Compact 312-unit Novaland tower opposite the State Bank with a rooftop infinity pool and a one-bridge commute into District 1 — the smallest and quietest of the Bến Vân Đồn riverfront cluster.
💰 4,8 tỷ – 9,5 tỷ📏 89 triệu/m²🏗️ Delivered 2015🏢 312 units
ICON 56 is a single-tower 25-storey condominium by Novaland at 56 Bến Vân Đồn, in the riverside area colloquially known as District 4 (now Phường Xóm Chiếu following the 2025 HCMC administrative reorganisation), directly opposite the State Bank of Vietnam headquarters and a short bridge crossing from District 1. The 312-unit project sits on a compact 2,994 m² riverside plot bounded on three sides by the Bến Nghé and Saigon River channels, with a signature rooftop infinity pool on the top floor designed by Singapore firm ONG&ONG.
Area news
Novaland's $300M offshore bond waiver approved by ~86% of bondholders, June 2026
Market · Jun 2026 · vietstock.vn
HCMC new land price table takes effect January 2026, raising the taxable base for property transactions citywide
Policy · Jan 2026 · hdnd.hochiminhcity.gov.vn
Neighborhood
78
Family Score
Good
Family access is notably strong for a single-tower urban project. Nguyen Thai Hoc Elementary — one of HCMC's top-ranked public primary schools — is 680m away, and Ernst Thalmann High School, among the city's best public high schools, is 770m away.
97
Leisure Score
Excellent
Lifestyle options are rich in the immediate surroundings. The Bến Vân Đồn strip offers a dense mix of popular cafés and casual dining within a 500m walk, backed by everyday shopping right next door.
96
Convenience
Excellent
Daily convenience is excellent. Multiple convenience store chains and a supermarket are within 120m of the building, making routine grocery and errand runs accessible on foot without a commute.
82
Health
Excellent
Medical access is solid for an inner-district address. Sai Gon ENT Hospital is nearby at 550m, and a second general hospital is within the same walking radius, covering both specialist and emergency care on foot.
89
Transit Access
Excellent
Transit access is good. Ben Thanh Station — the southern terminus of Metro Line 1 — is 820m away, with a bus stop within a 2-minute walk linking residents to the city center on existing public transit.
100
Commute Ease
Excellent
18 min to Q1 Bến Thành via 155. 2 min walk to bus stop.
100
Nightlife
Excellent
Nightlife is exceptionally strong at this address. The Bến Vân Đồn strip concentrates cocktail bars, karaoke venues, and late-night dining within a 700m radius, making this one of the most nightlife-accessible addresses in former District 4.
0
Quietness
Below Avg
This is not a quiet address. The urban Bến Vân Đồn corridor generates consistent ambient noise through the evenings from its concentration of bars, entertainment venues, and active dining — an inherent characteristic of this inner-district strip rather than a recoverable tradeoff.
Domo Scores™
7.6
🏠 Homeowner
Good
7.6
📈 Investor
Good
Balanced for both homeowners and investors.
ICON 56 is a compact upper-mid riverside tower with fully issued pink books and a proven expat-rental record — the smallest and most walkable of the Bến Vân Đồn cluster, best suited to District 1 commuters who value legal certainty and river views over a deep on-site amenity deck. The main tradeoff is the high-noise environment from the surrounding bar and entertainment strip and the 2015 vintage's thinner facilities compared to newer neighbours.
🏠 Homeowner
Value
7.8
Livability
7.3
Legal & delivery
8.7
Location & connectivity
7
📈 Investor
Value
7.8
Returns & exit
7.5
Legal & delivery
8.7
Location & demand
7
Why the scores differ
Homeowner: Solid for homeowners who commute to District 1 and want a clean-title riverside address without the congestion of a mega-complex. Top-ranked public schools are within a 700m walk, two hospitals are nearby, and pink books are fully issued. The honest tradeoff is high ambient noise — bars and karaoke venues within 150–300m make evenings lively by default — and a thinner on-site amenity deck than the newer buildings sharing the same street.
Investor: The investment case rests on a proven expat-rental market rather than a growth bet. Japanese and Korean tenants commuting to District 1 are the documented resident base, supporting yields in the 3.5–4.5% range by unit type. Secondary pricing at 89M/m² is 21% below the upper-mid peer median, giving an attractive value entry. The main risk is the 2015 vintage facing competition from better-spec inventory on Bến Vân Đồn, and Novaland's ongoing restructuring warrants confirming PMC management continuity before purchase.
Price & Market
Current Market Price
89 triệu/m²
📈+62% since launch
Market range
83 triệu – 95 triệu/m²
Unit price
4,8 tỷ – 9,5 tỷ
Rent
15 triệu – 29 triệu/mo
Launch price
55 triệu/m²
Est. Rental Yield3.7%
•🟢 Pink-book status removes the title risk affecting several newer Bến Vân Đồn projects, giving ICON 56 resale a structural advantage in a secondary market that increasingly screens for clean legal title
•🟡 Resale pricing at ~89M/m² is 21% below the upper-mid peer median — consistent with the 2015 vintage and thinner amenity deck; offers value entry but limits outperformance against better-spec peers on the same street
•🟢 Expat rental demand from Japanese and Korean tenants is documented and consistent, with gross yields estimated at 3.5–4.5% by unit type — competitive for a central former District 4 address with clean title
•🟡 Secondary listing supply is thin each quarter — buyers targeting a specific layout or river-view orientation should expect to wait rather than choose from a wide pool
•🟢 Metro Line 2 (Bến Thành–Tham Lương) broke ground January 2026 with a Q4 2030 commercial target — Ben Thanh Station, 820m from ICON 56, will become the interchange point for both Line 1 and Line 2, adding a second rail axis for residents
Last updated: June 2026
Is this a good deal?
Project
Price
Distance
ICON 56
89 triệu/m²
—
Saigon Royal Residence
Higher ppsm — premium of the Bến Vân Đồn cluster
Same street, 200m east, larger podium and more river-facing units
Galaxy 9
Comparable ppsm to ICON 56
Two blocks north on Nguyễn Khoái, larger 4-tower complex without river frontage
RiverGate Residence
Slightly below ICON 56 ppsm
Same street, 600m east, denser 3-tower complex with serviced floors
Should you buy here?
Best for:
✓District 1 professionals and commuters who want a riverside address at upper-mid prices without the congestion of a large complex
✓Homeowners who prioritize legal certainty — pink books are fully issued for all units
✓Buyers who value a compact, low-congestion building over large-podium mega-complexes
Not ideal for:
✗Families needing on-site schools, sports courts, or a large podium amenity deck
✗Buyers sensitive to nightlife noise — bars and karaoke venues are within 300m and active on weekday evenings
Market Trends
Resale prices on Bến Vân Đồn have held a firm premium over the broader former District 4 since 2020, with ICON 56 tracking at ~89M/m² — stable and below the upper-mid peer median, a low-volatility secondary segment rather than a near-term growth story.
Decision Factors
Strengths
✓Pink books fully issued for all 312 units — one of the few completed Bến Vân Đồn projects with no outstanding title issues, supporting clean resale and bank financing
✓One bridge crossing to District 1 CBD with a documented expat-rental market — Japanese and Korean households are a consistent tenant segment, supporting yields in the 3.5–4.5% range
✓Secondary resale pricing at ~89M/m² sits below the upper-mid peer median — below-median entry in a central, pink-booked building with river views
✓Compact single-tower format (312 units) delivers lower lobby congestion, simpler building management, and a quieter internal community than the 1,000+ unit neighbours on the same street
Tradeoffs
!2015 vintage with a thin on-site amenity deck — small gym (~60m²), no on-site school, minimal podium — relative to newer Bến Vân Đồn projects at similar price points
!High ambient noise from bars, cocktail bars, and karaoke venues within 150–300m — evening noise is a structural characteristic of this urban block, not a seasonal or occasional condition
Watch items
?Novaland (developer of record) is in active restructuring through end-2026 — ICON 56 is fully built and pink-booked so there is no direct project-level impact, but buyers should confirm PMC management continuity and maintenance fund status before purchase
?Bến Vân Đồn road-reserve update (planning corridor 20m→25m) remains in the HCMC transport master plan with no confirmed construction start as of mid-2026 — buyers should verify whether the setback revision affects the ICON 56 frontage or basement access
Unit Types
1BR
1 Beds · 1 Baths · 47–51 m²
4,8 tỷ – 5,2 tỷ
102 triệu/m²
Rent: 15 triệu - 17 triệu/mo
Singles & couples
2BR
2 Beds · 2 Baths · 79–80 m²
6,4 tỷ – 6,7 tỷ
82 triệu/m²
Rent: 17 triệu - 23 triệu/mo
Young families
3BR
3 Beds · 2–3 Baths · 87–112 m²
7,2 tỷ – 9,5 tỷ
85 triệu/m²
Rent: 20 triệu - 29 triệu/mo
Growing families
Penthouse
3–4 Beds · 3–4 Baths · 150–220 m²
Under review
≈ 13,35 tỷ – 19,58 tỷ est.
89 triệu/m²
Growing families
Project Details
Developer
Novaland
Status
Delivered 2015
Total Units
312
Towers
1
Legal Information
Handover
2015
Construction Permit
Approved
Pink Book
Issued
Legal Notes
Pink books fully issued for all 312 units — one of the few completed projects on Bến Vân Đồn with no outstanding title issues. Long-term Vietnamese ownership; no foreign ownership quota observed in resale listings. Building operations managed by PMC (Property & Management Company), confirmed active as of 2026. Novaland's $300M offshore convertible bond waiver was approved by ~86% of bondholders in early June 2026, clearing a Phase 2 restructuring milestone. Broader restructuring (retail bonds 30–40% resolved) continues through end-2026. ICON 56 is fully built and pink-booked — no direct project impact — but buyers should confirm PMC service agreements and maintenance budget before purchase. Searched June 2026: no encumbrances or disputes at the project level found.
Amenities
👨👩👧Family: Small playground at podium level and a community room sized for resident events. No on-site kindergarten or school — families use options in Quận 1 and Quận 4 within a short drive.
🏋️Fitness: Compact gym (~60 m²) on a podium floor and the rooftop pool double as the fitness offer. No tennis or multi-purpose courts on site.
🏖️Lifestyle: Rooftop infinity pool with city and river views, ground-floor garden and BBQ deck. Limited on-site F&B — residents rely on the dense Bến Vân Đồn restaurant strip immediately outside.
🛒Convenience: Two basement levels plus mezzanine parking serve cars and motorbikes, 24/7 security and a small utility/convenience store at podium. Banks, supermarkets and Vincom Đồng Khởi sit within 10 minutes by car.
🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🅿️ Car Parking🏍️ Motorbike Parking
Bến Vân ĐồnVõ Văn Kiệt boulevardCalmette Bridge to District 1Khánh Hội Bridge to Nguyễn Tất Thành
🔇 High Noise🌊 None Flood🛣️ Near Highway
Mix of owner-occupier professionals working in District 1 and a meaningful share of expat tenants — particularly Japanese and Korean households drawn by the short commute and river views. The 312-unit building is smaller and less congested in day-to-day operations than the larger Bến Vân Đồn neighbours (Saigon Royal, RiverGate, Millennium).
Things to consider (not deal breakers)
⚠️ Traffic
Bến Vân Đồn funnels into the Calmette and Khánh Hội bridges at peak hours, with backups around the S...
Bến Vân Đồn funnels into the Calmette and Khánh Hội bridges at peak hours, with backups around the State Bank intersection between 7:30–8:30 AM and 5:30–6:30 PM. The Nguyễn Tất Thành / Hoàng Diệu cluster on the Khánh Hội side is the single worst pinch point in the area.
→ Two short bridge crossings into District 1 give residents a choice (Calmette north, Khánh Hội east), and motorbike commutes into District 1 stay under 10 minutes outside peak windows.
🌊 Flood Risk
The Bến Vân Đồn frontage was rebuilt with the canal embankment upgrade and now sits well above tide ...
The Bến Vân Đồn frontage was rebuilt with the canal embankment upgrade and now sits well above tide level — flooding here is rare even on king-tide days that affect older Quận 4 streets one block inland.
→ The Bến Nghé canal embankment was raised during the 2010s rehab and the project's basement entry sits at boulevard level — no recurring flood incidents on record at the building.
Notable Places
Rooftop Infinity Pool
Overflow infinity pool on the 25th floor designed by ONG&ONG, looking out over the Saigon River and the District 1 skyline. Among the few rooftop pools in District 4 and the most-cited reason buyers choose ICON 56 over the larger Bến Vân Đồn neighbours.
Explore Vietnam
Delivered 2015
