VI
🏗

Estella Heights

Keppel Land

💰 6,8 tỷ – 30 tỷ📏 145 triệu/m²
📋
Pre-Launch Project
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Neighborhood

74
Family Score
Good
Family appeal is very strong. International School Ho Chi Minh City – American Academy is 450 m on foot and the curated ISHCMC Early Years preschool sits about 510 m away, supporting walking-distance school runs.
89
Leisure Score
Excellent
Lifestyle is exceptionally strong here. The integrated Estella Place mall sits at the podium, packed with cafés, casual dining, and well-regarded restaurants such as Pizza 4P's and Haidilao, putting daily leisure on residents' doorstep.
66
Convenience
Good
Daily convenience is comprehensive. Tops Market is 170 m away and MM Mega Market 610 m, layered on top of the on-site Estella Place mall and a Pharmacity branch within 200 m.
69
Health
Good
Healthcare access is strong. Hanh Phuc International Clinic operates inside Estella Place at the podium, with Vinmec Central Park International Hospital 3.2 km away covering inpatient and specialist care.
88
Transit Access
Excellent
An Phú Station on the operating Metro Line 1 is about 700 m away on foot, with multiple bus stops along Xa Lộ Hà Nội within 600–700 m.
92
Commute Ease
Excellent
28 min to Q1 Bến Thành via MRT1. 14 min walk to metro station.
49
Nightlife
Average
Nightlife is solid for a residential setting. Destination bars cluster around Thảo Điền — THE ORIENT BAR SAIGON sits 540 m away, with several gastropubs and lounges within 1 km.
26
Quietness
Below Avg
Quietness is very low. The site borders Xa Lộ Hà Nội (Hanoi Highway), so south-facing units carry constant traffic noise, and the dense Thảo Điền F&B and bar cluster keeps ambient evening activity elevated in the surrounding blocks.

Domo Scores™

7.2
🏠 Homeowner
Solid
7
📈 Investor
Solid

Balanced for both homeowners and investors.

Estella Heights is a delivered Keppel Land + Tien Phuoc complex on the Thảo Điền side of An Phú, with the Estella Place mall built into the podium, ISHCMC and IGS within walking distance, and An Phú Metro Line 1 station ~700 m away. Pricing sits at the upper-mid peer median (~120M/m²), and the lasting tradeoff is constant Xa Lộ Hà Nội traffic noise on south-facing units.

🏠 Homeowner
Value
6.9
Livability
8
Legal & delivery
6.5
Location & connectivity
7
📈 Investor
Value
6.9
Returns & exit
7.8
Legal & delivery
6.5
Location & demand
6.5
Why the scores differ

Homeowner: A solid choice for homeowners who want a delivered, well-managed Thảo Điền-side address. The on-site Estella Place mall, walking-distance ISHCMC and IGS, and Savills-run amenity stack carry the case; the lasting caveat is highway noise from Xa Lộ Hà Nội and a compact tower-on-mall layout.

Investor: A liquidity story, not a discount story. Active resale and rental activity, an expat tenant pool fed by ISHCMC and the Korean/Japanese cluster, and operational An Phú Metro support resale exit — but pricing sits at the upper-mid peer median and yields cap at 3–5%.

Price & Market

Current Market Price
120 triệu/m²
📈 +173% since launch
Market range95 triệu – 145 triệu/m²
Unit price6,8 tỷ – 30 tỷ
Rent14 triệu – 85 triệu/mo
Launch price44 triệu/m²
Est. Rental Yield3.2%
  • •🟢 Delivered, mall-integrated Keppel Land product under Savills management — on-site Estella Place mall, 50 m lap pool, sky gardens, and tennis are operating today.
  • •🟢 An Phú Station on the operating Metro Line 1 is ~700 m away, giving a 28-minute door-to-door commute to Q1 Bến Thành.
  • •🟢 Active secondary and rental markets across both sub-zones — the international-school catchment (ISHCMC, BIS, IGS) plus the Korean and Japanese cluster keep tenant demand deep.
  • •🟡 Current secondary listings cluster at ~120M/m², right at the upper-mid peer median — fairly priced rather than discounted.
  • •🔴 South boundary on Xa Lộ Hà Nội produces high noise readings — favour units away from the highway face.

Is this a good deal?

Project Price Distance
Estella Heights 120 triệu/m² —
Masteri Thảo Điền similarly priced More central Thảo Điền with Vincom Mega Mall and the Saigon River at the door, but older delivery and higher tower density.
Gateway Thảo Điền similarly priced Lower-rise, more private mid-Thảo Điền product without an integrated mall.

Should you buy here?

Best for:
  • ✓Expat families using ISHCMC, BIS, IGS, or American Academy
  • ✓Homeowners wanting a delivered, mall-integrated Thảo Điền-side apartment
  • ✓Owners who value walkable Metro Line 1 access to Q1
Not ideal for:
  • ✗Buyers prioritising peace and quiet — highway-side noise is constant
  • ✗Buyers seeking value pricing or a primary-launch discount

Market Trends

43,5 triệu120 triệu20152026

Established secondary market with steady listing activity at 110–145M/m²; current pricing sits at the upper-mid peer median.

Project Details

DeveloperKeppel Land

Amenities

🏊 Pool🌳 Garden🔥 BBQ Area👶 Kids Pool🧒 Play Area🔒 Security🅿️ Car Parking🎾 Tennis Court🏋️ Gym🏍️ Motorbike Parking

Location & Commute

Map

Estella Heights

19 min
District 1 CBD
42 min
Tân Sơn Nhất Airport
48 min
Long Thành Airport
CBD (peak)26 min
CBD (off-peak)19 min
Airport (peak)49 min
Airport (off-peak)42 min
Long Thành (peak)51 min
Long Thành (off-peak)48 min
🚇
Metro
An Phu Station
707m
🛍️
Mall
Vincom Center Landmark 81
On-site
🛒
Supermarket
Tops Market An Phú
170m
🏫
Schools
Vinschool Central Park
On-site
🏥
Hospitals
Vinmec Central Park
On-site
🌳
Park
City Park
On-site
🔇 High Noise🌊 Moderate Flood🛣️ Near Highway

Suits expat families and professionals — particularly the Korean and Japanese cluster — drawn by the ISHCMC and IGS catchment, on-site mall and pool, and walkable metro access.

Sub-zones

🏢
T1
0 listings
🏢
T2
0 listings
🏢
T3
0 listings
🏢
T4
0 listings

Projects by Developer

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This area scores 89 for Leisure Score · 74 for Family Score
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