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
93
Family Score
Excellent
Family appeal is exceptionally strong for a central address. Dinh Tien Hoang Primary — ranked among HCMC's top two public primary schools — is a 290m walk, and North London Collegiate School, one of the city's top bilingual schools, is 800m away.
97
Leisure Score
Excellent
Lifestyle options in the immediate area are outstanding. Hoa Lu Sport Center is 280m away, and the surrounding blocks offer an unusually deep concentration of restaurants and dining venues, supporting day-to-day social life entirely on foot.
96
Convenience
Excellent
Daily convenience is excellent. Several convenience stores are within 350m for immediate daily needs, and Bach Hoa Xanh supermarket is a short walk away.
95
Health
Excellent
Medical access is very good for everyday needs. Victoria Healthcare International Clinic — well-regarded for expat-standard care — is next door at 200m, providing same-day specialist access without leaving the immediate block.
59
Transit Access
Average
Transit access is solid for a central address. Bus stops are around 700m away at Le Van Tam Park, and Ba Son Station on Metro Line 1 is 1.5km from the building; Metro Line 2 (under construction, Q4 2030 target) will add a second rail connection through the Bến Thành terminus.
100
Commute Ease
Excellent
11 min to Q1 Bến Thành via 93. 2 min walk to bus stop.
100
Nightlife
Excellent
Nightlife options are outstanding at this address. The streets immediately surrounding The Marq host one of District 1's densest concentrations of cocktail bars, rooftop bars, and late-night venues, placing it firmly among HCMC's most vibrant nightlife addresses.
0
Quietness
Below Avg
Noise levels are very high at this address. The building is embedded in one of District 1's most active entertainment corridors, with a nightclub within 210m and a dense cluster of cocktail bars and karaoke venues within 500m that operate into the early hours — ambient noise here is high throughout the evening and night.
Domo Scores™
7.6
🏠 Homeowner
Good
7.5
📈 Investor
Good
Balanced for both homeowners and investors.
The Marq is HCMC's benchmark boutique ultra-luxury residence — a fully completed Hongkong Land project with pink books for all 515 units, private elevators, 6-star concierge services, and an absolute District 1 core address that cannot be replicated at this scale. The tradeoff is location character: the building sits in one of the city's most active nightlife corridors, and buyers should experience an evening visit before committing.
🏠 Homeowner
Value
6.9
Livability
8
Legal & delivery
8.7
Location & connectivity
7
📈 Investor
Value
6.9
Returns & exit
7.8
Legal & delivery
8.7
Location & demand
7.1
Why the scores differ
Homeowner: A strong choice for homeowners seeking HCMC's most prestigious address. Hongkong Land's 6-star management, the Sky Club amenity package on the 25th floor, and exceptional school access — Dinh Tien Hoang Primary (one of the city's top two public primaries) 290m away and North London Collegiate 800m — make this a compelling package for affluent families and senior executives. The honest tradeoff is the noise: the same District 1 energy that draws residents means a nightclub is 210m from the front door, and nighttime ambient noise levels are consistently high.
Investor: A sound long-term hold underpinned by clean fundamentals. All 515 pink books are issued, an active secondary market at 190–230M/m² provides documented exit liquidity, and diplomatic-quarter demand — the US Consulate is 300m away — anchors corporate-expat leasing at gross yields of roughly 3–4%. The investment case is capital preservation and income stability rather than yield maximisation; with Novaland's Grand Manhattan entering at 145–175M/m² in Q3 2026, The Marq's premium depends on maintaining its service quality and Hongkong Land brand differentiation.
Price & Market
Current Market Price
195 triệu/m²
📈+15% since launch
Market range
175 triệu – 368 triệu/m²
Unit price
9,5 tỷ – 86 tỷ
Rent
25 triệu – 110 triệu/mo
Launch price
169 triệu/m²
Est. Rental Yield1.7%
•🟢 HCMC's District 1 core had near-zero new primary supply as of Q1–Q2 2026 — Cushman & Wakefield (June 2026) confirmed core launches fell to ~1,200 units at only 25% absorption, structurally reinforcing the scarcity value of fully delivered luxury like The Marq.
•🟢 Metro Line 1 (Bến Thành–Suoi Tien) has been operational since December 2024 and surpassed 20 million riders by early 2026, with Bến Thành Station 1.2km from The Marq providing a direct daily commute link to Bình Thạnh and Thu Duc without a car.
•🟢 Thu Thiem's designation as HCMC's new government seat — 2km from The Marq — accelerates senior official and corporate activity concentration within short reach of District 1, deepening demand for premium residences in this corridor.
•🟡 HCMC luxury primary prices reached record levels in Q1 2026 (+53% YoY per Cushman & Wakefield) but absorption dropped sharply — the market is thinly traded at elevated prices, meaning exit timing matters more than entry price for resale planning.
•🔴 Grand Manhattan by Novaland (District 1, ~145–175M/m²) is targeting Q3 2026 handover after HCMC resolved the land-use fee dispute in May 2026 — this lower-priced District 1 ultra-luxury alternative will absorb some buyer and tenant demand previously concentrated in The Marq's resale pool.
Last updated: June 2026
Is this a good deal?
Project
Price
Distance
The Marq
195 triệu/m²
—
Grand Manhattan (Novaland, District 1)
20–30% cheaper at ~145–175M/m²
District 1 address at 100 Cô Giang; newer build targeting Q3 2026 handover; lower entry price but just resolved a multi-year land-use fee dispute
Should you buy here?
Best for:
✓Senior expat executives and diplomatic personnel who value hotel-quality services and a prestigious District 1 address steps from HCMC's iconic landmarks
✓Affluent Vietnamese families prioritising top school access — Dinh Tien Hoang Primary (top 2 in HCMC) 290m away, North London Collegiate 800m
✓Urban professionals who embrace District 1's walkable city energy and want the full suite of 6-star concierge and private-elevator luxury
Not ideal for:
✗Buyers sensitive to nightlife noise — a nightclub and multiple cocktail bars operate within 200–500m until the early hours; an evening visit before purchase is strongly advisable
✗Buyers seeking substantial green space at the doorstep — Le Van Tam Park is 600m away and on-site landscaping is minimal for a building of this scale
Market Trends
The Marq's resale market holds at 190–230M/m², underpinned by near-zero new District 1 supply and strong corporate-expat leasing demand, though Grand Manhattan's Q3 2026 entry at a lower price point introduces the first direct District 1 ultra-luxury competition in several years.
Decision Factors
Strengths
✓Pink books issued for all 515 units by end-2024 — the cleanest legal title in HCMC's luxury segment, with no disputes or regulatory issues found as of June 2026
✓Hongkong Land developer with Asia-Pacific tier-1 track record; 6-star concierge management and premium building services maintained post-handover by the developer itself
✓Absolute District 1 core: Dinh Tien Hoang Primary (top 2 in HCMC) 290m, North London Collegiate 800m, Victoria Healthcare clinic next door at 200m, Metro Line 1 at Bến Thành 1.2km on foot
✓Sky Club on the 25th floor — 30m infinity pool, jacuzzi, gym, sauna, sky bar, library, and private dining — an unusually complete amenity package for a 515-unit boutique building
Tradeoffs
!Noise is persistent and high: a nightclub is 210m from the front door and a dense cluster of cocktail bars and karaoke venues within 500m operate into the early hours — this is HCMC's entertainment district, and that is the tradeoff for the address
!Entry pricing from ~9.5B VND restricts the buyer pool to ultra-HNWI; car parking at ~0.67 spaces per unit is below typical expectation for owners with multiple vehicles at this price tier
!At 195M/m² typical secondary — right at the luxury peer median — price appreciation depends on maintaining brand differentiation, not relative undervaluation
Watch items
?Grand Manhattan by Novaland (100 Cô Giang, District 1) is targeting Q3 2026 handover at ~145–175M/m² after HCMC resolved its land-use fee dispute in May 2026 — verify how this lower-entry District 1 alternative affects comparable resale pricing and leasing demand
?Visit the project on a weekday evening to assess ambient noise from surrounding entertainment venues — the on-the-ground experience differs substantially from a daytime viewing
?Management fees are ~28,800 VND/m²/month incl. VAT — confirm current service levels and any upcoming fee revisions with the building management before purchase
Unit Types
1BR
1 Beds · 1 Baths · 45–79 m²
9,5 tỷ – 12,5 tỷ
210 triệu/m²
Rent: 25 triệu - 38 triệu/mo
Singles & couples
2BR
2 Beds · 2 Baths · 72–85 m²
14,7 tỷ – 18,5 tỷ
210 triệu/m²
Rent: 40 triệu - 60 triệu/mo
Young families
3BR
3 Beds · 2 Baths · 109–129 m²
23 tỷ – 31 tỷ
210 triệu/m²
Rent: 60 triệu - 90 triệu/mo
Growing families
4BR
4 Beds · 3 Baths · 144–146 m²
32 tỷ – 45 tỷ
260 triệu/m²
Rent: 90 triệu - 110 triệu/mo
Growing families
Penthouse
4 Beds · 4 Baths · 234–497 m²
Under review
81,4 tỷ – 95 tỷ
365 triệu/m²
Growing families
Project Details
Developer
Hongkong Land & An Khang (NDC An Khang JSC)
Status
Delivered 2022
Total Units
515
Towers
2
Legal Information
Handover
2022-01
Construction Permit
Approved
Pink Book
Issued
Pink Book %
100%
Legal Notes
All 515 units have received individual pink books, with first batches transferred to residents from January 2024 and full coverage completed by end-2024. Long-term ownership for Vietnamese nationals; 50-year leasehold for foreign buyers under standard regulation. Co-developed by Hongkong Land and An Khang. No legal disputes or regulatory issues found as of June 2026.
Amenities
🏊 Pool♨️ Sauna🌳 Garden🧒 Play Area🔒 Security🏛️ Clubhouse🛎️ Concierge🅿️ Car Parking🏋️ Gym🏍️ Motorbike Parking
Ultra-high-net-worth Vietnamese professionals and C-suite expat executives. The resident mix skews toward senior corporate figures, diplomats, and affluent families seeking a prestigious District 1 address. A significant portion of units serve as corporate-leased residences for multinational executives.
Sub-zones
🏢
Tower A Apartment
0 listings
9,5 tỷ - 86 tỷ
175 triệu - 368 triệu/m²
🏢
Tower B Apartment
0 listings
9,5 tỷ - 86 tỷ
175 triệu - 368 triệu/m²
Notable Places
The Sky Club
Signature 25th-floor amenity complex featuring a 30m infinity lap pool, jacuzzi, sky gym, sauna, sky bar, library, and private dining room. Exclusive to residents with panoramic city views.
Growth Catalysts
✅District 1 pedestrian network expanded to 22 routes through 2025; further phases unconfirmed (2025)
🚧Thu Thiem named new HCMC government seat; major infrastructure push accelerates in 2026 (2028)
🚀Metro Line 2 (Bến Thành–Tham Lương) under construction; Hyundai Rotem trains contracted, targeting Q4 2030 (2030)
🚀Nguyen Hue–Le Loi underground commercial centre (VND 8,390B) in planning; no construction start confirmed (2030)
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This area scores 97 for Leisure Score · 93 for Family Score
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Delivered 2022
