HCMC's largest smart mega-township (271ha) with a complete Vingroup ecosystem — Vincom Mega Mall, Vinschool, Brighton College, Vinmec, VinWonders, and 36ha Central Park — all connected by Ring Road 3 and VinBus to Metro Line 1.
💰 1,2 tỷ – 700 tỷ📏 65 triệu/m²🏗️ 11 of 11 delivered🏢 45100 units
Vinhomes Grand Park is HCMC's largest self-contained mega-township — 271 hectares across Long Thanh My and Long Binh wards in Thu Duc City, developed by Vingroup. The project houses over 43,500 apartments across 71 towers plus 1,000 townhouses, 600 villas, and 700 shophouses, organized into distinct sub-zones ranging from the affordable Rainbow series to the Japanese-collaborated Opus One. Over 70,000 residents live within a complete Vingroup ecosystem: Vincom Mega Mall, Vinschool K-12, Vinmec healthcare, VinWonders theme park, a golf driving range, and a 36-hectare Central Park with 15 themed gardens — the largest urban park in HCMC. Ring Road 3 runs directly through the project with an elevated viaduct section, and VinBus connects residents to Metro Line 1 at Phuoc Long station. With 25% construction density and over 60% green coverage, this is a rare mega-scale project that prioritizes livability over unit count.
Project news
Opus One: pink book processing begins as handover commences in May 2026
Legal · May 2026 · domo.vn
VinWonders Grand Park: two zones now operating ahead of September 2026 full opening
Construction · May 2026 · vinwonders.com
Opus One: apartment handover commenced April 2026, completing Vinhomes Grand Park's apartment build-out
Construction · Apr 2026 · domo.vn
Pink books surpass 20,000 milestone with Beverly Solari residents receiving certificates upon handover
Legal · Apr 2026 · market.vinhomes.vn
Area news
Vinhomes targets record 60,000 billion VND profit for 2026 at April AGM
Market · Apr 2026 · market.vinhomes.vn
Neighborhood
99
Family Score
Excellent
Family appeal here is among the strongest in HCMC. Vinschool Grand Park operates within the development covering kindergarten through Grade 12, the 36-hectare Central Park provides daily open-space access, and VinWonders theme park eliminates most weekend trips outside the estate for families with young children.
89
Leisure Score
Excellent
Leisure options are comprehensive within the township. Vincom Mega Mall Grand Park operates within the development across five floors with cinema, gym, and dining, and the surrounding commercial streets and golf driving range add a strong active-lifestyle layer for daily needs.
75
Convenience
Good
Daily convenience is well-served within the development. Vincom Mega Mall Grand Park and Co.opXtra Long Bình are both accessible within the estate, covering grocery, pharmacy, and everyday retail without leaving the township.
75
Health
Good
Medical access is solid within the development today and will strengthen further. Vinmec Grand Park International Hospital is already within the development for clinical care, and a full 300-bed Vinmec hospital under construction is expected to open in 2027.
73
Transit Access
Good
Several bus stops serve the development, anchored by VinBus routes that connect residents to Metro Line 1 — the Suoi Tien Terminal Station is 7.2 km away.
44
Commute Ease
Average
1 hr 2 min to Q1 Bến Thành via GRP03 → MRT1. 5 min walk to bus stop, 1 transfer.
0
Nightlife
Below Avg
There is no dedicated nightlife scene within or near the township. Evenings here revolve around family activity, the mall, and F&B rather than bars or clubs — this is a large residential estate, not an entertainment district.
24
Quietness
Below Avg
Noise levels are high across the township. A highway viaduct runs through the project and small bars and late-night venues are spread through the commercial streets within the development, making this a lively but distinctly noisy residential environment.
Domo Scores™
7.7
🏠 Homeowner
Good
7.7
📈 Investor
Good
Balanced for both homeowners and investors.
HCMC's most self-contained residential township — Vinschool K-12, Brighton College, Vinmec clinic, Vincom Mega Mall, and a 36-hectare Central Park all operating within the development at mid-market pricing, with Ring Road 3 now running elevated through the site. The honest trade-offs are a 60-plus-minute transit commute to District 1 and highway noise from the viaduct that runs directly through the 271-hectare project.
🏠 Homeowner
Value
7
Livability
8.3
Legal & delivery
7.9
Location & connectivity
7.6
📈 Investor
Value
7
Returns & exit
8
Legal & delivery
7.9
Location & demand
7.9
Why the scores differ
Homeowner: A strong choice for homeowners seeking a complete ecosystem under one roof. Vinschool K-12, Brighton College, Vinmec clinic, Vincom Mega Mall, and a 36-hectare Central Park are all operating within the development — a package that most HCMC projects cannot replicate individually, let alone together, and at fair mid-market pricing. The honest trade-off: Ring Road 3's elevated viaduct runs through the project, meaning highway noise for lower-floor and track-facing units across multiple sub-zones, and 45,100 total units create urban density even where the green-space ratio is high.
Investor: The investment case rests on liquidity and tenant-pool depth, not on discount pricing. An active secondary market across all sub-zones, 20,000-plus pink books already issued, and a diversified rental base — local families, Korean and Japanese expats, Thu Duc tech-park and Dong Nai industrial workers — support a functional buy-and-hold position. Rental yields cap at 3–5% because 45,100 units compete in the same rental pool, so investors should price the upside on catalyst-driven capital appreciation (Ring Road 3 operational, Long Thanh Airport Q4 2026, future Thu Thiem–Long Thanh railway) rather than income alone.
Price & Market
Current Market Price
65 triệu/m²
📈+91% since launch
Market range
35 triệu – 380 triệu/m²
Unit price
1,2 tỷ – 700 tỷ
Rent
3,5 triệu – 80 triệu/mo
Launch price
34 triệu/m²
Est. Rental Yield0.1%
•🟢 Ring Road 3 elevated section opened April 30, 2026 and runs 3 km directly through the project — the most transformative connectivity upgrade in the township's history is now operational, materially reducing bypass travel time for 70,000-plus residents
•🟢 Brighton College Vietnam opened within the development in August 2025 and Long Thanh International Airport is targeting Q4 2026 commercial operations — both catalysts strengthen the township's premium-family and eastern-corridor demand narratives
•🟡 Secondary market pricing is diverging sharply by sub-zone — Beverly and Rainbow resale are gaining while Lumiere Boulevard and Masteri Centre Point secondary have softened; the project-level secondary snapshot fell 17% but this reflects listing-mix shifts, not a uniform market correction
•🟡 The Opus One handover commenced May 2026 — 1,952 new Vinhomes×Samty JV units are entering the secondary market at 80–100M/m², adding near-term supply pressure to the upper end of the township's apartment price range
•🔴 Developer primary prices for Beverly Solari (−21%) and Opus One (−18%) have been adjusted down materially — these are not secondary-market corrections but developer repricing decisions; buyers in other sub-zones should verify whether similar adjustments have been applied before comparing to older list prices
Last updated: June 2026
Is this a good deal?
🟢 ~3% cheaper than comparable projects
Project
Price
Distance
Vinhomes Grand Park
65 triệu/m²
—
Vinhomes Central Park
25–30% more expensive on resale (secondary ~85–110M/m²)
Binh Thanh riverside, Metro Line 1 adjacent, 20–25 min to District 1 — significantly more central with premium river views but smaller scale and higher entry cost
Masteri An Phu
35–40% more expensive (secondary ~90–120M/m²)
Directly on Metro Line 1 at An Phu station — Bến Thành in 10–12 min with no transfer; smaller scale, no on-site school or theme park, but unmatched commute convenience
Should you buy here?
Best for:
✓Families prioritizing on-site school (Vinschool K-12 and Brighton College), hospital, and mall — all accessible within the development without a car trip
✓First-time homebuyers seeking Vingroup-quality finishing under 3 billion VND via Rainbow or Origami sub-zones
✓Expats working at Saigon Hi-Tech Park, Thu Duc City offices, or Dong Nai industrial zones who want residential community quality without CBD pricing
✓Homeowners who value an active, large residential community over urban centrality
Not ideal for:
✗Daily District 1 commuters — transit to Bến Thành takes 60+ min via VinBus plus Metro Line 1 with one transfer; no direct metro station within the development
✗Buyers wanting a quiet, established neighborhood — ambient noise is high and the estate feels urban at scale
✗Luxury buyers expecting premium finishes throughout — entry sub-zones (Rainbow, Origami) have mid-range specification
Market Trends
The township's infrastructure backbone is strengthening — Ring Road 3 now operational — while sub-zone secondary pricing diverges, with value sub-zones (Rainbow, Beverly) recovering and some newer sub-zones facing developer primary repricing pressure.
Decision Factors
Strengths
✓The only HCMC township with an on-site British-curriculum international school (Brighton College, opened 2025), a bilingual K-12 school (Vinschool), an international-standard hospital clinic (Vinmec), a Mega Mall, and a 36-hectare park — all within the development at mid-market pricing
✓Ring Road 3 elevated section opened April 30, 2026 and runs directly through the project — the most material connectivity upgrade for the eastern corridor this decade, now fully operational
✓20,000+ pink books issued across Rainbow, Origami, and Beverly sub-zones — most units in older sub-zones have clear title for resale, supported by Vinhomes' track record of on-time legal processing
✓25% construction density with over 60% green coverage on elevated terrain — a rare livability ratio at this scale, documented by a quietness score that reflects viaduct noise rather than inadequate green space
Tradeoffs
!60-plus-minute transit commute to District 1 via VinBus GRP03 to Phuoc Long station then Metro Line 1 to Bến Thành — no direct metro station within the development; commute friction is structural, not solvable by the Ring Road 3 bypass
!Ring Road 3 viaduct runs directly through the 271-hectare project — highway noise is a real livability deduct for lower-floor and viaduct-facing units in multiple sub-zones; buyers should verify unit orientation before transacting
!45,100 total units across one address create structural rental competition — gross yields cap at 3–5% and this ceiling will not improve materially as the township matures
Watch items
?Approximately 9,000 pink books for Beverly Solari and remaining Beverly units are still being processed as of late June 2026 — confirm current legal status with the developer before transacting in these sub-zones
?Sub-zone price divergence is wide and misleading at the project level — Beverly Solari primary fell 21%, Opus One primary fell 18%, while Beverly resale rose 23% and Rainbow resale rose 37% within the same period; always verify sub-zone-level pricing rather than project headline figures
?Nguyen Xien access road floods during heavy rain — project internals remain dry but confirm ground-floor unit elevation and parking drainage for sub-zones adjacent to this road
Resident Feedback Insights
Based on 53 reviews with content
Vinhomes Grand Park is one of Ho Chi Minh City's most ambitious planned communities, and available review signals are unusually consistent on its core strength: scale. The 36-hectare themed park system, resort-grade pools, Vincom Mega Mall, on-site hospital, schools, and regular entertainment programming add up to a genuinely self-contained lifestyle proposition. The development suits families who prioritise green space, amenity density, and a neighbourhood feel over proximity to the urban core — particularly those who can work remotely or commute via the growing Metro corridor.
The main things to verify before committing are parking and management quality. Parking shortfalls are reported across multiple zones and appear structural rather than incidental; prospective buyers should confirm their zone's exact allocation in writing and clarify whether Vincom access is included. Management responsiveness is a recurring concern across reviews — covering service reductions, complaint suppression, and security responsiveness — though these signals carry low stability and conditions can vary between zones. The surrounding road network is narrow and congested, and access-road flooding during the wet season is a documented risk; factor in realistic commute times at peak hours before deciding.
Security signals are mixed and worth probing in person: internal guards are present, but theft incidents and uncontrolled short-term rental activity have been flagged by multiple reviewers. Elevators in some towers are reported as overcrowded at peak hours with waits exceeding 10 minutes. Buyers should also confirm sổ hồng issuance status directly with the developer, as certificate delays have been reported for earlier phases.
Strengths
Resort-scale ecosystem: water park, pools, Vincom mall, hospital, schools, golf, and night market on-site.
36ha themed park network and riverside setting deliver genuine greenery and open views.
Streets, parks, and common areas are consistently described as clean and well-maintained.
Free internal shuttle buses operate within the development; Metro-linked bus access available near BS zone.
Weekend events and entertainment activities are regularly organised within the development.
What to verify
Chronic parking shortfall across multiple zones; some bays reserved for Vinfast; double-charging at Vincom reported.
Recurring reports of unresponsive management, service cuts without fee reductions, and suppression of resident complaints.
Surrounding access roads are narrow, heavily congested, and prone to flooding during the wet season.
Theft and break-in incidents reported; uncontrolled short-term rentals cited as a contributing factor.
Elevator overcrowding with waits reportedly exceeding 10 minutes; lifts have no air conditioning.
Viewing checklist
QConfirm your zone's allocated parking quota in writing and whether Vincom access is charged separately.
QCheck whether your target building sits near the planned expressway route — noise risk once traffic opens.
QDuring your visit, observe elevator wait times at peak hours (7–9 am, 5–7 pm).
QAsk about hot water system type and whether the building has generator backup for power outages.
QConfirm sổ hồng issuance status and expected timeline with the developer or current owner.
QAsk which management company operates your specific zone and request a sample of recent resident notices.
Block-specific notes
BS zone units are reportedly within a 5–10 min walk of Vincom and a Metro-linked bus stop — verify on foot.
Based on public resident reviews. Not an individual review. Always verify in person.
Unit Types
Apartments
Studio
0 Beds · 1 Baths · 27–40 m²
≈ 1,75 tỷ – 2,6 tỷ est.
65 triệu/m²
Rent: 3,8 triệu - 6,5 triệu/mo
Singles & couples
1BR
1 Beds · 1 Baths · 34–60 m²
2 tỷ – 5 tỷ
60 triệu/m²
Rent: 4 triệu - 13 triệu/mo
Singles & couples
2BR
2 Beds · 2 Baths · 55–92 m²
2,5 tỷ – 7 tỷ
60 triệu/m²
Rent: 5 triệu - 16 triệu/mo
Young families
3BR
3 Beds · 2 Baths · 70–110 m²
3,5 tỷ – 10 tỷ
62 triệu/m²
Rent: 6 triệu - 22 triệu/mo
Growing families
Duplex
3 Beds · 3 Baths · 50–188 m²
Under review
≈ 3,25 tỷ – 12,22 tỷ est.
65 triệu/m²
Growing families
Penthouse
4 Beds · 4 Baths · 150–370 m²
Under review
≈ 9,75 tỷ – 24,05 tỷ est.
65 triệu/m²
Growing families
Townhouses
Townhouse
4 Beds · 4 Baths · 84–230 m²
Under review
≈ 5,46 tỷ – 14,95 tỷ est.
65 triệu/m²
Growing families
Shophouses
Shophouse
4 Beds · 4 Baths · 70–230 m²
Under review
≈ 4,55 tỷ – 14,95 tỷ est.
65 triệu/m²
Growing families
Villas
Garden Villa
4 Beds · 4 Baths · 150–1288 m²
Under review
≈ 9,75 tỷ – 83,72 tỷ est.
65 triệu/m²
Growing families
Standalone Villa
5 Beds · 5 Baths · 200–1288 m²
Under review
≈ 13 tỷ – 83,72 tỷ est.
65 triệu/m²
Growing families
Project Details
Developer
Vingroup
Status
11 of 11 delivered
Completion
2020
Total Units
45100
Towers
71
Legal Information
Launch Date
2019-07
Handover
2020
Construction Permit
Approved
Pink Book
Partial
Pink Book %
50%
Legal Notes
Pink books surpassed 20,000 milestone in early 2026 with around 11,000 issued across Rainbow, Origami and Beverly; Beverly Solari residents receive certificates upon handover — a rare achievement for HCMC mega-projects. Approximately 9,000 additional pink books for Beverly Solari and remaining Beverly units are being processed. Vietnamese residents hold long-term ownership; foreigners receive 50-year leasehold within the foreign-quota slots. Rainbow and Origami continue to benefit from a five-year management-fee subsidy from the developer. Opus One handover commenced May 2026 across OS1–OS5; pink-book processing expected following handover acceptance per the Beverly Solari precedent. No new pink-book milestone announcements confirmed as of late June 2026.
Amenities
👨👩👧Family: Vinschool K-12 with Cambridge curriculum across 2 campuses. Brighton College Vietnam providing British curriculum education (UK top 3). 36-hectare Central Park with 15 themed gardens and extensive children's play areas. VinWonders urban theme park with water park and adventure zones.
🏋️Fitness: Resort-style pool complexes in each phase (Rainbow, Origami, Beverly, Glory Heights each have separate pools). Gyms and yoga studios. Tennis, basketball, and multi-purpose courts. 2.4km jogging track through Central Park. 150+ outdoor sports courts and fields.
🏖️Lifestyle: Vincom Mega Mall Grand Park (50,000m², 200+ tenants including Uniqlo, Muji, cinema, supermarket). VinWonders urban theme park. Golf driving range (36 premium bays, 15,000m²). Commercial shophouse streets throughout the township.
🛒Convenience: VinBus shuttle system with 5 routes connecting Metro Line 1, Tan Son Nhat Airport, and Vinhomes Central Park. Smart parking across all phases. 24/7 Vinhomes security. Vinmec international clinic on-site. Mini-marts and convenience stores in every sub-zone.
Ring Road 3Nguyen Xien StreetPhuoc Thien RoadLong Thanh - Dau Giay ExpresswayHa Noi Highway
🔇 High Noise🌊 Moderate Flood🛣️ Near Highway
Young families, professionals, and first-time homebuyers make up the core community, with a growing Korean and Japanese expat presence linked to Saigon Hi-Tech Park and Dong Nai industrial zones. Community life is active and organized, centred around the 36-hectare Central Park, Vincom Mega Mall, and regular weekend events within the development.
Things to consider (not deal breakers)
⚠️ Traffic
Nguyen Xien and Phuoc Thien roads congest during rush hour — the primary access routes for 70,000+ r...
Nguyen Xien and Phuoc Thien roads congest during rush hour — the primary access routes for 70,000+ residents. Ring Road 3 elevated section provides a significant bypass alternative. VinBus shuttle system offers car-free commute to Metro Line 1.
→ Ring Road 3 elevated section through the project dramatically reduces bypass travel time. VinBus provides 5 routes connecting to Metro Line 1, Tan Son Nhat Airport, and Vinhomes Central Park. Long Thanh - Dau Giay Expressway expansion to 8-10 lanes underway.
🌊 Flood Risk
Internal drainage well-designed on elevated terrain. Nguyen Xien access road floods during heavy rai...
Internal drainage well-designed on elevated terrain. Nguyen Xien access road floods during heavy rains — Ring Road 3 provides an alternative elevated bypass.
→ Project sits on elevated terrain with modern drainage systems. Low flood risk — significantly better than most HCMC projects. Nguyen Xien access road experiences waterlogging during heavy rains, but project internals remain dry.
Active primary market at 73–93M/m² by bedroom type; resale has risen to around 80M/m², now matching the developer primary price — the strongest price recovery of any sub-zone in the township.
Developer primary pricing adjusted to around 53M/m² — now below the resale level of around 65M/m², creating an unusual inversion where secondary sellers are priced above the developer's new list.
Primary pricing holding flat at around 70M/m²; resale has softened to around 60M/m², pulling secondary below the developer's current list price — some bedroom-level resale supply has thinned.
Shophouse resale demand is firm at around 140M/m², up from 125M/m²; townhouse resale newly appearing at around 115M/m² — landed product in this sub-zone has held better than apartments township-wide.
Shophouse primary flat at 150M/m²; secondary shophouses around 115M/m². Villa resale data is thinly sampled and shows wide variance — buyers should verify individual comparable transactions before transacting.
Primary pricing steady at around 57M/m² — the most affordable new-release price point among township apartments; resale has softened to around 62M/m² with bedroom-level secondary inventory thinning significantly.
Primary pricing adjusted to around 82M/m² following handover commencement — a significant reduction from prior levels, bringing it closer to the Beverly price range; resale data is still thin at this early stage as owners begin receiving keys.
Resale is essentially flat across all bedroom types — studios around 52M/m², 1-bedroom at 56M/m², 2-bedroom at 55M/m², 3-bedroom at 50M/m²; consistent liquidity reflecting the sub-zone's established position.
Resale has recovered sharply to around 52M/m² from a prior 38M/m² base — the oldest sub-zone in the township is catching up after years of deep-value discounting, now approaching Origami resale levels.
Rooftop sky garden atop The Beverly with gym, wine and cigar lounge, and bar club — sky-level amenities of this type are rare outside ultra-luxury District 1 projects. Views over the 36-hectare central park.
Grand Park Central
36-hectare central park with 15 themed sub-parks, 2.4 km jogging track, fountains, and waterfront promenades. The largest residential park in Southeast Asia — multiples larger than the next-biggest park in any HCMC township.
Grand Park Golf Driving Range
Two-storey driving range — the first golf facility built inside a residential township in HCMC. Saves the 30-40 minute drive to Long Thành or Vietnam Golf for daily practice.
Manhattan Glory Marina
5,000 m² private yacht marina on the Tắc and Đồng Nai rivers, anchored by the glass-vaulted Crystal Palace clubhouse with restaurants and cafes. A private marina inside a residential township is virtually unique in HCMC — modeled on Marina di Portofino and Porto Cervo.
Vincom Mega Mall Grand Park
50,000 m² shopping center across 5 above-ground floors and 2 basement levels, anchored by CGV Cinemas, California Fitness, Zara, Mango, Nike, and TiniWorld. Among the largest Vincom Mega Malls in southern Vietnam — eliminates trips to Crescent Mall or Saigon Centre for full-format shopping.
Vinmec Grand Park International Hospital
JCI-accredited international hospital with 300 beds across 7 floors and 36,000 m² — the second-largest Vinmec in HCMC after Central Park. Having a top-tier private hospital on-site removes the 30+ minute drive to District 1 for serious medical care, which is rare in eastern HCMC.
Vinschool Grand Park
Two K-12 campuses from Vingroup's flagship education brand, serving residents from kindergarten through Grade 12. Vietnamese-English bilingual curriculum with Cambridge international tracks — fees roughly half of full-international schools in HCMC.
VinWonders Grand Park
Indoor-outdoor theme park with rides, water attractions, and family zones — Vingroup's branded entertainment complex on-site. Saves families the weekend traffic to Suối Tiên or the trip to Vinpearl Phú Quốc.
Explore Vietnam
11 of 11 delivered
