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3 of 4 delivered
Huong Viet Holdings
3 of 4 sub-zones delivered · 1 upcoming
Balanced for both homeowners and investors.
Palm City is a maturing waterfront township in An Phu Ward — three of its four sub-zones are delivered, Metro Line 1 is now in service, and the 2.7km riverside walkway provides a quality-of-life edge over landlocked peers at a comparable price. The binding due-diligence item is legal: Palm Heights pink books remain unissued seven years post-handover, and the developer's financial position warrants scrutiny.
Homeowner: A solid choice for homeowners seeking a delivered waterfront address in An Phu Ward with Metro Line 1 in service and nearby international schooling. Three of four sub-zones have been handed over, and the AIS Saigon Xi campus sits 1.3km away. The binding risk is legal: Palm Heights pink books remain unissued seven years post-handover due to an unbuilt mandatory childcare facility — verify title status for any Palm Heights unit before committing.
Investor: The rental case for An Phu is real — apartments across Palm Heights and Palm Garden generate documented rents of 13–30 million VND/month, and Metro Line 1 has widened the tenant pool. Palm Garden entry pricing around 50M/m² supports gross yields of roughly 5–6%, while Palm Heights secondary prices have already surged above the original launch price. The caution is sponsor and title risk: Nam Rach Chiec posted a net loss in 2024 with roughly 2 trillion VND in bonds, Keppel Land has exited, and Palm Heights pink books remain blocked.
| Market range | 43 triệu – 90 triệu/m² |
| Unit price | 2,2 tỷ – 25 tỷ |
| Rent | 14,5 triệu – 75 triệu/mo |
| Launch price | 30 triệu/m² |
| Project | Price | Distance |
|---|---|---|
| Palm City | 65 triệu/m² | — |
| Masteri An Phú | 20–30% more expensive | Same An Phu ward; confirmed pink books; stronger Masterise developer backing and higher secondary liquidity |
| Vista Verde | Similarly priced | Same Nguyen Duy Trinh corridor; smaller footprint with no riverside walkway; delivered with pink books |
| Vinhomes Grand Park | Slightly cheaper for apartments | Further east in Thu Duc City; larger masterplan with on-site Vinschool and Vinmec but higher density and longer D1 commute without the metro corridor |
Palm Heights secondary prices rose sharply to ~80M/m² while Palm Garden held steady at ~50–56M/m²; the township's overall price sits at the mid-market peer median of 65M/m².
| Developer | Huong Viet Holdings |
| Status | 3 of 4 delivered |
| Pink Book | Partial |
| Legal Notes | Developer entity is Nam Rạch Chiếc Company (joint venture). Keppel Land divested its 42% stake to Gateway Thủ Thiêm in March 2025 for approximately 141.4 million SGD; current controlling developer is Gateway Thủ Thiêm (member of Huong Viet Holdings group). Other shareholders: The Cielo Dragon 38%, Bat dong san CHD 18%, Tran Thai Real Estate 2%. Nam Rạch Chiếc reported a 33 billion VND net loss in 2024 with approximately 2,000 billion VND in outstanding bonds. Palm Residence (handed over 2017) has pink books issued. Palm Heights (handed over Q2–Q3 2019) has NOT yet issued pink books to residents — blocked by the mandatory childcare facility (nhà trẻ) that has not been constructed, a legal prerequisite for the occupancy certification process; a government task force meeting in November 2025 agreed to prioritize individual-unit certificate issuance ahead of developer-owned units per Government Inspectorate audit requirements. As of June 2026, no new government directive or confirmed construction of the childcare facility has been found; pink-book blockage for Palm Heights remains unresolved. Palm Garden had a deposit-contract termination incident in May 2021; secondary-market transactions in 2026 suggest units were eventually delivered, but pink-book status requires per-unit verification. Palm River is pre-handover (ground-breaking April 2026, expected Q4 2028), pink books pending. Searches June 2026: Palm City sổ hồng 2026, Palm Heights sổ hồng 2026, Nam Rạch Chiếc pháp lý 2026, Gateway Thủ Thiêm Palm City 2026, Palm River giấy phép xây dựng. |
Palm City
| CBD (peak) | 36 min |
| CBD (off-peak) | 27 min |
| Airport (peak) | 59 min |
| Airport (off-peak) | 51 min |
| Long Thành (peak) | 49 min |
| Long Thành (off-peak) | 45 min |
Palm City draws established families and working professionals from the Thu Duc City corridor — particularly those who want a riverside address with walkable F&B and proximity to international schools, while maintaining metro access to central HCMC. The owner and tenant mix includes Vietnamese middle-income families and some expat households attracted by the AIS Saigon and Saigon Star campuses nearby.
