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.
💰 6 tỷ – 81 tỷ📏 120 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 a standout strength here. EtonHouse International School is next door at 135m, and multiple international kindergartens and preschools cluster within a two-minute walk — making school-run logistics as straightforward as anywhere in HCMC.
92
Leisure Score
Excellent
Leisure options are outstanding immediately around the project. The surrounding streets are lined with well-reviewed independent cafés and casual dining, with Vincom Mega Mall Thao Dien nearby adding a full retail and restaurant destination.
66
Convenience
Good
Daily essentials are well-covered within walking distance. WinMart+ is a short walk away, and MM Mega Market and Tops Market are both within 600m — covering full grocery needs without a car trip.
74
Health
Good
Day-to-day medical access is solid. Samsung Sky Clinic is immediately next door at 105m, and several specialist clinics and pharmacies are within a short walk; major hospital care requires a trip outside the immediate ward.
100
Transit Access
Excellent
Transit access is exceptional — An Phú Metro Line 1 station is next door at 350m, providing direct car-free access to the District 1 corridor without transfers.
98
Commute Ease
Excellent
25 min to Q1 Bến Thành via MRT1. 11 min walk to metro station.
64
Nightlife
Good
Nightlife is genuinely active in the surrounding streets. Several well-reviewed bars and gastropubs concentrate within a five-minute walk, covering casual after-work drinks to late-night socializing — Thảo Điền has one of the more established expat bar scenes in HCMC's inner east.
0
Quietness
Below Avg
Noise is a genuine trade-off at The Nassim. The surrounding Thảo Điền streets host a dense concentration of bars and late-night venues that generate sustained ambient noise on evenings and weekends; the project's position on Đường 11 provides some separation from the main pedestrian corridors but does not eliminate it.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.6
🏠 Homeowner
Good
7.2
📈 Investor
Solid
Better for long-term living than for investing.
The Nassim is Thảo Điền's most privacy-focused luxury address — 238 units with private lift lobbies on a quiet riverfront lane, backed by a Hongkong Land JV and fully issued pink books. Entry prices carry a premium over the segment peer median, and the surrounding neighborhood has a genuine high-noise profile from the bar and café strip.
🏠 Homeowner
Value
6.7
Livability
8
Legal & delivery
8.7
Location & connectivity
7
📈 Investor
Value
6.7
Returns & exit
7.2
Legal & delivery
8.7
Location & demand
6.9
Why the scores differ
Homeowner: A compelling choice for homeowners seeking privacy and Saigon River views. Hongkong Land's execution — private lift lobbies, only 238 units, riverside podium amenities — is exceptional for the segment, and EtonHouse International School is literally next door. The trade-off is a high-noise neighborhood (Thảo Điền's bar and café strip) and a narrow access lane that floods after heavy rain; the building's podium structure mitigates the latter, but the ambient nightlife noise is real.
Investor: The rental case is solid but yields are capped at the luxury price point. C-suite expat demand in Thảo Điền is consistent, pink books are fully issued, and Metro Line 1 adds tenant appeal. The concern is pricing: recent resale snapshots show sharp apparent softening in 2BR and 3BR, though thin listing volumes mean a single new discounted listing can swing the snapshot; investors should verify current comp prices before acting.
Price & Market
Current Market Price
120 triệu/m²
📈+79% since launch
Market range
90 triệu – 185 triệu/m²
Unit price
6 tỷ – 81 tỷ
Rent
19 triệu – 250 triệu/mo
Launch price
67 triệu/m²
Est. Rental Yield3.7%
•🟢 Metro Line 1 has been operational since December 2024 with An Phú station directly accessible — this materially strengthens both owner-occupier livability and long-term rental demand from commuter-focused expat and professional tenants.
•🟢 HCMC's former-city secondary condo market rose 32% year-on-year in Q1 2026 (per CBRE, Q1 2026), providing a broadly supportive resale backdrop — The Nassim's ultra-low supply of 238 units positions it to benefit from a scarcity premium in that environment.
•🟡 Recent resale price snapshots for 2BR and 3BR reflect sharp apparent drops within a 6-day window — thin listing volumes in this niche segment mean a few new discounted listings can shift the snapshot materially; actual transaction prices may differ significantly from listing asking prices.
•🟡 Floating mortgage rates of 12–15% (Q1 2026, per CBRE) constrain the addressable buyer pool for luxury segments — a market-wide headwind that narrows demand for high-ticket resale listings, though cash buyers are less affected.
•🔴 Luxury rental yields are capped at roughly 3–4% at current secondary pricing — investors expecting returns above that should model carefully, as the niche C-suite tenant pool may require longer vacancy periods between tenants during softer market cycles.
Last updated: June 2026
Is this a good deal?
Project
Price
Distance
Nassim
120 triệu/m²
—
Gateway Thảo Điền
78 triệu/m²
0.3 km
Q2 Thảo Điền
145 triệu/m²
0.4 km
Masteri Thảo Điền
124 triệu/m²
0.4 km
Should you buy here?
Best for:
✓Expats seeking a quiet riverside address with EtonHouse International School next door
✓Wealthy buyers who prioritize privacy and very low floor-neighbour density
✓Families embedded in Thảo Điền's international school and expat community network
Not ideal for:
✗Buyers who need quietness or are sensitive to nighttime bar noise from surrounding streets
✗Families needing a large development with on-site parks and extensive recreation areas
Market Trends
The Nassim holds a niche luxury position in a recovering HCMC secondary market; thin listing volumes mean recent price snapshots can swing sharply, and buyers should independently verify current comp prices before transacting.
Decision Factors
Strengths
✓Private lift lobbies with only 2–3 units per floor — a rare privacy standard in HCMC's apartment market that eliminates shared corridor exposure entirely
✓Pink books fully issued and developed by Hongkong Land JV — the clearest legal and brand credentials in the Thảo Điền luxury tier
✓EtonHouse International School is next door at 135m, and multiple international kindergartens cluster within a two-minute walk — school-run logistics are as straightforward as they get in HCMC
✓Metro Line 1 An Phú station is next door — direct to District 1 in 25 minutes with no transfers, operational since December 2024
Tradeoffs
!High-noise neighborhood — Thảo Điền's bar and café strip surrounds the project, and the area's quietness score reflects consistently high ambient evening noise despite the building's quiet-lane position
!Small site (0.65 ha) with limited outdoor green space — the podium pool deck is well-appointed, but there are no on-site parks or substantial garden areas
!Luxury pricing at a premium to the segment peer median — secondary resale values carry a meaningful markup over larger-scale Thảo Điền alternatives
Watch items
?Recent 2BR and 3BR resale snapshots show sharp apparent drops (to 102–103M/sqm from 135–148M/sqm) within a 6-day window — verify current comp listings independently before buying or selling, as thin volumes in this niche market can produce misleading short-term figures
?Đường 11 access lane is a narrow one-way street that can flood after sustained heavy rain and congests when residents leave simultaneously — assess personal tolerance for this before purchasing
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
120 triệu/m²
Growing families
Penthouse
4 Beds · 4 Baths · 450–460 m²
Under review
48 tỷ – 81 tỷ
120 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
Developed by SonKim Land and Hongkong Land JV. Individual pink books have been issued per unit for all 238 residences — ownership is perpetual for Vietnamese citizens and 50-year leasehold for foreign buyers per Vietnamese law. Under the 2024 Land Law effective January 2025, existing pink books remain fully valid without re-issuance. No legal disputes or encumbrances identified as of June 2026 search. Transfer procedures are straightforward per broker accounts.
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 the international school cluster in Thảo Điền. The project's profile skews toward owner-occupiers 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
6 tỷ - 81 tỷ
90 triệu - 185 triệu/m²
🏢
Tower B Apartment
0 listings
6 tỷ - 81 tỷ
90 triệu - 185 triệu/m²
🏢
Tower C Apartment
0 listings
6 tỷ - 81 tỷ
90 triệu - 185 triệu/m²
🏢
Tower D Apartment
0 listings
6 tỷ - 81 tỷ
90 triệu - 185 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)
More in the app
Track this project with heatmaps, price history, saved searches, and project updates in one place.
This area scores 92 for Leisure Score · 80 for Family Score
Explore Vietnam
