The largest Japanese-style riverside township in Đồng Nai — 170 ha of low-rise long-term-ownership product on the Đồng Nai River, co-developed with Hankyu Hanshin and the only Nam Long township at this scale outside Long An.
💰 6,8 tỷ – 45 tỷ📏 48 triệu/m²🏗️ 2 of 4 delivered🏢 7000 units
A 170-hectare riverside township by Nam Long Group and two Japanese partners — Hankyu Hanshin Properties and Tokyu Corporation — on the Đồng Nai River in Long Hưng, Biên Hòa, ~25 km from central HCMC. Built on a Japanese 'Live–Play–Learn–Work–Shop' township model with low-rise garden townhouses, shophouses, semi-detached villas, riverfront villas, and Flora apartment lines. Land use is split across 21 ha of greenery, 6 ha of water surface, 9 ha of commercial, and 7 ha of education.
Project news
Izumi Canaria Zone 1 targeted for November 2026 handover; Zones 2 and 3 follow 2027 and 2028
Construction · Nov 2026 · namlongcorp.com
Izumi Gardenia pink book issuance started September 29, 2025
Legal · Sep 2025 · vietstock.vn
Tokyu Corporation joins Izumi City — Nam Long reduces stake to 50%, adding second Japanese partner
Legal · Jul 2025 · cafeland.vn
Pink book issuance underway for Phase 1A1's 275 delivered units — process started June 29, 2025
Legal · Jun 2025 · baochinhphu.vn
Biên Hòa approves revised 1/500 detailed planning for Izumi City, clearing pink-book pipeline
Legal · Jun 2025 · vietstock.vn
Neighborhood
81*
Family Score
Excellent
Family amenities inside Izumi are still largely planned, so households lean on neighbouring Aqua City, where KinderWorld International School and NovaDreams Magic House park sit roughly 1 km away. The planned Education Zone and Central Riverside Park would bring schooling and green space into the township.
86*
Leisure Score
Excellent
Leisure options nearby are good and still growing. Nova Mall and the cafés and restaurants of neighbouring Aqua City are about 1 km away, and the planned Water Sports Club and Riverside Boulevard would add riverside recreation within the township.
57*
Convenience
Average
Daily convenience is limited at present. The Nova Mall supermarket in neighbouring Aqua City is about 1.2 km away and chain convenience stores sit 2-2.5 km out; internal daily retail is expected as the Commercial Zone builds out, but no named supermarket is confirmed.
70*
Health
Good
Medical access is off-site today but workable. Nova Hospital in neighbouring Aqua City is about 2.4 km away, with pharmacies and a paediatric clinic around 2.5 km, and no health facility inside the township is confirmed yet.
0
Transit Access
Below Avg
Walkable transit is absent: the nearest bus stops in Long Bình are about 2.3 km away and the closest metro station, Suoi Tien Terminal, is 11 km away.
0
Nightlife
Below Avg
Nightlife is absent. Izumi is a low-rise residential township on a quiet river edge, with no concentration of bars, clubs or late-night venues in walking range, so evenings are calm and residential.
96
Quietness
Excellent
Quietness is a defining strength here. Low-rise density, large green and water areas along the Đồng Nai River edge, and distance from any nightlife corridor keep ambient noise low across the township.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.1
🏠 Homeowner
Solid
7
📈 Investor
Solid
Balanced for both homeowners and investors.
Izumi City is a quiet, low-rise riverside township backed by Nam Long and two Japanese partners, best read as a long-stay homeowner buy rather than a yield play. The binding constraints are single-road Hương Lộ 2 access until the 2028-2029 river bridges open, an amenity base that is still largely planned, and pink books that are only partly issued.
🏠 Homeowner
Value
6.5
Livability
7
Legal & delivery
7.3
Location & connectivity
7.7
📈 Investor
Value
6.5
Returns & exit
6.4
Legal & delivery
7.3
Location & demand
7.7
Why the scores differ
Homeowner: A reasonable fit for homeowners who want quiet, low-rise space and can accept a 45-60 min peak drive to District 1. Izumi is still largely being built: only the 275 Phase 1A1 homes have been handed over, so the school land, riverside park and retail are planned, and daily needs lean on the Aqua City mall, school and hospital 1-2.5 km away. Pink books are partly issued, so confirm title status for the exact product.
Investor: A patient long-hold thesis rather than a yield play. Resale listings exist for the Izumi Phase 1 and Gardenia townhouses, but only 275 homes are occupied, the documented rents are dated, and gross yields look like roughly 3-5%. The upside rests on the Long Hưng Bridge (2028 target) and Cát Lái Bridge (2029) easing the single Hương Lộ 2 access, while Ring Road 3 has slipped to end-2026 and pink books are only partly issued.
Price & Market
Current Market Price
48 triệu/m²
Market range
45 triệu – 65 triệu/m²
Unit price
6,8 tỷ – 45 tỷ
Rent
25,6 triệu – 200 triệu/mo
Launch price
48 triệu/m²
Est. Rental Yield5.2%
•🟢 Both Đồng Nai River bridges broke ground in January 2026 (Long Hưng 2028 target, Cát Lái 2029 target) and the Biên Hòa-Vũng Tàu Expressway opened on 29 April 2026, which together attack the single Hương Lộ 2 access that currently caps demand.
•🟡 Ring Road 3's eastern elevated section opened in December 2025 but the full line has slipped to end-2026, and Long Thành Airport commercial operations are targeted for Q4 2026; treat both as upside rather than the base case.
•🟡 Prices anchor around 48M/m² with no peer set deep enough to benchmark; the Izumi Phase 1 sub-zone's May 2026 range widened to 48-70M/m², so compare like-for-like comps rather than the headline.
•🟡 Title is partly cleared: pink books are issued at Izumi Gardenia and Phase 1A1 issuance is in progress, following the revised 1/500 planning approval in June 2025, so legal risk is easing but not closed.
•🔴 Only 275 of roughly 7,000 planned units have been handed over, so the tenant pool, retail and school base will take years to build and rental yields stay modest in the meantime.
Last updated: October 2026
Is this a good deal?
🟢 ~22% cheaper than comparable projects
Project
Price
Distance
Izumi City
48 triệu/m²
—
Aqua City
60 triệu/m²
1 km
Vinhomes Grand Park
63 triệu/m²
3 km
Should you buy here?
Best for:
✓Families wanting low-rise space about 25 km from central HCMC who are prepared to trade commute time for room
✓Long-stay homeowners with budgets above 5B leaving urban high-rise
✓Buyers who value Japanese-partner master planning and want to inspect handed-over Phase 1A1 homes first
Not ideal for:
✗Daily commuters to District 1, where the peak drive runs 45-60 min or more
✗Buyers under roughly 4B or households needing full walkable amenities and public transit from day one
Market Trends
Prices are anchored around 48M/m² with no confirmed trend: the Izumi Phase 1 townhouse reading jumped on a widened range, while Izumi Canaria and Izumi Riverside lack a current per-m² figure.
Decision Factors
Strengths
✓Low-rise, low-density plan: about 35% construction density with 21 ha of greenery and 6 ha of water across 170 ha, which supports a very quiet living environment.
✓Nam Long (50%) is joined by Hankyu Hanshin Properties (34.9%) and Tokyu Corporation (15.1%), giving the township a Japanese planning pedigree few Đồng Nai projects have.
✓The 275 Phase 1A1 townhouses are handed over with residents in place, so build quality can be checked on site, and pink books are already issued at Izumi Gardenia.
✓The Long Hưng Bridge (2028 target) and Cát Lái Bridge (2029 target) broke ground in January 2026, and the Biên Hòa-Vũng Tàu Expressway opened in April 2026, addressing the single-axis access over the medium term.
Tradeoffs
!Hương Lộ 2 is the single primary access, the peak drive to District 1 runs 45-60 min, and there is no practical public transit.
!Most on-site schools, parks and daily retail are planned rather than operating, so residents lean on neighbouring Aqua City anchors roughly 1-2.5 km away.
!Entry tickets are high for a still-forming community: townhouses start around 6.8B, and the tenant base is thin while only 275 homes are occupied.
Watch items
?Pink books are only partly issued: Izumi Gardenia is issued and Phase 1A1 issuance is in progress, so verify title status for the exact product before signing.
?Timelines have slipped before: Izumi Canaria Zone 1 targets November 2026 handover, Ring Road 3 now targets end-2026 after missing June 2026, and the bridges are 2028-2029 targets.
?The site sits on the Đồng Nai floodplain: internal pads are raised, but off-site stretches of Hương Lộ 2 can hold water in storms, so check pad height for perimeter shophouses.
Project Details
Developer
Nam Long Group (with Hankyu Hanshin Properties)
Status
2 of 4 delivered
Total Units
7000
Legal Information
Construction Permit
Approved
Pink Book
Partial
Legal Notes
170 ha master plan approved with phased construction permits granted as each sub-zone launches. Delivered townhouses, shophouses and villas carry long-term residential ownership (sổ hồng lâu dài). Pink books issued at Izumi Gardenia; Phase 1A1 issuance for the 275 handed-over units is still in progress, and listings in August 2026 advertise some Phase 1 units with pink books in hand. No confirmed completion date found. Izumi Canaria Zone 1 targets November 2026 handover per developer sales materials. Ownership unchanged: Nam Long 50%, Hankyu Hanshin Properties 34.9%, Tokyu Corporation 15.1%. Searched October 2026 (pink book, handover, permit, ownership): no new disputes, permit blocks or ownership-type changes found.
Amenities
👨👩👧Family: On-site education zone (~7 ha allocated), neighbourhood playgrounds in each sub-zone, and the Canaria clubhouse with kids' pool and BBQ garden. Nam Long's family-end-user track record at Mizuki Park and Akari City carries over.
🏋️Fitness: Canaria clubhouse with swimming pool, gym, and yoga room; multi-purpose sports courts in the central park; riverside walking trail and water sports club. Tennis and basketball facilities sit at the master-plan level.
🏖️Lifestyle: Riverside boulevard, central canal-park spine, BBQ courts, and shophouse retail rows along Hương Lộ 2 frontage. The Japanese-themed master plan emphasises walkable retail clusters over a single mega-mall.
🛒Convenience: Shophouse retail along internal spine roads, on-site administrative service points, 24/7 security ringfencing the master plan, and direct Hương Lộ 2 frontage with planned widening to four lanes. HCMC–Long Thành–Dầu Giây Expressway entrance is ~7 km away.
🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🅿️ Car Parking🎾 Tennis Court🏀 Basketball CourtShophouse Street🏍️ Motorbike Parking⚽ Multi-Purpose Court
Hương Lộ 2Nam Cao RoadHCMC–Long Thành–Dầu Giây ExpresswayVõ Nguyên Giáp
🔇 Low Noise🌊 Moderate Flood🛣️ Not Near Highway
Skews to upper-middle-income households moving out of inner HCMC and Biên Hòa for more space at lower density, plus Japanese expatriate families connected to the Hankyu Hanshin link. Only the first handed-over homes are occupied so far, and Nam Long has marketed to long-stay buyers rather than secondary-market flippers.
Things to consider (not deal breakers)
⚠️ Traffic
Hương Lộ 2 is the single primary access into Long Hưng; rush-hour back-ups concentrate at the juncti...
Hương Lộ 2 is the single primary access into Long Hưng; rush-hour back-ups concentrate at the junction with Võ Nguyên Giáp toward Cát Lái Ferry. The HCMC–Long Thành–Dầu Giây Expressway entrance at District 9 funnels every Saigon-bound trip through one ramp, making 7-9 am westbound the worst window. Inside the project, the spine road handles internal traffic comfortably given the low-rise mix.
→ Hương Lộ 2 widening, Ring Road 3 (eastern elevated section opened for technical traffic December 2025; full 76.3 km line now targeting end-2026 after missing the original June 30, 2026 deadline), and two Đồng Nai River bridges under construction since January 2026 — Long Hưng Bridge (2028 target) and Cát Lái Bridge (2029 target) — collectively address the single-axis access dependency over the medium term.
🌊 Flood Risk
Long Hưng sits on the Đồng Nai River floodplain; surrounding low-lying paddy land has historically f...
Long Hưng sits on the Đồng Nai River floodplain; surrounding low-lying paddy land has historically flooded during high tides combined with monsoon rain. Izumi City's master plan elevates internal road grade and uses canal-park drainage as a buffer, but adjacent off-site roads (Hương Lộ 2 stretches outside the gate) can still see standing water during storms.
→ Internal pads are graded above peak tidal level; central canal-park system doubles as stormwater retention. Buyers should still verify ground-floor pad height for shophouses on the perimeter rows.
Primary townhouses from about 7.6-7.9B up to 11.4B, shophouses from about 10.5B and villas roughly 11-23B across 2026 snapshots; a few resale townhouses at 7.5-7.9B. Latest snapshots carry no per-m² figure.
View details →
Izumi Gardenia
0 listings
7,8 tỷ - 11,49 tỷ
Delivered 2024
Resale townhouses listed at roughly 7.8-11.5B in the June 2026 snapshot; no current per-m² reading.
Riverfront villas listed at roughly 28-45B in 2026 snapshots against an earlier 50-65M/m² reading; the top ticket in the township with no current per-m² figure.
View details →
Notable Places
Canaria Clubhouse
Dedicated clubhouse inside Izumi Canaria with swimming pool, gym, yoga room, café, and BBQ garden. Currently the project's most complete amenity hub — Phase 1's facilities are simpler park-and-playground rows by comparison.
Central Riverside Park
1.2-hectare central park on the Đồng Nai River edge with water features and a riverside walking trail. The park doubles as the master plan's stormwater retention buffer, which is why surrounding pads sit on a noticeably elevated grade.
Commercial Zone
Roughly 9 hectares of the master plan dedicated to commercial use, including the shophouse-lined retail spine and reserved sites for supermarkets and clinics. The split into walkable retail clusters rather than a single mall is a deliberate Hankyu Hanshin design choice.
Education Zone
Roughly 7 hectares of the master plan reserved for on-site education uses across multiple operators. The dedicated land allocation is meaningful in Long Hưng, where private school options outside township projects are thin.
Riverside Boulevard
Continuous boulevard tracing the project's Đồng Nai River frontage, doubling as the public-facing edge of the master plan. The riverside alignment is the reason Izumi Riverside villas can be priced at 30-45 tỷ — most Đồng Nai townships have no direct river edge.
Water Sports Club
On-site water sports facility on the Đồng Nai River edge, offering canoe and SUP launch points for residents. A working water-sports operation on a Vietnamese township river edge is genuinely rare — most river-adjacent projects fence the bank for landscaping only.
Zen Garden
Japanese-themed Zen garden inside the master plan, signalling the Hankyu Hanshin design influence. Reading and meditation areas are integrated with the central park rather than fenced off as a separate amenity.
Growth Catalysts
✅Biên Hòa–Vũng Tàu Expressway opens 37.7 km on April 29, 2026 (2026)
🚧Long Thanh International Airport: commercial operations targeted Q4 2026 (2026)
🚧Ring Road 3 HCMC: eastern elevated section open Dec 2025; full 76.3 km line delayed to end-2026 (2026)
Explore Vietnam
2 of 4 delivered
