Delivered 2024

The Sholi Binh Tan – Commercial Townhouses in Binh Tan District

Name: Sholi
Address: VN

Hải Thành

90 freehold commercial townhouses with individual red books on An Dương Vương — Bình Tân's main commercial artery — offering six-level live-work design with street-level retail income potential in a secure compound.

💰 11 tỷ – 35,6 tỷ📏 40 triệu/m²🏗️ Delivered 2024🏢 90 units

The Sholi is a 90-unit commercial townhouse compound on 1.45 hectares at 311 An Dương Vương, An Lạc Ward, Bình Tân — one of western Ho Chi Minh City's busiest commercial corridors. Developed by Hải Thành and distributed by DKRA Realty, each six-level unit (ground floor, mezzanine, three upper floors, rooftop terrace, and attic) integrates street-level retail or business space on the lower floors with residential living above. Individual red books (sổ đỏ riêng) are issued for each unit.

Neighborhood

79

Family Score

Good

Family appeal is good for the address. Lý Chiêu Hoàng Park is next door and serves as the primary outdoor space, while Royal School's Phú Lâm campus — a ranked bilingual school — is 1.1 km away, and multiple tutoring and language centres are within 700 m.

85

Leisure Score

Excellent

Lifestyle options are strong for a compact commercial compound. A mix of cafés, casual dining, and fitness venues sits within walking distance, with AEON Mall Bình Tân nearby for broader retail and entertainment needs.

72

Convenience

Good

Daily convenience is solid. A Bách Hóa Xanh supermarket sits next door, and additional supermarkets and convenience stores are within easy walking distance for everyday grocery and household needs.

54

Health

Average

Medical access is practical for the area. Triều An Hospital is nearby and handles general inpatient care, with specialist clinics — including women's health and pediatric facilities — within 750 m for routine outpatient needs.

78

Transit Access

Good

Bus access is the transit strength here. Bến Xe Miền Tây — the city's main western inter-city bus terminal — is within 600 m, offering a range of urban and inter-provincial bus routes within walking distance. The nearest metro station is 8.5 km away.

52

Commute Ease

Average

57 min to Q1 Bến Thành via 101 → 39. 7 min walk to bus stop, 1 transfer.

36

Nightlife

Below Avg

Nightlife options exist but are modest in scope. A small cluster of beer gardens, a nightclub, and karaoke venues are within 1.3 km, though there is no concentrated late-night entertainment district within walking distance.

34

Quietness

Below Avg

Noise exposure is high at this address. An Dương Vương is a major urban commercial artery with significant peak-hour traffic, and several local bars, karaoke venues, and a beer garden within 700–900 m add to the ambient sound level — buyers sensitive to noise should plan site visits during evening hours.

Domo Scores™

6.9

🏠 Homeowner

Solid

6.7

📈 Investor

Solid

Balanced for both homeowners and investors.

A delivered, freehold commercial townhouse on Bình Tân's main commercial artery — the An Dương Vương address delivers genuine commercial lease potential and clean legal title, but buyers should expect high ambient noise, minimal internal green space, and a narrower resale pool than comparable apartments.

🏠 Homeowner

Value

6

Livability

6.2

Legal & delivery

8.7

Location & connectivity

7

📈 Investor

Value

6

Returns & exit

6.2

Legal & delivery

8.7

Location & demand

6.9

Why the scores differ

Homeowner: Livable for the right buyer, but with genuine compromises. The compound sits on one of western HCMC's busiest commercial arteries — AEON Mall Bình Tân is 1.2 km away, Triều An Hospital is nearby, and Lý Chiêu Hoàng Park is adjacent — but An Dương Vương noise and seasonal flood risk in An Lạc ward are real quality-of-life factors. The six-level design suits homeowners running a business on the lower floors; buyers seeking a quiet, green residential compound will find the commercial-first layout a poor match.

Investor: A commercial lease income story, not a capital gain play. Ground-floor retail on a 32m arterial can support a steady tenant pool, and individual red books for all 90 units simplify exit. The risk is a narrower buyer pool than apartments and reported secondary price softness from launch — investors should verify current comparable listings on An Dương Vương before underwriting any resale gain assumption.

Price & Market

Current Market Price

40 triệu/m²

📉 -7% since launch

Market range	35 triệu – 45 triệu/m²
Unit price	11 tỷ – 35,6 tỷ
Rent	55 triệu – 70 triệu/mo
Launch price	43 triệu/m²

Est. Rental Yield3.2%

•🟢 Individual red books issued for all 90 units — legal clarity is a genuine differentiator in Bình Tân's commercial townhouse market, where collective or pending title is common.
•🟢 Ground-floor retail on An Dương Vương supports commercial tenant demand — a 32m arterial with sustained foot traffic commands premium rents versus interior-compound units.
•🟡 Metro Line 2 (Bến Thành–Tham Lương) is a forward infrastructure catalyst that could improve location demand over time, but commercial operation remains several years away.
•🔴 Secondary resale prices have reportedly softened from primary launch levels — the buyer pool for commercial townhouses is narrower than apartments, and resale depth in a 90-unit compound should be verified via current comps before purchase.

Last updated: June 2026

Is this a good deal?

🟢 ~17% cheaper than comparable projects

Project	Price	Distance
Sholi	40 triệu/m²	—
AIO City	Lower — apartments from ~40–55M VND/m²; shophouses at lower total value	Tên Lửa, Bình Tân — approx. 2 km northwest; mixed-use with 4 apartment towers and retail podium
The Privia	Similar range — apartments at ~55–65M VND/m²; no shophouse product	Adjacent on An Dương Vương — 1,922 apartments by Khang Điền; different product type
Western Capital	Lower — apartments from ~30–45M VND/m²; large township scale	Bình Trị Đông, Bình Tân — larger mixed-use township with retail podium; approx. 3 km

Should you buy here?

Best for:

✓Small business owners wanting a live-work base on An Dương Vương's commercial strip
✓Families combining active ground-floor commercial use with upper-floor residential living

Not ideal for:

✗Buyers seeking a quiet, amenity-rich residential compound with large green space
✗Families with no commercial use plans — design and noise environment are not suited for pure residential living

Market Trends

Western HCMC shophouse resale pricing is mixed; freehold commercial units on An Dương Vương maintain commercial lease demand, but secondary prices at Sholi have reportedly softened from primary launch levels — buyers should benchmark against current comparable listings.

Decision Factors

Strengths

✓Individual red books issued for all 90 units — maximum freehold security from contract stage
✓An Dương Vương frontage on a 32m commercial artery with high foot and vehicle traffic supports ground-floor tenant demand
✓Lý Chiêu Hoàng Park is adjacent, Triều An Hospital is nearby (~510 m), and AEON Mall Bình Tân is 1.2 km away — practical daily infrastructure for residents

Tradeoffs

!High ambient noise from An Dương Vương commercial traffic and nearby bars and karaoke venues — not suited for noise-sensitive households
!Seasonal flood risk in An Lạc ward affects ground-floor commercial space during heavy rain — drainage upgrades are under way but not complete

Watch items

?Secondary resale prices have reportedly declined significantly from launch — verify current comparable listings on An Dương Vương before committing
?No named management company confirmed for the compound — verify operational management quality and ongoing maintenance fees before purchase

Project Details

Developer	Hải Thành
Status	Delivered 2024
Total Units	90

Legal Information

Launch Date	2023
Handover	2024-11
Construction Permit	Approved
Pink Book	Issued
Pink Book %	100%
Legal Notes	Individual red books (sổ đỏ riêng từng nền) were issued for each of the 90 land plots prior to groundbreaking in April 2023, giving buyers freehold land title from contract stage. Construction permit was approved before works commenced. Project distributed exclusively by DKRA Realty. No public information found on a named management company; searched The Sholi quản lý and Hải Thành quản lý dự án without a confirmed result.

Amenities

👨‍👩‍👧 Family: Lý Chiêu Hoàng Park is approximately 500 m from the compound entrance — the primary green space for daily use. Hoa Đào Kindergarten, Lê Công Phép Primary School, and THPT Bình Phú are within 1 km. Triều An Hospital and Minh Anh International Hospital are within 1.5 km.

🏋️ Fitness: On-site amenities include a swimming pool, fitness centre, yoga room, and children's play area within the compound's landscaped internal spaces. Two internal parks (totalling approx. 155 m²) provide additional outdoor relaxation areas.

🏖️ Lifestyle: An Dương Vương's commercial strip places dozens of restaurants, cafés, and retail outlets within walking distance of the compound. AEON Mall Bình Tân (approx. 2.5 km), MM Mega Market Bình Phú, and Galaxy Cinema Kinh Dương Vương offer comprehensive shopping and entertainment for residents.

🛒 Convenience: Car and motorbike parking are provided within the compound. Bến Xe Miền Tây — HCMC's main western inter-city bus terminal — is approximately 1 km away, providing public transport links to the Mekong Delta and neighbouring provinces. Kiến Đức 2 Market is immediately adjacent for daily grocery needs.

🏊 Pool🌳 Garden🧒 Play Area🔒 Security🧘 Yoga🏛️ Clubhouse🅿️ Car Parking🏋️ Gym🏍️ Motorbike Parking

Location & Commute

Explore on map

Sholi

29 min

District 1 CBD

40 min

Tân Sơn Nhất Airport

77 min

Long Thành Airport

CBD (peak)	40 min
CBD (off-peak)	29 min
Airport (peak)	46 min
Airport (off-peak)	40 min
Long Thành (peak)	93 min
Long Thành (off-peak)	77 min

🚇

Metro

Le Thi Rieng Station (Line 2)

8.5km

🛍️

Mall

AEON MALL Binh Tan

Nearby

🛒

Supermarket

Siêu Thị Bách Hóa Xanh Privia Khang Điền

Next door

🏫

Schools

Albert Einstein School

3.2km

🏥

Hospitals

Bệnh viện Triều An

Nearby

🌳

Park

Công Viên Chung Cư Lý Chiêu Hoàng

Next door

Major Roads

An Dương VươngPhan Đình ThôngKinh Dương VươngVõ Văn Kiệt Boulevard

🔇 High Noise🌊 Low Flood🛣️ Not Near Highway

The compound draws small business owners, entrepreneurs, and commercial investors seeking live-work properties on Bình Tân's main commercial strip. The An Dương Vương address attracts buyers who value street-level commercial income — retail, food and beverage, or service businesses — alongside residential space on upper floors. Proximity to Bến Xe Miền Tây and the western market corridor supports a buyer profile oriented toward western HCMC trade and logistics.

Things to consider (not deal breakers)

⚠️ Traffic

An Dương Vương experiences significant peak-hour congestion, particularly between Kinh Dương Vương a...

An Dương Vương experiences significant peak-hour congestion, particularly between Kinh Dương Vương and the Phan Đình Thông intersection. Traffic backing up near AEON Mall Bình Tân (approximately 2.5 km northeast) can add 10–20 minutes to eastbound commutes during morning peak.

→ Phan Đình Thông provides an alternative access route for residents, reducing dependence on the main An Dương Vương frontage during peak congestion. Bến Xe Miền Tây (approx. 1 km) offers public transport links that reduce car dependency for daily trips.

🌊 Flood Risk

An Lạc ward sits within a Bình Tân zone that historically experienced seasonal flooding due to low-l...

An Lạc ward sits within a Bình Tân zone that historically experienced seasonal flooding due to low-lying terrain and limited drainage capacity. The area has seen drainage improvement works in recent years, but some street-level flooding during heavy rain events remains possible.

→ The six-level structure ensures residential floors are well above any street-level flooding. Monitoring the completion of municipal drainage upgrades in An Lạc before purchase is advisable for ground-floor commercial tenants.