The only large riverside compound in Thảo Điền with Saigon River exposure on two sides, a 28% building density, and the highest expat tenant concentration in the sub-area.
💰 4,6 tỷ – 30 tỷ📏 70 triệu/m²🏗️ Delivered 2014🏢 1008 units
Tropic Garden is a riverside apartment complex by Novaland in An Khánh ward (formerly Thảo Điền), set on 2.3 hectares with five 27-storey towers and 1,008 apartments. The site borders the Saigon River on two sides, giving most units unobstructed water views. Completed in phases between 2014 and 2016, it has become the anchor expat residential address in the Thảo Điền sub-area, partly due to its proximity to British International School and La Petite Ecole.
Project news
Novaland names Tropic Garden 1 in 2026 pink book plan for 4,347 HCMC certificates
Legal · May 2026 · tuoitre.vn
Neighborhood
78*
Family Score
Good
Family appeal is strong because several international schools sit within walking range. The International French School of Ho Chi Minh City is next door, and the British International School Junior Campus, one of HCMC's top private primary schools, is about 650 m away.
93
Leisure Score
Excellent
Lifestyle appeal is very strong, with a dense mix of cafes, neighborhood restaurants and fitness studios all within a few hundred metres. Most everyday leisure is a short walk from the gate, with Sense City mall 1.7 km away for larger outings.
67*
Convenience
Good
Daily essentials are well covered. An Aeon Citimart sits within the development, and the larger Co.opmart Cong Quynh is about 750 m away for bigger shops, though the nearest mall is 1.7 km off.
64
Health
Good
Medical access is adequate for routine care but hospital care is a drive away. Clinics and pharmacy chains lie roughly 700 m to 1 km out, and Vinmec Central Park International Hospital is 2.3 km away.
39
Transit Access
Below Avg
Walking access to transit is modest: Thao Dien Station on MRT Line 1 is 1.8 km away and the Eastern Bus Station about 1.9 km, so the metro is a short ride rather than a walk.
82
Commute Ease
Excellent
37 min to Q1 Bến Thành via 153 → MRT1. 8 min walk to bus stop, 1 transfer.
45
Nightlife
Average
Nightlife is moderate: a handful of bars, a sports bar and a jazz venue sit within about 650 m. It is a restaurant-led evening scene rather than a dedicated late-night district.
0
Quietness
Below Avg
Quietness is the area's main weakness; ambient noise is rated high. Bars and late-night restaurants cluster within a few hundred metres, and the main Nguyen Van Huong artery adds traffic noise.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.4
🏠 Homeowner
Solid
7.2
📈 Investor
Solid
Balanced for both homeowners and investors.
An established riverside expat address beside Thao Dien's international schools, priced around 70M/m2, roughly 8% above mid-segment peers. The trade-offs are a high-noise setting, congested peninsula exits, a 2014-2016 build, and Tower A (about 388 units) still awaiting pink books, which buyers should verify before committing.
🏠 Homeowner
Value
6.7
Livability
7.6
Legal & delivery
7.9
Location & connectivity
7.3
📈 Investor
Value
6.7
Returns & exit
7.4
Legal & delivery
7.9
Location & demand
6.9
Why the scores differ
Homeowner: A solid choice for homeowners who want school-adjacent riverside living with a walkable daily routine. The International French School is next door, an Aeon Citimart is inside the development and density is a low 28%. The trade-offs are high ambient noise, congested peninsula exits at rush hour, 2014-2016 interiors, and Tower A units still awaiting pink books.
Investor: A mature expat-rental case with a working resale market, held back by title and pricing questions. Long-term tenants tied to the nearby international schools support gross yields of roughly 4%, but about 388 Tower A units still lack pink books and resale asks have just risen sharply on thin data. Verify title and recent comparable sales before paying a premium.
Price & Market
Current Market Price
70 triệu/m²
📈+198% since launch
Market range
63 triệu – 110 triệu/m²
Unit price
4,6 tỷ – 30 tỷ
Rent
14 triệu – 140 triệu/mo
Launch price
23,5 triệu/m²
Est. Rental Yield5.3%
•🟡 Canonical pricing sits around 70M/m2, about 8% above the mid-segment peer median of 65M/m2 across 28 peers: a modest premium for river frontage and school proximity rather than a discount.
•🟡 Resale snapshots for 2BR and 3BR rose sharply (+33% and +26%) from wide earlier ranges. CBRE (May 2026) reports former-HCMC condo secondary prices up 32.3% y-o-y in Q1 2026, which is directionally consistent, but the project snapshots are thin and need comparable-sale checks.
•🔴 About 61% of units have pink books and Tower A (about 388 units) is still waiting; this narrows the buyer and mortgage pool for those units, and CBRE (May 2026) flags floating mortgage rates of 12-15% as the main headwind to demand.
•🟢 The project is fully handed over (2016) and supported by a long-term expat tenant base; listing ranges imply roughly 3.5-4.5% gross rental yield.
•🟡 The An Khanh pedestrian bridge is under construction but missed its 2 September 2026 opening target with no confirmed new date, so it remains an unconfirmed upside rather than a priced-in catalyst.
Last updated: October 2026
Is this a good deal?
🟢 ~30% cheaper than comparable projects
Project
Price
Distance
Tropic Garden
70 triệu/m²
—
River Garden
99 triệu/m²
0.2 km
Xi Riverview Palace
85 triệu/m²
0.4 km
D'Edge
118 triệu/m²
0.4 km
Should you buy here?
Best for:
✓Expat or international-school families who want to walk to school
✓Homeowners who want Saigon River views below luxury pricing
✓Homeowners who value walkable cafes, dining and a low-density compound
Not ideal for:
✗Daily District 1 commuters, who face 30-45 minutes at peak hour
✗Light sleepers or anyone wanting a quiet street
✗Buyers expecting post-2020 finishes
Market Trends
Resale asks for 2BR and 3BR rose sharply in the latest snapshots, but with the project's typical price around 70M/m2 the move is unconfirmed until comparable sales support it.
Decision Factors
Strengths
✓International-school cluster within walking range: the International French School is next door, AHS Thao Dien is about 290 m away and BIS Junior Campus about 650 m, which anchors long-term expat tenancy.
✓Low 28% density on 2.3 ha with Saigon River frontage on two sides, about one car space per unit and a full amenity set including a 570 m2 shared pool.
✓Walkable daily life: an Aeon Citimart sits within the development and a deep cafe, dining and fitness strip is a few hundred metres away.
✓Fully delivered and handed over by 2016, so there is no construction-stage risk.
Tradeoffs
!Noise is rated high, with bars and late-night restaurants within a few hundred metres and the main Nguyen Van Huong artery nearby.
!The peninsula has only two major exits; peak-hour delays of 15-30 minutes are typical, and the trip to Q1 Bến Thành takes about 37 minutes by bus and MRT1 with one transfer.
!2014-2016 construction with dated interiors and a maintenance fee of 13,000-15,000 VND/m2/month.
Watch items
?Pink books cover about 61% of units. Tower A (about 388 units across A1 and A2) is still awaiting title; Novaland named Tropic Garden 1 in its May 2026 issuance plan, but no completion has been confirmed. Verify status with the developer before transacting.
?Resale asks for 2BR (about 55M to 73M/m2) and 3BR (about 54M to 68M/m2) jumped between the April and June 2026 snapshots, and earlier ranges were wide. Check recent comparable sales rather than anchoring on asking prices; the single ~100M/m2 snapshot is low-confidence.
?The An Khanh pedestrian bridge missed its September 2026 opening target with no confirmed new date; do not price it into a purchase.
Unit Types
2BR
2 Beds · 2 Baths · 65–88 m²
4,6 tỷ – 6,9 tỷ
73 triệu/m²
Rent: 14 triệu - 24 triệu/mo
Young families
3BR
3 Beds · 2 Baths · 86–153 m²
6 tỷ – 8,8 tỷ
68 triệu/m²
Rent: 21 triệu - 38 triệu/mo
Growing families
4BR
4 Beds · 3 Baths · 207 m²
Under review
≈ 14,49 tỷ est.
70 triệu/m²
Growing families
Duplex
4–5 Beds · 3–4 Baths · 220–411 m²
Under review
≈ 15,4 tỷ – 28,77 tỷ est.
70 triệu/m²
Growing families
Penthouse
4–5 Beds · 3–4 Baths · 220–411 m²
Under review
15 tỷ – 30 tỷ
70 triệu/m²
Rent: 75 triệu - 140 triệu/mo
Growing families
Project Details
Developer
Novaland Group
Status
Delivered 2014
Total Units
1008
Towers
5
Legal Information
Launch Date
2012
Handover
2014
Construction Permit
Approved
Pink Book
Partial
Pink Book %
61%
Legal Notes
All five towers handed over by July 2016. Pink books issued for Towers B and C; Tower A (approx. 388 units across blocks A1 and A2) still awaiting title per the latest sources found (Oct 2026 search found no confirmation of Tower A completion). Novaland named Tropic Garden 1 in its May 2026 pink book issuance plan (4,347 certificates citywide). Tower A buyers should verify current pink book status with the developer before transacting.
Amenities
👨👩👧Family: Children's playground between towers within a gated perimeter. BIS and La Petite Ecole are within 1.5 km — close enough for a school run without a car on most days.
🏋️Fitness: 570m² shared outdoor pool is the main fitness draw and one of the larger residential pools in Thảo Điền. Gym, yoga studio, and sauna on-site. Landscaped jogging paths loop through the grounds.
🏖️Lifestyle: Ground-floor café, restaurant, and convenience store handle daily needs without leaving the compound. Outdoor BBQ stations and dining terraces alongside the river frontage create genuinely used social spaces.
🛒Convenience: 2-3 underground parking levels provide approximately one space per apartment — genuinely unusual in Thảo Điền where parking is a chronic shortage. On-site laundry service and parcel handling.
🏊 Pool♨️ Sauna🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🧘 Yoga🅿️ Car Parking🏋️ Gym🏍️ Motorbike Parking
Nguyen Van Huong Street — main Thao Dien artery, 500m from project gateHanoi HighwayTran Ngoc Dien Street — connects to Song Hanh Expressway on-ramp
🔇 High Noise🌊 Low Flood🛣️ Not Near Highway
Predominantly expat, with Western, Korean and Japanese professionals working in central Saigon on long-term leases tied to the nearby international schools. Vietnamese homeowners living in their units are a minority but a growing share.
Things to consider (not deal breakers)
⚠️ Traffic
Nguyen Van Huong Street and the two bridges linking Thao Dien to the mainland (An Khanh and Ghenh Br...
Nguyen Van Huong Street and the two bridges linking Thao Dien to the mainland (An Khanh and Ghenh Bridges) bottleneck during morning rush. The peninsula has only two major road exits — peak-hour delays of 15-30 min are typical.
→ Leaving before 7am or after 8:30am avoids the worst congestion. Many tenants work from home part-time, which reduces commute frequency significantly.
🌊 Flood Risk
Riverside location at moderate elevation — light surface flooding on Duong 66 during heavy rain, typ...
Riverside location at moderate elevation — light surface flooding on Duong 66 during heavy rain, typically receding within 1-2 hours. Internal compound drainage is adequate; serious inundation inside the gates is rare.
→ Ground-floor lobbies and retail areas sit above street level, keeping the compound dry even when Duong 66 experiences brief surface flooding after heavy rain.
Sub-zones
🏢
b_tropic_garden_a1
0 listings · 194 units
4,6 tỷ - 30 tỷ
63 triệu - 110 triệu/m²
🏢
b_tropic_garden_a2
0 listings · 194 units
4,6 tỷ - 30 tỷ
63 triệu - 110 triệu/m²
🏢
b_tropic_garden_b
0 listings · 232 units
4,6 tỷ - 30 tỷ
63 triệu - 110 triệu/m²
🏢
b_tropic_garden_c1
0 listings · 194 units
3,5 tỷ - 8,5 tỷ
40 triệu - 78 triệu/m²
🏢
b_tropic_garden_c2
0 listings · 194 units
3,5 tỷ - 8,5 tỷ
40 triệu - 78 triệu/m²
Notable Places
Main Swimming Pool
Outdoor pool of 570m² shared across all five towers — one of the larger residential pools in the Thảo Điền sub-area. The scale keeps it comfortably uncrowded even at peak weekend capacity.
Mini Library
A shared reading room with multilingual books, designed for the project's international resident base. One of the few residential complexes in Thảo Điền with a dedicated library space — a differentiator in a 2012-era build.
Spa
On-site spa with sauna and steam room, shared across the complex. Most comparable projects in Thảo Điền offer gym and pool but not a full spa suite — the inclusion is notable for a project completed in 2014-2016.
Explore Vietnam
Delivered 2014
