HaDo Centrosa Garden/Iris 1

Area: District 10 · Ho Chi Minh City

Iris 1 - HaDo Centrosa Garden

Name: Iris 1
Address: VN

💰 6,3 tỷ – 19 tỷ📏 119 triệu/m²🏢 2302 units

Neighborhood

Family Score

Excellent

Leisure Score

Excellent

Convenience

Excellent

Health

Excellent

Transit Access

Good

metro 1.6 km away; nearest station 391 m; bus stop 263 m.

Nightlife

Excellent

Quietness

Below Avg

Domo Scores™

7.3

🏠 Homeowner

Solid

📈 Investor

Solid

Balanced for both homeowners and investors.

One of District 10's strongest fully-delivered projects — the 21-garden design and central location are genuine differentiators. Main tradeoff is the busy arterial-road frontage.

🏠 Homeowner

Value

6.7

Livability

7.6

Legal & delivery

7.9

Location & connectivity

📈 Investor

Value

6.7

Returns & exit

6.8

Legal & delivery

7.9

Location & demand

6.9

Why the scores differ

Homeowner: A solid choice for homeowners who want a green, fully delivered complex close to Districts 1, 3 and 5. Three 50m pools, 21 themed gardens, an on-site kindergarten and Vincom Plaza 3/2 next door are real differentiators. The tradeoffs are high street noise on 3 Tháng 2, dense towers, and Jasmine's missing pink books.

Investor: A liquid central address, but not a yield play. Rental demand from inner-city professionals is steady and resale listings are active, yet gross yield is only around 3% and prices already run above the upper-mid peer level. Buyers in the Jasmine sub-zone also carry pink-book timing risk when they eventually sell.

Price & Market

Current Market Price

119 triệu/m²

📈 +129% since launch

Market range	100 triệu – 140 triệu/m²
Unit price	6,3 tỷ – 19 tỷ
Rent	17 triệu – 45 triệu/mo
Launch price	52 triệu/m²

Est. Rental Yield2.9%

•🟢 Resale at ~90–110M VND/m² is fair value for a fully-delivered upper-mid project with pink books in District 10
•🟢 Three 50m pools and 21 gardens sustain a rental premium over basic-amenity peers in the district
•🟡 1BR rental at 19–21M/month competes with newer stock in Districts 3 and Bình Thạnh — demand is stable but near-term price-growth headroom is limited
•🔴 3BR units at 14.5–15.5B VND approach luxury pricing for District 10 — slower turnover expected at this ticket size

Is this a good deal?

Project	Price	Distance
Iris 1	119 triệu/m²	—
HaDo Centrosa Garden	119 triệu/m²	0.2 km

Should you buy here?

Best for:

✓Families who want green, amenity-rich living close to Districts 1, 3 and 5
✓Professionals working in the inner city who value short commutes and walkable daily needs
✓Homeowners with young children, given the on-site kindergarten and nearby international and bilingual schools

Not ideal for:

✗Buyers sensitive to main-road noise and peak-hour traffic
✗Buyers who need pink books at purchase and are considering the Jasmine sub-zone
✗Families wanting on-site primary or secondary schooling

Market Trends

Prices have held steady with modest appreciation since handover, supported by strong occupancy and the project's distinctive garden-lifestyle positioning. The most liquid entry points are the 55–86 m² one- and two-bedroom brackets.

Pros & Cons

Pros

✓Prime District 10 frontage on major arterial road
✓Three 50m infinity saltwater pools
✓21 gardens including 8 hanging gardens
✓Top-5 ranked HaDo PM building management
✓Pink books issued for Orchid and Iris sub-zones (6 of 8 towers, ~1,600 units)

Cons

✗Street noise and peak-hour congestion on 3 Tháng 2
✗Upper-mid pricing for District 10
✗On-site schooling only at kindergarten level
✗Jasmine sub-zone (2 towers, ~600 units): pink books not yet issued; transactions rely on sale contracts and developer approval — verify status with seller before purchase

Project Details

Total Units

2302

Legal Information

Pink Book

Issued

Amenities

👨‍👩‍👧 Family: Global Ecokids International Kindergarten operates inside the complex within a 6,348 m² education zone. Playgrounds, BBQ zones, and the hanging garden corridors create safe and green family spaces without leaving the development.

🏋️ Fitness: Three 50m infinity saltwater pools — one per phase on the 5th-floor podium — are the headline fitness amenity. Gà Gym provides a dedicated fitness centre and Gà Spa offers recovery treatments. A tennis court rounds out the sports offer.

🏖️ Lifestyle: The ground-floor podium hosts a retail and dining strip including Winmart supermarket, FineLife, Highlands Coffee, 7-Eleven, and Ministop, plus KOBE restaurant and a selection of cafés including Ador, Brew Lab, The Bunny, and Tea House. The project received Top 20 Standard Living Space recognition.

🛒 Convenience: Approximately 2,100 parking spaces across podium levels (floors 2–4) and the Iris basement car park (16,150 m²) accommodate residents and guests. 24-hour security with access control and professional management by HaDo PM keep daily operations smooth.

🏊 Pool♨️ Sauna🌳 Garden🔥 BBQ AreaRooftop🛗 Elevator🧒 Play Area🔒 Security🏛️ Clubhouse🌿 Sky Garden🅿️ Car Parking🎾 Tennis Court🏋️ GymShophouse Street🏍️ Motorbike Parking

Location & Commute

Explore on map

Iris 1, Iris, HaDo Centrosa Garden

🚇

Metro

Hoa Hung Station (Line 2)

Nearby

🛍️

Mall

Vincom Plaza 3/2

Next door

🛒

Supermarket

AEON Citimart Cao Thắng

Nearby

🏫

Schools

Global Ecokids International Kindergarte…

On-site

🏥

Hospitals

Nam An Cosmetic Hospital

Next door

🌳

Park

Hanging and Sky Garden Network

On-site

🔇 High Noise🌊 Low Flood🛣️ Not Near Highway

A mix of upper-middle-class Vietnamese families and working professionals drawn to central District 10 for its established urban amenities and short commutes. The complex also includes a segment of investors running short-term furnished rentals.