences - Saigon Riverfront Villas, Thảo Điền

Name: Holm Residences
Address: VN

Sapphire Vietnam JSC

One of HCMC's last major Saigon River–front villa compounds — 29 exclusive villas on 2.7 ha with 200m+ of waterfront, SCDA Architects design, and a private marina

💰 50 tỷ – 146 tỷ📏 148 triệu/m²🏗️ Delivered 2017🏢 29 units

Holm Residences is an ultra-luxury waterfront villa compound by Sapphire Vietnam JSC (Sakkara Group, Australia) on the Thảo Điền peninsula, occupying 2.7 hectares with over 200 metres of Saigon River frontage. The 29-villa development — designed by award-winning SCDA Architects (Singapore) — is one of the last significant riverfront residential estates in Ho Chi Minh City, offering three distinctly marketed villa types across a strictly gated, single-entry compound with resort-class communal facilities.

Neighborhood

77*

Family Score

Good

Family appeal is strong, led by schooling within walking range. Asian International School (AHS) Thảo Điền, one of HCMC's top bilingual schools, is about 580 m away, with Thanh Da Park about 740 m from the gate.

93

Leisure Score

Excellent

Lifestyle appeal is very strong. The private marina and jetty are on-site, and the Thảo Điền dining and café strip sits within roughly 400–600 m, so evenings out rarely need a long drive.

74

Convenience

Good

Daily essentials are covered at a reasonable distance. AEON supermarket is nearby and Co.opmart is about 700 m away, though there is no grocery within a short walk of the gate.

69

Health

Good

Medical access is solid for routine care, with small clinics and pharmacies within about 300 m–1 km. Vinmec Central Park International Hospital, about 1.9 km away, covers specialist and emergency needs.

46

Transit Access

Average

Walking access to transit is limited: Eastern Bus Station is about 1.5 km away and Thao Dien Station (MRT 1) about 1.9 km.

82

Commute Ease

Excellent

37 min to Q1 Bến Thành via 153 → MRT1. 6 min walk to bus stop, 1 transfer.

64

Nightlife

Good

Nightlife is a solid draw, with a cluster of rooftop and cocktail bars about 300–600 m away. It adds evening options within a short ride, but it is also the main source of noise around the compound.

0

Quietness

Below Avg

Quietness is a clear weakness outside the gates. Rooftop and cocktail bars within about 300–600 m push ambient noise to a high level, though the single controlled-entry gate keeps traffic inside the compound light.

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

Domo Scores™

7.6

🏠 Homeowner

Good

7

📈 Investor

Solid

Better for long-term living than for investing.

One of HCMC's scarcest private riverfront villa compounds — 29 SCDA-designed villas on 2.7 ha with 200m+ of Saigon River frontage, a private marina and sổ hồng issued for all villas. It suits homeowners and patient capital rather than income buyers: bars within about 300–600 m keep ambient noise high, peninsula roads are constrained, and thin resale plus mostly sub-3% gross rents make exit slow.

🏠 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

148 triệu/m²

📈 +14% since launch

Market range	104 triệu – 239 triệu/m²
Unit price	50 tỷ – 146 tỷ
Rent	120 triệu – 325 triệu/mo
Launch price	130 triệu/m²

Est. Rental Yield2.7%

•🟢 Legal clarity is a core support: sổ hồng is issued for 100% of the 29 villas, the compound was handed over in 2017, and the October 2026 legal re-check found no disputes.
•🟢 Metro Line 1 has run since December 2024, giving a car-free option to Bến Thành, though Thao Dien Station is about 1.9 km from the compound rather than within walking range.
•🟡 Road relief is staged: An Phú Interchange is still under construction with full completion moved to 30 April 2027, and the Thu Thiem 4 Bridge has investment approval with completion targeted for Q4 2028.
•🟡 Price signals are mixed: the project is benchmarked about 18% above upper-mid peers on its reference price, and October 2026 resale asks of 220–250 bn VND are single low-confidence snapshots, not closed prices.
•🔴 Rental income is thin relative to value: rents of roughly 150–325M VND/month against 220–250 bn VND asks put gross yields mostly below about 3%, so this is a lifestyle and scarcity asset.

Last updated: October 2026

Is this a good deal?

Project	Price	Distance
Holm Residences	148 triệu/m²	—
Tropic Garden	70 triệu/m²	0.6 km
River Garden	99 triệu/m²	0.6 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

Citywide landed-home resale prices were up about 9% year-on-year in Q1 2026 (CBRE, May 2026), while Holm's own October 2026 snapshot of 220–250 bn VND asks is a thin, low-confidence sample.

Decision Factors

Strengths

✓200m+ of Saigon River frontage, a private marina and SCDA design across only 29 villas on 2.7 ha — a combination that cannot be rebuilt on this peninsula
✓Clean legal position: sổ hồng issued for all 29 villas, handed over in 2017, and an October 2026 re-check found no disputes
✓Strong school cluster within about 750 m: AHS Thảo Điền (~580 m), BVIS (~630 m) and Horizon (~730 m), with Vinmec Central Park about 1.9 km away
✓Low flood risk from elevated ground and private drainage, plus 100% backup power and single-entry gated security

Tradeoffs

!Ambient noise is high: rooftop and cocktail bars sit within roughly 300–600 m, which is why the area's quietness score is the lowest of its neighbourhood measures
!The Thảo Điền peninsula has limited road capacity — narrow Nguyễn Văn Hưởng and the Quốc Hương pinch point — and a trip to Q1 Bến Thành takes about 37 min with one transfer on public transport
!Liquidity and yield are the price of exclusivity: gross rents mostly sit below about 3% of resale asks and transactions are rare

Watch items

?Foreign buyers are limited to 50-year leasehold while Vietnamese nationals hold permanent ownership — check the buyer's status and the resulting pool of future buyers before bidding
?Price discovery is slow: the October 2026 resale snapshot shows 220–250 bn VND asks (about 508–607M/m², low confidence) against about 186M/m² at the 2017 launch, and asks vary widely by villa type — verify recent closed deals and comparable rents
?Road relief is still pending: An Phú Interchange full completion has moved to 30 April 2027 and Thu Thiem 4 Bridge is targeted for Q4 2028

Unit Types

Garden Villa

4 Beds · 4 Baths · 395 m²

Under review

50 tỷ – 70 tỷ

152 triệu/m²

Rent: 150 triệu - 213 triệu/mo

Growing families

Pool Villa

5 Beds · 5 Baths · 480–600 m²

Under review

70 tỷ – 91 tỷ

148 triệu/m²

Rent: 180 triệu - 275 triệu/mo

Growing families

Project Details

Developer	Sapphire Vietnam JSC
Status	Delivered 2017
Total Units	29

Legal Information

Launch Date	2015
Handover	2017-Q2
Construction Permit	Approved
Pink Book	Issued
Pink Book %	100%
Legal Notes	All 29 villas hold sổ hồng with permanent ownership for Vietnamese nationals; foreign buyers are limited to 50-year leasehold. October 2026 re-check (sổ hồng, developer legal searches): no disputes or changes found; project handed over in 2017. On-site management by TDS Joint Stock Company.

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

Holm Residences

18 min

District 1 CBD

39 min

Tân Sơn Nhất Airport

55 min

Long Thành Airport

CBD (peak)	23 min
CBD (off-peak)	18 min
Airport (peak)	44 min
Airport (off-peak)	39 min
Long Thành (peak)	58 min
Long Thành (off-peak)	55 min

🚇

Metro

Thao Dien Station

1.9km

🛍️

Mall

Private Marina & Jetty

On-site

🛒

Supermarket

AEON Supermarket

Nearby

🏫

Schools

British Vietnamese International School

Nearby

🏥

Hospitals

Vinmec Central Park International Hospit…

1.9km

🌳

Park

Thanh Da Park

Nearby

🔇 High Noise🌊 Low Flood🛣️ Not Near Highway

Predominantly ultra-high-net-worth Vietnamese families and senior expat executives who prioritise privacy, Saigon River frontage and security over walkable urban services. The 29-villa scale makes for a close-knit community, and school access matters more to residents than retail on foot.

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.

Sub-zones

🏢

Garden Villa Villa

0 listings · 12 units

50 tỷ - 70 tỷ

116 triệu - 239 triệu/m²

View details →

🏢

Pool Villa Villa

0 listings · 6 units

70 tỷ - 91 tỷ

104 triệu - 173 triệu/m²

View details →

🏢

Riverfront Villa Villa

0 listings · 11 units

118 tỷ - 146 tỷ

116 triệu - 190 triệu/m²

View details →

Notable Places

25m Saltwater Infinity Pool

Main pool of 25.5m × 8.5m with saltwater filtration system, adjacent to a children's pool of 7m × 5.4m. Positioned alongside the Saigon River frontage — among the few residential pools in HCMC with an open-river backdrop and natural light on all sides rather than an enclosed podium-deck setting.

Private Marina & Jetty

Private boat docking facility on the Saigon River for resident use — one of only a handful of residential marinas in HCMC. Provides direct river access for leisure boating, consistent with the compound's ultra-luxury, resort-on-the-river positioning and its 200m+ of river frontage.

The Riverside Club

Named communal clubhouse fronting the Saigon River, with a viewing deck providing panoramic river views. Contains the gym, yoga studio, sauna, and riverside BBQ areas. The Riverside Club is the compound's social hub — one of the few named residential clubhouses in HCMC with open-river orientation rather than an enclosed podium setting.

Growth Catalysts

🚧An Phú Interchange: full completion pushed to April 30, 2027; N4 and N1 branches still pending (2027)
🚧Thu Thiem 4 Bridge: approved, groundbreaking targeted Q4 2026, completion targeted end-2028 (2028)