River Garden Thao Dien — Apartments for Sale & Rent
Indochina Land
Delivered 2015 · Pink books issued
Thảo Điền's original luxury riverside address — two 21-storey towers on Nguyễn Văn Hưởng, walking distance to both BIS HCMC campuses, with 34% building density, resort-style grounds, and all units above 135 m².
💰 8,3 tỷ – 25,4 tỷ📏 99 triệu/m²🏗️ Delivered 2015🏢 210 units
River Garden is a low-density luxury residential complex by Indochina Land at 170 Nguyễn Văn Hưởng in Thảo Điền, Thủ Đức — one of the pioneering projects that established Thảo Điền's reputation as Ho Chi Minh City's premier international enclave. Two 21-storey towers on approximately 3,000 m² of land deliver 210 generously sized apartments designed by Hong Kong firm RealArchitecture, with a resort aesthetic, wide setbacks, and balconies oriented toward the Saigon River corridor. At 34% building density, the landscaped grounds occupy the majority of the site.
Neighborhood
77*
Family Score
Good
Family appeal is strong. Asian International School and Lycée Français Marguerite Duras are both within about 120 m, with BIS HCMC's Junior Campus around 850 m away, so school runs can be done on foot.
92
Leisure Score
Excellent
Leisure options are deep. An on-site tennis court and BBQ pavilions inside the project are backed by a dense mix of cafés and neighborhood restaurants within a few minutes' walk in Thảo Điền.
67*
Convenience
Good
Daily essentials are well covered. An AEON supermarket is a short walk away and Co.opmart Cong Quynh is about 530 m off, so weekly shopping rarely needs a car.
59
Health
Average
Medical access is solid for routine care. Family and pediatric clinics and several pharmacies lie within about 1.2 km, while Gia Dinh People's Hospital, about 2.4 km away, covers major treatment.
22
Transit Access
Below Avg
Walking access to transit is weak: a bus stop is about 270 m away, while the nearest Metro Line 1 stop, Thao Dien Station, is about 2.1 km off.
92
Commute Ease
Excellent
30 min to Q1 Bến Thành via 153 → MRT1. 3 min walk to bus stop, 1 transfer.
42
Nightlife
Average
Nightlife is moderate. A few bars and a jazz club sit within about 300 m, but there is no concentrated late-night district, so bigger evenings out usually mean a short ride.
0
Quietness
Below Avg
Quietness is the weakest point here. Several bars and late-night venues sit within about 300 m, and ambient noise is rated high despite the relatively calm residential street.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.6
🏠 Homeowner
Good
7.4
📈 Investor
Solid
Balanced for both homeowners and investors.
A low-density, school-adjacent Thảo Điền address with large 135 m²+ units, issued pink books and Savills management, priced around VND 99-104M/m², about 10% below the upper-mid peer median. The trade-offs are a noisy street, peak-hour traffic on the Xa Lộ Hà Nội approach, a building now over ten years old, and no resident review data yet to confirm parking and maintenance quality.
🏠 Homeowner
Value
7.4
Livability
7.6
Legal & delivery
8.7
Location & connectivity
7
📈 Investor
Value
7.4
Returns & exit
7.2
Legal & delivery
8.7
Location & demand
6.9
Why the scores differ
Homeowner: A comfortable, family-oriented address for homeowners who want space and schools on the doorstep. Generous 135 m²+ units on a low-density, Savills-managed plot sit beside Lycée Français and Asian International School, with BIS HCMC about 850 m away. The trade-offs are a noisy, bar-adjacent street, peak-hour traffic toward District 1, and a building that is now over ten years old.
Investor: A steady expat-rental play rather than a growth story. Large units near the international schools keep a deep tenant pool and pink books are issued, but gross yield looks closer to 3.5-4.5% and tickets of roughly VND 5-25B narrow the pool of resale buyers. Price evidence is still thin, so closed comparables matter.
Price & Market
Current Market Price
99 triệu/m²
📈+161% since launch
Market range
79,4 triệu – 118,4 triệu/m²
Unit price
8,3 tỷ – 25,4 tỷ
Rent
25 triệu – 102 triệu/mo
Launch price
38 triệu/m²
Est. Rental Yield4.5%
•🟢 Pricing sits about 10% below the upper-mid peer median of VND 110M/m² (41 peers), and below Masteri Thảo Điền, which is a clear value signal for large, low-density units on a school-led street.
•🟢 Metro Line 1 has been operating since December 2024 and the Ring Road 3 Thủ Đức section opened in December 2025, adding structural support for access, although the nearest metro stop is still about 2.1 km from the gate.
•🟡 According to CBRE (May 2026), former-HCMC condo secondary prices averaged VND 67M/m² and rose 32.3% year on year, but floating mortgage rates of 12-15% are the main headwind; this project's prices run well above that average as a large-format Thảo Điền product.
•🟡 The Xa Lộ Hà Nội widening (under construction, targeted 2027) should ease the main commute bottleneck, but the timeline has slipped before and the benefit is not yet in the numbers.
•🔴 No resident review digest is on file, and the building is over ten years old (completed Q1 2015), so operating quality, parking and maintenance remain due-diligence items rather than proven strengths.
Last updated: October 2026
Is this a good deal?
Project
Price
Distance
River Garden
99 triệu/m²
—
Tropic Garden
70 triệu/m²
0.2 km
Xi Riverview Palace
85 triệu/m²
0.4 km
Should you buy here?
Best for:
✓Expat and international-school families who want Asian International School, Lycée Français and BIS HCMC close by
✓Homeowners who prioritise large 135 m²+ layouts and low-density, resort-style grounds
✓Residents who want to walk to Thảo Điền cafés and restaurants and are comfortable with an active street
Not ideal for:
✗Homeowners who need a quiet street or very low noise at night
✗Buyers wanting newer construction at a comparable price
✗Daily metro commuters who want a station within an easy walk
Market Trends
Resale snapshots read about VND 99-104M/m² (range roughly 79-118M/m²) on moderate-confidence data, and the latest reading is about 5% above the earlier one.
Decision Factors
Strengths
✓Asian International School and Lycée Français Marguerite Duras are within about 120 m and BIS HCMC's Junior Campus about 850 m away, which supports both family demand and a stable expat tenant pool.
✓Pink books are issued for all units with long-term ownership, and the Oct 2026 legal re-check found no disputes.
✓34% building density with about 66% green space, a pool, tennis court, gym and BBQ pavilions, plus Savills management, give more room and facilities than most Thảo Điền peers.
✓At about VND 99M/m² the project sits roughly 10% below the upper-mid peer median of 110M/m² across 41 peers.
Tradeoffs
!Ambient noise is high with several bars and late-night venues within about 300 m, so this is a lively street rather than a quiet one.
!Every unit is 135 m² or larger, so the minimum ticket is high (resale snapshots run roughly VND 5-25B) and the buyer and investor pool is narrower than in mixed-size projects.
!The nearest Metro Line 1 stop is about 2.1 km away, so car-free commuting needs a bus link; the bus-plus-metro trip to Q1 Bến Thành takes about 30 minutes.
Watch items
?No resident review digest is available, so verify the car-parking ratio and costs (two basement levels for 210 units), elevator reliability and management responsiveness directly with the owners' committee and Savills before buying.
?Resale price evidence is moderate-confidence (about VND 99M/m² in May, 104M/m² in the July snapshot, range roughly 79-118M/m²), so insist on closed comparables for the specific floor, view and layout.
?The Xa Lộ Hà Nội widening to 12-16 lanes is under construction with full completion targeted for 2027 after a long delay, so do not price in peak-hour relief until the works finish.
Unit Types
2BR
2 Beds · 2 Baths · 135–138 m²
8,3 tỷ – 12 tỷ
65 triệu/m²
Rent: 25 triệu - 41 triệu/mo
Young families
3BR
3 Beds · 2–3 Baths · 137–153 m²
11,5 tỷ – 15,5 tỷ
99 triệu/m²
Rent: 33 triệu - 51 triệu/mo
Growing families
4BR
4 Beds · 3 Baths · 156 m²
12,7 tỷ – 16 tỷ
99 triệu/m²
Rent: 38 triệu - 56 triệu/mo
Growing families
Penthouse
4 Beds · 3–4 Baths · 291–293 m²
Under review
≈ 28,81 tỷ – 29,01 tỷ est.
99 triệu/m²
Rent: 80 triệu - 102 triệu/mo
Growing families
Duplex
4–5 Beds · 3–4 Baths · 266–276 m²
Under review
≈ 26,33 tỷ – 27,32 tỷ est.
99 triệu/m²
Rent: 75,9 triệu - 91 triệu/mo
Growing families
Project Details
Developer
Indochina Land
Status
Delivered 2015
Total Units
210
Towers
2
Legal Information
Launch Date
2011
Handover
2015-Q1
Construction Permit
Approved
Pink Book
Issued
Legal Notes
Re-checked Oct 2026: project completed Q1 2015 and fully handed over; pink books (sổ hồng) issued for all units; long-term ownership for Vietnamese buyers. Developed by Indochina Land (JV with Hải An Corp), managed by Savills. Searched River Garden news/legal in Vietnamese and English — no adverse legal findings or disputes reported.
Amenities
👨👩👧Family: British International School's Junior Campus (225 Nguyễn Văn Hưởng) and Secondary Campus (246 Nguyễn Văn Hưởng) are on the same street — 500–800 m walk — making this the strongest school-proximity advantage of any residential project in Thảo Điền. A landscaped playground, basketball area, and club room with lending library add structured family spaces within the compound.
🏋️Fitness: The outdoor pool complex pairs a main adult pool with a children's pool set in landscaped grounds — the resort-style setting exceeds what comparable Thảo Điền projects offer at this price tier. A fully equipped gymnasium, sauna, and separate male and female steam rooms complete the wellness offering at the club room level.
🏖️Lifestyle: Three dedicated outdoor BBQ pavilions — each accommodating 10–30 guests with grilling stations, refrigeration, and covered seating — serve as the primary social venue for the predominantly expat community. The low-density resort ambience and Thảo Điền's café and restaurant strip a short walk away complete the lifestyle offer.
🛒Convenience: Two basement levels provide car and motorbike parking for all residents, with separate monthly rates. Savills manages the building with 24/7 security and CCTV. Fiber-optic internet is available throughout; four high-speed elevators serve both blocks.
Nguyễn Văn Hưởng — the project's home street and Thảo Điền's main residential spine, hosting two BIS HCMC campuses within 500–800 m and connecting to Xa Lộ Hà NộiXa Lộ Hà Nội
🔇 High Noise🌊 None Flood🛣️ Not Near Highway
The resident base is predominantly expatriate, at roughly 60% foreign nationals including corporate professionals, diplomats and senior staff drawn by walkable access to the international schools. The remaining 40% are Vietnamese professionals and investors. An active owners' committee and a pet-friendly compound point to a stable, long-term community.
Things to consider (not deal breakers)
⚠️ Traffic
Nguyễn Văn Hưởng is a relatively quiet residential street, but the approach to Xa Lộ Hà Nội and the ...
Nguyễn Văn Hưởng is a relatively quiet residential street, but the approach to Xa Lộ Hà Nội and the Thu Thiêm Tunnel toll plaza creates peak-hour delays for car commuters heading to District 1 — typically 10–20 extra minutes during morning rush. School run windows (7–8 am) add congestion across the Thảo Điền lane network. A long-stalled widening of Xa Lộ Hà Nội to 12–16 lanes is now underway (CII-led, restarted after land-clearance holdups), with the Tân Vạn interchange node and the remaining corridor targeted for completion by 2027 — expected to ease this bottleneck once finished.
→ An Phú Metro Line 1 Station is approximately a 10-minute walk, providing a practical car-free alternative for the District 1 commute and significantly reducing peak-hour friction for residents working in the city centre.
🌊 Flood Risk
The Nguyễn Văn Hưởng corridor has historically experienced less flooding than lower-lying parts of T...
The Nguyễn Văn Hưởng corridor has historically experienced less flooding than lower-lying parts of Thảo Điền. The project's landscaped setbacks and above-street podium entry provide natural drainage buffering.
Sub-zones
🏢
Block A
0 listings
8,3 tỷ - 25,4 tỷ
79,4 triệu - 118,4 triệu/m²
🏢
Block B
0 listings
8,3 tỷ - 25,4 tỷ
79,4 triệu - 118,4 triệu/m²
Notable Places
BBQ Pavilions
Three dedicated outdoor barbecue pavilions, each accommodating 10–30 guests with grilling stations, refrigerator, sink, microwave, and ceiling fans. At this scale and setup, the pavilions function as a genuine private event venue — uncommon in residential compounds at this price tier.
Club Room & Lending Library
A residents' club room adjacent to the gymnasium, overlooking the pool, with a small lending library integrated into the space. A lending library in a condominium is rare in Ho Chi Minh City at any price tier and reflects the project's predominantly family-oriented, book-reading expat demographic.
Outdoor Pool Complex
A resort-style outdoor pool complex with a main adult pool and a separate children's pool set within the landscaped compound grounds. The 34% building density gives the pool area unusual openness for a mid-rise development — closer in feel to a villa resort than a standard high-rise amenity deck.
Tennis Court
A full-size tennis court with night lighting, renovated in 2023 and bookable via mobile app. The level of upkeep and app-based booking infrastructure is above average for a project of this vintage in Thảo Điền.
Growth Catalysts
✅Ring Road 3 Thu Đức section (17.8 km) opens for traffic December 2025 (2025)
🚧Xa Lộ Hà Nội widening to 12–16 lanes restarts after 15-year delay, targeting 2027 completion (2027)
More in the app
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This area scores 92 for Leisure Score · 77 for Family Score
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Delivered 2015
