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
Apartment resale prices rose sharply across 2BR and 3BR listings
Price · Jun 2026 · domo.vn
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 fit is strong here. The French International School is next door at 280m, and British International School Junior Campus is a 650m walk — putting two internationally recognized schools within easy reach for daily drop-offs.
93
Leisure Score
Excellent
Lifestyle appeal is exceptional in this part of Thảo Điền. The block surrounding Tropic Garden is dense with quality cafés, restaurants, and fitness options — most within 200m — making it one of the richest walkable leisure streets in the sub-area.
67*
Convenience
Good
Daily convenience is adequate, anchored by Aeon Citimart within the development for everyday grocery needs. Broader retail requires a 1.7km trip to Sense City Pham Van Dong.
64
Health
Good
Medical access is adequate but not standout. The nearest clinic is 840m away, with Vinmec Central Park International Hospital providing specialist and emergency care at 2.3km.
39
Transit Access
Below Avg
Transit access is constrained by the peninsula location. Thao Dien MRT Line 1 station is 1.8km away — the nearest fixed transit option — with no closer metro or BRT stop currently serving the area.
82
Commute Ease
Excellent
37 min to Q1 Bến Thành via 153 → MRT1. 8 min walk to bus stop, 1 transfer. A 720m pedestrian bridge from An Khánh to Bạch Đằng Park is targeting completion by September 2026, which would add a direct walking and cycling link to central Saigon.
45
Nightlife
Average
The immediate area has a mild bar and social scene — a handful of bars and late-night venues within 330m — without forming a concentrated nightlife district comparable to downtown entertainment corridors.
0
Quietness
Below Avg
Noise exposure is very high in this part of Thảo Điền. The street-level environment directly adjacent to the compound includes an active bar and dining scene operating into the late evening — residents rely on building soundproofing rather than neighborhood quiet.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.3
🏠 Homeowner
Solid
7.2
📈 Investor
Solid
Balanced for both homeowners and investors.
Tropic Garden is Thảo Điền's most established riverside expat compound — river views on two sides, BIS and the French International School within walking distance, and a lively cosmopolitan street scene. The tradeoffs are real: a dated 2012–2016 build, high ambient noise from adjacent bars and restaurants, and peak-hour bridge delays that add 30-45 minutes to every District 1 commute.
🏠 Homeowner
Value
6.7
Livability
7.3
Legal & delivery
7.9
Location & connectivity
7.3
📈 Investor
Value
6.7
Returns & exit
7.7
Legal & delivery
7.9
Location & demand
6.9
Why the scores differ
Homeowner: A solid riverside choice for homeowners who value international school access and a cosmopolitan lifestyle over newness and quiet evenings. Tropic Garden's two-sided Saigon River frontage, proximity to BIS Junior Campus and the French International School, and an established expat community are genuine differentiators in Thảo Điền. The honest tradeoffs: high ambient noise from the adjacent bar and dining scene, a 2012–2016 build with dated interiors, and peak-hour bridge congestion that makes daily District 1 commutes uncomfortable. Pink-book processing for Tower A is underway but not yet complete — verify status before purchasing in that block.
Investor: A solid income play anchored by one of HCMC's most reliable expat tenant pools. School-driven demand from BIS and La Petite Ecole families keeps occupancy high and supports gross yields in the 4–5% range. Resale has been active, with secondary prices surging sharply in Q2 2026. Main risks: Tower A pink books still pending on roughly 388 units, the older build gradually losing appeal against newer Thảo Điền alternatives, and current pricing 8% above mid-tier peers compressing entry-level yield. The pedestrian bridge targeting September 2026 is the near-term connectivity catalyst.
Price & Market
Current Market Price
70 triệu/m²
📈+198% since launch
Market range
63 triệu – 78 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%
•🟢 Secondary resale prices surged in Q2 2026 — 2BR units rose from roughly 55 to 73 million VND/m² and 3BR from 54 to 68 million VND/m² — signaling strong buyer confidence and tight resale supply in the Thảo Điền market
•🟢 Expat rental demand is structural — BIS and La Petite Ecole families create a recurring annual tenant pool that resets with school enrolments, keeping vacancy low regardless of broader market cycles
•🟡 Current pricing at roughly 70 million VND/m² sits 8% above the mid-tier peer median — the premium reflects river frontage and school proximity but leaves limited room for further appreciation at today's secondary entry cost
•🟡 The An Khánh pedestrian bridge is 80-85% complete targeting September 2026 — if delivered, it would add a direct non-motorized crossing to central Saigon and may support further near-term price movement in the An Khánh riverfront cluster
•🔴 Tower A pink books (~388 units) remain unissued — resolution is in progress under Novaland's 2026 plan but an outstanding title constrains resale liquidity for those units and adds transactional risk until completion
Last updated: June 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 families with children at BIS or La Petite Ecole — both within easy walking distance
✓Homeowners who work from home part-time and commute off-peak to avoid bridge delays
✓Buyers who want Saigon River views and an established cosmopolitan community below luxury pricing
Not ideal for:
✗Daily District 1 commuters — the two bridge exits add 30-45 min each way at peak hours
✗Noise-sensitive residents — bars and F&B venues operate late directly adjacent to the compound
✗Buyers expecting post-2020 construction quality and modern layouts
Market Trends
Secondary prices surged broadly in Q2 2026, consistent with CBRE reporting +32% year-on-year for former HCMC secondary apartments in Q1 2026 — Thảo Điền is tracking in line with that broader market move.
Decision Factors
Strengths
✓The only large riverfront residential compound in Thảo Điền with Saigon River exposure on two sides and a 28% building density — most units have unobstructed water views without the premium of true luxury towers
✓BIS Junior Campus at 650m and the French International School next door at 280m — the densest international school cluster within walking distance of any project in Thảo Điền, driving a structural, self-renewing expat tenant pool
✓On-site facilities include a 570m² shared pool, spa with sauna and steam room, gym, and yoga room — a package that was uncommon for a 2012-era build and remains competitive within the sub-area
✓Pink books issued for Towers B and C; Tower A named in Novaland's 2026 plan following a December 2025 government legal-unblocking announcement covering over 10,500 Novaland households citywide
Tradeoffs
!High ambient noise — bars and restaurants operate late directly adjacent to the compound perimeter; quiet evenings are dependent on building soundproofing rather than the neighborhood itself
!Peak-hour peninsula bottleneck — An Khánh and Ghềnh bridges are the only road exits; 30-45 minute delays to District 1 in rush hour are routine and will persist until the pedestrian bridge opens
!2012–2016 build — interiors are dated relative to post-2020 alternatives in the same price band; buyers should factor in renovation costs if expecting contemporary finishes
Watch items
?Tower A pink books (~388 units in blocks A1 and A2) are still pending — processing is actively underway and Novaland named the project in its 2026 issuance plan, but title has not yet been issued; verify current status directly with the developer before transacting on any Tower A unit
?An Khánh pedestrian bridge is 80-85% complete and targeting September 2, 2026 (the April 30 deadline was missed) — completion would materially reduce the peninsula's commute barrier; confirm construction progress before assuming the bridge as a near-term given
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. A December 2025 government announcement included Tropic Garden in a broader legal unblocking covering over 10,500 Novaland households across HCMC. In May 2026, Novaland publicly named Tropic Garden 1 in its 2026 pink book issuance plan targeting 4,347 certificates across completed projects 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 — Western, Korean, and Japanese professionals working in central Saigon. Long-term tenants are the norm, driven by proximity to international schools nearby. Vietnamese owner-occupiers represent a minority but growing share of residents.
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 - 78 triệu/m²
🏢
b_tropic_garden_a2
0 listings · 194 units
4,6 tỷ - 30 tỷ
63 triệu - 78 triệu/m²
🏢
b_tropic_garden_b
0 listings · 232 units
4,6 tỷ - 30 tỷ
63 triệu - 78 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
