The only completed luxury condo in Thảo Điền with private lift lobbies per unit — 238 residences across 4 towers on a quiet riverfront lane, developed by Hongkong Land.
💰 4,07 tỷ – 81 tỷ📏 105 triệu/m²🏗️ Delivered 2018🏢 238 units
The Nassim Thảo Điền is a 238-unit ultra-low-density luxury condominium developed jointly by SonKim Land and Hongkong Land, set on 6,464 m² in a quiet riverside enclave in Thảo Điền, Thủ Đức. Four 29-floor towers deliver just 2–3 units per floor, each with private lift lobbies — a concept rare in Vietnam at launch — and full-height windows capturing panoramic Saigon River views. A 4th-floor podium amenity deck serves all residents, featuring a 25m lap pool with aqua fountain walkway, wellness suites, and social facilities.
Neighborhood
80*
Family Score
Excellent
Family appeal is strong. EtonHouse International School is next door and a dense cluster of preschools and kindergartens sits within about 150 m, so early-years drop-offs can be done on foot.
92
Leisure Score
Excellent
Lifestyle options are a clear strength. Vincom Mega Mall - Thao Dien, one of HCMC's major malls, is about 420 m away, and the surrounding streets are dense with cafés and neighborhood restaurants.
66
Convenience
Good
Daily convenience is solid. Convenience stores and a supermarket are a short walk away, and MM Mega Market An Phu, with over 13,000 reviews, is about 540 m away for bulk shopping.
74
Health
Good
Everyday medical access is solid. A general clinic is next door, with dental clinics and pharmacies within about 450 m, while hospital care means a trip to Gia Dinh People's Hospital, about 2.8 km away.
100
Transit Access
Excellent
An Phú station on Metro Line 1 is next door at about 350 m, with several bus stops within 340-430 m.
98
Commute Ease
Excellent
25 min to Q1 Bến Thành via MRT1. 11 min walk to metro station.
64
Nightlife
Good
Nightlife is solid for a residential address. A cluster of cocktail bars and gastropubs sits within about 500 m, giving evenings out on foot without leaving Thảo Điền.
0
Quietness
Below Avg
Quietness is a clear weakness: ambient noise is rated high. Several bars and late-night venues sit within a few hundred metres, and the back-lane setting off Hanoi Highway limits traffic noise but not venue activity.
* 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 private, low-density riverside address from a Hongkong Land joint venture, delivered in 2018 with pink books issued and Metro Line 1 and the international-school cluster within a short walk. The tradeoffs are a narrow one-way access lane, street-flooding history and high ambient noise for homeowners, and a thin 238-unit resale market with tickets of about 6-28B VND for investors.
🏠 Homeowner
Value
7.2
Livability
7.8
Legal & delivery
8.7
Location & connectivity
7
📈 Investor
Value
7.2
Returns & exit
7.5
Legal & delivery
8.7
Location & demand
6.9
Why the scores differ
Homeowner: A good choice for homeowners who want privacy and a short walk to the metro and international schools. It was delivered in 2018 by a Hongkong Land joint venture with pink books issued, and is priced slightly under comparable upper-mid Thảo Điền stock. The compromises are a narrow one-way access lane, street flooding in heavy rain, high ambient noise from the surrounding bars, and limited outdoor green space on a small site.
Investor: The case rests on expat rental demand and a proven location, not on a discount. Rent and resale listings both exist and indicative gross yields look like roughly 4-5%, but with only 238 units and tickets of about 6-28B VND for 1-3BR, the resale market is thin and asking prices swing between snapshots.
Price & Market
Current Market Price
105 triệu/m²
📈+57% since launch
Market range
74 triệu – 120 triệu/m²
Unit price
4,07 tỷ – 81 tỷ
Rent
19 triệu – 250 triệu/mo
Launch price
67 triệu/m²
Est. Rental Yield3.8%
•🟢 Delivered in 2018 with pink books issued at 100% and no disputes found in the October 2026 legal check, so legal and delivery risk is minimal
•🟢 Metro Line 1 has run since December 2024 and carried about 20.5 million passengers in 2025, Ring Road 3's Thu Duc elevated section opened in December 2025, and Thảo Điền sits in Zone 1 of Thu Duc's master plan to 2040
•🟡 At about 105M/m² the project prices roughly 5% under the upper-mid peer median of 110M/m², but resale snapshots vary from about 74M to 103M/m² on thin samples, so pricing is hard to benchmark
•🟡 According to CBRE (May 2026), former-HCMC condo secondary prices averaged about 67M/m² (+32.3% year-on-year) with 76% absorption, while floating mortgage rates of 12-15% are the main demand headwind; Nassim's ask sits well above the city average, so its buyer pool is narrow and less leveraged
•🔴 The narrow one-way Đường 11 lane, school-run congestion, a history of street flooding and high ambient noise are daily-life constraints that are unlikely to ease given the surrounding built-up lanes
Last updated: October 2026
Is this a good deal?
🟢 ~8% cheaper than comparable projects
Project
Price
Distance
Nassim
105 triệu/m²
—
Gateway Thảo Điền
78 triệu/m²
0.3 km
Q2 Thảo Điền
145 triệu/m²
0.4 km
Masteri Thảo Điền
120 triệu/m²
0.4 km
Should you buy here?
Best for:
✓Expat and executive families who want a short walk to the international school cluster
✓Homeowners who value privacy and low density, with private lift lobbies and a lightly shared podium deck
Not ideal for:
✗Buyers who want a large amenity estate or generous outdoor green space
✗Light sleepers who need a quiet, low-activity neighborhood
Market Trends
Resale asks for 2BR and 3BR cluster near 102-103M/m², about 5% under the upper-mid peer median, and the latest snapshots are too thin to call a trend.
Decision Factors
Strengths
✓Ultra-low density: 238 units in four towers on 6,464 m² at roughly 30% site coverage, with 2-3 units per floor and private lift lobbies
✓Clean legal and delivery record: handed over in 2018, pink books issued at 100%, and no new filings or disputes found in the October 2026 legal check
✓Strong walkable location: Metro Line 1 An Phú station and Vincom Mega Mall - Thao Dien are within about 420 m, and EtonHouse International School is next door
✓Priced about 5% under the upper-mid peer median (105M against 110M/m²) for a low-density, river-view product
Tradeoffs
!Daily-life friction: the Đường 11 access lane is narrow and one-way, Thảo Điền's internal streets congest at school-run hours, and the area has a history of street flooding after heavy rain
!Ambient noise is rated high from the surrounding bar and café scene, so the location's lifestyle strength comes with little quiet
!Small site: amenities are concentrated on one 4th-floor podium deck with limited outdoor green space
Watch items
?Resale pricing is hard to benchmark: 2BR and 3BR snapshots sit near 102-103M/m² while a thin, low-confidence all-bedroom sample shows about 74M/m², so buyers should verify closed comparables before bidding
?Visit in heavy rain and at school-run hours to test the Đường 11 lane for flooding and queuing, and in the evening to judge noise by tower and floor
?No resident-review digest was available, so parking ratio, management responsiveness and water or lift reliability should be confirmed directly with the management company
Unit Types
1BR
1 Beds · 1 Baths · 55–60 m²
6 tỷ – 10 tỷ
155 triệu/m²
Rent: 19 triệu - 30 triệu/mo
Singles & couples
2BR
2 Beds · 2 Baths · 84–96 m²
7 tỷ – 15,6 tỷ
120 triệu/m²
Rent: 33 triệu - 46 triệu/mo
Young families
3BR
3 Beds · 2–3 Baths · 119–200 m²
12 tỷ – 27,9 tỷ
110 triệu/m²
Rent: 47 triệu - 110 triệu/mo
Growing families
4BR
4 Beds · 3–4 Baths · 136–240 m²
Under review
33 tỷ – 40 tỷ
105 triệu/m²
Growing families
Penthouse
4 Beds · 4 Baths · 450–460 m²
Under review
48 tỷ – 81 tỷ
105 triệu/m²
Rent: 110 triệu - 250 triệu/mo
Growing families
Project Details
Developer
SonKim Land & Hongkong Land
Status
Delivered 2018
Total Units
238
Towers
4
Legal Information
Launch Date
2015
Handover
2018-Q1
Construction Permit
Approved
Pink Book
Issued
Pink Book %
100%
Legal Notes
Searched pink book, permit and developer legal status in Oct 2026; no new filings or disputes found. Delivered 2018 by the SonKim Land and Hongkong Land JV; pink books issued to residents.
Amenities
👨👩👧Family: On-site children's pool and play area. ISHCMC and the German International School are within a 10-minute walk, making Thảo Điền's international school cluster directly accessible on foot — unusual for HCMC.
🏋️Fitness: The 4th-floor wellness suite includes a 25m lap pool with aqua-fountain floating walkway, children's pool, jacuzzi alcove, sauna, fully equipped gym, and a yoga room — all shared across only 238 units, meaning genuine availability even on weekday mornings.
🏖️Lifestyle: A poolside pavilion and BBQ terrace on the 4th-floor deck anchor the social offering. Thảo Điền's expat restaurant strip on Nguyễn Văn Hưởng — a 5-minute walk — adds dining and retail without needing a car.
🛒Convenience: Two basement levels for resident parking; 24/7 security; concierge service in each tower lobby. Private lift lobbies mean residents rarely share lift space with strangers — a meaningful privacy feature at this density.
🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🅿️ Car Parking🏍️ Motorbike Parking
Hanoi Highway — the primary arterial connecting Thảo Điền and Thu Thiem to the city center via the Saigon BridgeNguyễn Văn Hưởng Street — the main residential spine running through Thảo Điền ward with access to international schools and retailĐường 11 — a quiet back lane ending at the Saigon River embankment, shielded from highway noise
🔇 High Noise🌊 Low Flood🛣️ Near Highway
Predominantly senior expatriates, wealthy overseas Vietnamese and high-income Vietnamese executives who value privacy, low unit density and proximity to Thảo Điền's international school cluster. The profile skews toward homeowners and long-term renters rather than short-stay investors.
Things to consider (not deal breakers)
⚠️ Traffic
Thảo Điền's internal lanes — particularly the junction of Nguyễn Văn Hưởng and Trần Não — congest he...
Thảo Điền's internal lanes — particularly the junction of Nguyễn Văn Hưởng and Trần Não — congest heavily during school run hours (7–8 am, 3–5 pm), adding 15–25 minutes to trips toward the Saigon Bridge. The Đường 11 approach to The Nassim itself is a narrow one-way lane that can bottleneck when residents leave simultaneously.
→ Residents with flexible schedules can avoid peak congestion by departing before 7 am or after 9 am. Metro Line 1's Thảo Điền station offers a car-free alternative to Bến Thành and District 1, operational since December 2024. The Thu Thiem Tunnel remains an alternative driving route to District 1, bypassing the Saigon Bridge entirely.
🌊 Flood Risk
Thảo Điền sits on low-lying land along the Saigon River with a known history of street flooding afte...
Thảo Điền sits on low-lying land along the Saigon River with a known history of street flooding after heavy rain, particularly on Trần Não and lower Nguyễn Văn Hưởng. Đường 11 — the project's access lane — is at marginally higher elevation than the surrounding ward streets but is not immune to surface flooding after sustained downpours.
→ The building itself sits above ground-floor flood risk given its podium structure and 2-level basement. Street-level flooding on Đường 11 is typically short-lived and does not affect upper floors or the parking structure.
Sub-zones
🏢
Tower A Apartment
0 listings
4,07 tỷ - 81 tỷ
74 triệu - 120 triệu/m²
🏢
Tower B Apartment
0 listings
4,07 tỷ - 81 tỷ
74 triệu - 120 triệu/m²
🏢
Tower C Apartment
0 listings
4,07 tỷ - 81 tỷ
74 triệu - 120 triệu/m²
🏢
Tower D Apartment
0 listings
4,07 tỷ - 81 tỷ
74 triệu - 120 triệu/m²
Notable Places
Penthouse Sky Deck with Private Pools
Two signature penthouses (450+ m² each) occupy the top floors with private rooftop pools, saunas, and sky-deck BBQ terraces. Private residential pools at this height — directly above the Saigon River — are exceptionally rare in HCMC's apartment stock.
Podium Aqua Deck & 25m Lap Pool
The 4th-floor podium pool complex pairs a 25m lap pool with an aqua-fountain floating walkway and a poolside pavilion. With only 238 units sharing the facility, lane availability is consistently high — a meaningful advantage over comparable Thảo Điền projects with 500+ units using similar-sized pools.
Reading Room
A dedicated reading room within the podium amenity deck — a feature found in fewer than 10% of HCMC condos at any segment. In a building with only 238 units, it functions as a quiet alternative to the clubhouse rather than a token amenity.
Wellness Suite — Sauna, Jacuzzi & Yoga
The 4th-floor wellness suite combines a sauna room, jacuzzi alcove, and dedicated yoga room within the podium amenity deck. A standalone wellness floor at this scale is uncommon in Thảo Điền condos below the ultra-luxury tier.
Projects by Developer
Galleria
Growth Catalysts
✅Ring Road 3 Thu Duc elevated section operational Dec 2025; full 76.3 km ring delayed beyond June 2026 (2025)
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This area scores 92 for Leisure Score · 80 for Family Score
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