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.
💰 1,8 tỷ – 13,5 tỷ📏 63 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 is exceptionally strong here. The large Grand Park and Light Park green spaces sit alongside Vinschool Grand Park, one of HCMC's best private high schools, all within the township.
89
Leisure Score
Excellent
Leisure options are deep within the township. Vincom Mega Mall, Manhattan Glory Marina and a golf driving range are all on-site, alongside a broad mix of cafés and neighborhood restaurants.
75
Convenience
Good
Daily essentials are well covered inside the township. Co.opXtra Long Bình hypermarket is within the development, backed by a dense spread of convenience stores and mini-marts nearby.
75
Health
Good
Medical access is strong for a suburban township. Vinmec's on-site clinic already serves residents, with the 300-bed Vinmec Grand Park hospital due in 2027, and pediatric, dental and specialist clinics cover everyday care.
73
Transit Access
Good
Bus stops serve the park and mall areas of the township and VinBus links onward, but the nearest metro station listed, Suoi Tien Terminal, 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. The journey is workable by public transport but long, and Nguyen Xien and Phuoc Thien roads congest at peak hours.
0
Nightlife
Below Avg
Nightlife is effectively absent, with no bar or club district in the area. Evenings are residential and family-oriented, centred on the mall, the park and cafés rather than late-night venues.
24
Quietness
Below Avg
Quietness is low: ambient noise is rated high, with several local bars and late cafés close to residential clusters. Interior park-side zones read calmer, while units near the Ring Road 3 corridor carry extra road-noise exposure.
Domo Scores™
7.7
🏠 Homeowner
Good
7.5
📈 Investor
Good
Balanced for both homeowners and investors.
Vinhomes Grand Park is HCMC's largest self-contained township, with on-site schools, a mall, a 36ha park and partly issued pink books at roughly 63-70M/m² blended. The trade-off is a long, congested commute east of the centre, high noise, an unfinished Ring Road 3 viaduct, and resident-reported security, management, utility and parking issues that buyers should verify building by building.
🏠 Homeowner
Value
7.1
Livability
7.9
Legal & delivery
7.9
Location & connectivity
7.7
📈 Investor
Value
7.1
Returns & exit
7.6
Legal & delivery
7.9
Location & demand
7.7
Why the scores differ
Homeowner: A strong choice for homeowners who want a self-contained township more than a short commute. Vinschool K-12, Brighton College, Vincom Mega Mall and a 36ha park sit inside the development, and pink books are partly issued. The trade-offs are a long, congested trip to the city centre, high ambient noise, and recurring resident complaints about security, management and utilities that are worth checking building by building.
Investor: The case rests on liquidity, not yield. A deep resale market across the delivered sub-zones and a broad tenant pool (local families, Korean and Japanese expats) support exit, but gross rental yields of roughly 3-4% are capped by 45,100 units sharing one address, and resale prices are diverging by sub-zone. Ring Road 3, Long Thanh airport and the airport railway keep slipping, so underwrite on today's rents rather than those catalysts.
Price & Market
Current Market Price
63 triệu/m²
📈+85% since launch
Market range
43 triệu – 110 triệu/m²
Unit price
1,8 tỷ – 13,5 tỷ
Rent
3,8 triệu – 25 triệu/mo
Launch price
34 triệu/m²
Est. Rental Yield2.3%
•🟢 Metro Line 1 is operating (about 20.5 million passengers in 2025, 121% of target), and the Long Thanh-Dau Giay Expressway widening is under construction, supporting the eastern HCMC corridor demand thesis.
•🟡 Blended asking prices of about 63-70M/m² sit near the mid-segment peer median of about 65M/m² (28 peers), and sub-zone resale snapshots diverge: Beverly, Rainbow and Manhattan firmer; Beverly Solari, Lumiere Boulevard, Masteri Centre Point and Glory Heights softer.
•🟡 According to CBRE (May 2026), HCMC secondary condo prices rose 32.3% year on year in the former HCMC area, though floating mortgage rates of 12-15% are a demand headwind; this is a market-wide reading, not specific to this project's snapshots.
•🔴 Supply is the structural drag: 45,100 units share one address, Opus One's 1,952 units are entering the resale pool, and CBRE forecasts HCMC condo supply of 33,500 units in 2026.
•🔴 Catalyst dates are slipping: the Ring Road 3 Thu Duc viaduct has missed three 2026 targets, Long Thanh airport commercial launch is retargeted to Q4 2026, and the airport railway missed its July groundbreaking goal.
Last updated: October 2026
Is this a good deal?
🟢 ~42% cheaper than comparable projects
Project
Price
Distance
Vinhomes Grand Park
63 triệu/m²
—
Vinhomes Central Park
About 85% more expensive (roughly 118M/m² vs 63M/m² blended)
Binh Thanh riverside with Metro Line 1 nearby and far shorter trips to District 1, but smaller scale and a much higher entry cost
Lumiere Riverside
About 80% more expensive (roughly 115M/m²)
Thu Duc riverside address closer to Thu Thiem and the city centre, without the township-scale park, school and mall stack
Global City
About twice the price (roughly 138M/m²)
Newer masterplanned district in Thu Duc City with a more urban, central position, at a clearly higher price point
Should you buy here?
Best for:
✓Families who want school, park, mall and clinic inside the township (Vinschool K-12, Brighton College, Grand Park, Vincom Mega Mall)
✓First-time buyers who want Vingroup-quality finishing at accessible prices via the Rainbow or Origami sub-zones
✓Professionals and expats working at Saigon Hi-Tech Park, Thu Duc City offices or Dong Nai industrial zones
✓Homeowners who prefer a large, active residential community over urban centrality
Not ideal for:
✗Daily District 1 commuters: about 1 hr by transit, 40-55 min by car at peak
✗Buyers who need a quiet, tightly managed building without checking security, parking and utilities first
✗Luxury buyers expecting premium finishing in the earlier sub-zones
Market Trends
Blended asking prices hold flat around 63-70M/m², while sub-zone resale snapshots diverge, with Beverly and Rainbow firmer and Beverly Solari, Lumiere Boulevard and Masteri Centre Point softer.
Decision Factors
Strengths
✓The on-site ecosystem is unusually complete for the price band: Vinschool K-12, Brighton College (British curriculum, opened August 2025), Vincom Mega Mall, the 36ha Grand Park and VinWonders (partly open), at 25% construction density and 60%+ green coverage.
✓Pricing is close to fair for the segment: about 63M/m² blended against a mid-segment peer median of about 65M/m², with Rainbow and Origami resale around 52M/m² as the entry tier.
✓Legal footing is solid for a mega-project: ownership is long-term, pink books have passed the 20,000 mark (about half issued), and Beverly Solari residents receive certificates on handover.
✓Eastern-corridor access is improving: Metro Line 1 is operating (about 20.5 million passengers in 2025) with VinBus links, and the Long Thanh-Dau Giay Expressway widening to 8-10 lanes is under construction.
Tradeoffs
!The commute is long: about 1 hr 2 min to Ben Thanh via VinBus and Metro Line 1, 40-55 min by car at peak, and the Nguyen Xien and Phuoc Thien access roads congest.
!Scale cuts both ways: 45,100 units create structural rental competition (indicative gross yield about 3-4%), and Opus One's 1,952 units are now entering the resale pool.
!Noise is high (quietness 19/100), with extra exposure for units near the Ring Road 3 corridor.
Watch items
?Resident reviews repeatedly report weak security enforcement (theft, break-ins, outsider access), slow management response, power and hot-water outages, water-quality complaints and parking shortages with unclear charges in some zones. Ask the specific building about CCTV and access control, backup power and parking allocation.
?Infrastructure dates keep moving: the Ring Road 3 Thu Duc viaduct missed April, June and September 2026 targets (latest aim November 2026), Long Thanh airport's commercial launch is retargeted to Q4 2026, and the airport railway missed its July groundbreaking target. Do not price these in as near-term gains.
?Pink-book status varies by sub-zone: partially issued for the township overall, with processing under way but not complete for Opus One and Rivus. Confirm the status for your building and check recent comps, since resale snapshots are softer in Beverly Solari, Lumiere Boulevard and Masteri Centre Point.
Resident Feedback Insights
Based on 53 reviews with content
Vinhomes Grand Park is strongest as a self-contained township: the breadth of on-site amenities (parks, pools, mall, schools, healthcare, entertainment) is the most consistent theme across review signals, along with green, open surroundings and a calmer atmosphere inside the development. It may suit families and buyers who value having daily needs close by and are comfortable with a location away from the center.
The main points to verify sit outside the gates and in day-to-day operations. Narrow, congested access roads, flooding in the rainy season and ongoing expressway works are the most repeated concerns, and future traffic noise may matter for buildings near the planned route. Security, parking supply, elevator waits and management responsiveness receive mixed feedback; these topics change over time, so current conditions at the specific tower are worth checking in person.
The scrape metadata lists a single review count against many extracted claims, so the evidence should be read as moderate rather than conclusive. Treat the points above as viewing questions, and test the commute, the access roads after rain and the tower's parking and access arrangements before deciding.
Strengths
Very broad on-site amenities: large park, pools, Vincom mall, schools, hospital, water park and night market.
Green, open setting with riverside scenery; suits families and younger households.
Inside the development, several signals describe a calmer atmosphere than the city center.
Modern, uniform architecture and generally well-kept streets and common areas are noted.
Free or low-cost internal shuttle and bus access to the Metro help with daily connectivity.
What to verify
Access roads are narrow and congested, with distance from the center; expressway works add dust and disruption.
Access roads around the development are reported to flood in the rainy season.
Security feedback is mixed: guards and app tools are praised, but theft, break-ins and lax access control are also reported.
Parking is described as insufficient for some buildings, with extra fees at Vincom even for residents.
Management responsiveness, upkeep and elevator waits draw repeated complaints; worth verifying as these change over time.
Viewing checklist
QHow long is the real drive to your workplace at peak hours via the access roads?
QDo the access roads flood after heavy rain, and what is the status of expressway works?
QWhat are the parking allocation, monthly fees and visitor parking rules for this tower?
QHow are building access control and guest/parking-area entry managed in practice?
QWhat are the management fee level and the services it covers (cleaning, security, shuttle)?
QIs the ownership certificate (sổ hồng) issued, and what is the expected timeline?
Based on public resident reviews. Not an individual review. Always verify in person.
Unit Types
Apartments
Studio
0 Beds · 1 Baths · 27–40 m²
≈ 1,7 tỷ – 2,52 tỷ est.
63 triệu/m²
Rent: 3,8 triệu - 6,5 triệu/mo
Singles & couples
1BR
1 Beds · 1 Baths · 34–60 m²
2 tỷ – 5 tỷ
56 triệu/m²
Rent: 4 triệu - 13 triệu/mo
Singles & couples
2BR
2 Beds · 2 Baths · 55–92 m²
2,5 tỷ – 7 tỷ
57 triệu/m²
Rent: 5 triệu - 16 triệu/mo
Young families
3BR
3 Beds · 2 Baths · 70–110 m²
3,5 tỷ – 10 tỷ
58 triệu/m²
Rent: 6 triệu - 22 triệu/mo
Growing families
Duplex
3 Beds · 3 Baths · 50–188 m²
Under review
≈ 3,15 tỷ – 11,84 tỷ est.
63 triệu/m²
Growing families
Penthouse
4 Beds · 4 Baths · 150–370 m²
Under review
≈ 9,45 tỷ – 23,31 tỷ est.
63 triệu/m²
Growing families
Townhouses
Townhouse
4 Beds · 4 Baths · 84–230 m²
Under review
≈ 5,29 tỷ – 14,49 tỷ est.
63 triệu/m²
Growing families
Shophouses
Shophouse
4 Beds · 4 Baths · 70–230 m²
Under review
≈ 4,41 tỷ – 14,49 tỷ est.
63 triệu/m²
Growing families
Villas
Garden Villa
4 Beds · 4 Baths · 150–1288 m²
Under review
≈ 9,45 tỷ – 81,14 tỷ est.
63 triệu/m²
Growing families
Standalone Villa
5 Beds · 5 Baths · 200–1288 m²
Under review
≈ 12,6 tỷ – 81,14 tỷ est.
63 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 the 20,000 milestone in early 2026 with around 11,000 issued across Rainbow, Origami and Beverly; Beverly Solari residents receive certificates upon handover. 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 is expected after handover acceptance per the Beverly Solari precedent. Searches in October 2026 found no new pink-book milestone announcement; verify current status with the developer.
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 dominate, among more than 70,000 residents in a Vietnamese middle-class community with a growing Korean and Japanese expat presence. Community life centres on the 36ha Grand Park and Vincom Mega Mall.
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. The Ring Road 3 elevated section past the project remains under construction; it missed its September 2026 target and is now aimed at November 2026 as a bypass alternative. VinBus shuttle system offers car-free commute to Metro Line 1.
→ Ring Road 3 elevated section through the project is under construction, now aimed at a November 2026 opening after missing September, and will substantially reduce bypass travel time once complete. 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 — the Ring Road 3 elevated section, still under construction and now aimed at a November 2026 opening, will provide an alternative elevated bypass once complete.
→ 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.
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
