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Explore Vietnam
Gamuda Land Vietnam (Gamuda Berhad, Malaysia)
Under construction · Developer selling · Pink books 85%
Hanoi's largest gated township (274 ha) by a 17-year Malaysian developer, with SIS international school on-site and 123 ha Yen So Park adjacent — the only development in Hanoi that doubles as the city's flood prevention infrastructure.
274-hectare master-planned township by Gamuda Land (Malaysia) in Hoang Mai district, 8 km south of Hanoi CBD. The development spans two main zones: Gamuda Gardens (75 ha) with 1,200+ low-rise homes and 2,100+ apartments across 7 towers, and Gamuda Central (123 ha) — a commercial and mixed-use district anchored by a 175,000 m² international shopping mall, offices, hotels, and the 2,605-unit Central Residence apartment complex. Adjacent to 123-hectare Yen So Park and its regulation lake system. One of Hanoi's largest gated communities with US$5 billion total investment, featuring SIS International School on a 2.3 ha campus. Low-rise phases delivered across 2014–2020; Central Residence is the active high-rise launch within Gamuda Central.
Better for long-term living than for investing.
Hanoi's most established international-standard gated township — 8 km from CBD with SIS school and 123 ha park next door. Central Residence at 70-85M/m2 is the active buy with 8% early discount and interest-free installment. Ring Road 4 service road completing Q2/2026 is a near-term catalyst, but Tam Trinh widening has been stalled for a decade.
| Project | Price | Distance |
|---|---|---|
| Sun Grand City Ancora Residence | 92,5 triệu/m² | 4.4 km |
| Hateco Hoang Mai | 30-40M/m2 (resale) | Same area, budget segment — basic amenities, no international school |
| Vinhomes Times City | 55-75M/m2 | Hai Ba Trung — 3 km closer to CBD with Vincom Mega Mall |
| Rose Town (79 Ngoc Hoi) | 28-31M/m2 | Hoang Liet, Hoang Mai — budget alternative, much smaller scale |
End-user: Good project with solid family living credentials (SIS school, 123 ha park, gated township) but tempered by suburban Hoang Mai location, peak-hour traffic on Tam Trinh, historical flood risk in the Yen So area, and premium pricing at 70-85M/m2 for the active Central Residence launch. Strong livability and project quality lift the score, but location and value tradeoffs keep it in the 7-range.
Investor: Decent investment backed by a proven 17-year Malaysian developer and strong appreciation history (The ZEN +150% since 2019). However, Central Residence enters at the top of Hoang Mai pricing with limited room for quick gains. Low apartment occupancy (~50%) in The One/Two and modest rental yields (~2.5%) weaken the rental case. Oversupply risk from 2,605 new Central Residence units is a meaningful concern.
| Developer | Gamuda Land Vietnam (Gamuda Berhad, Malaysia) |
| Construction | Construction |
| Completion | 2028 |
| Total Units | 5000 |
| Towers | 10 |
| Launch Date | 2014 |
| Handover | 2028 |
| Construction Permit | approved |
| Pink Book | partial |
| Pink Book % | 85% |
| Legal Notes | Red books (so do) with permanent ownership issued for all delivered low-rise units and apartments. Central Residence expected to receive red books upon handover 2027-2028. Malaysian developer with 17-year track record in Vietnam. |
Gamuda Gardens
| CBD (peak) | 25-35 min via Giai Phong |
| CBD (off-peak) | 15-20 min via Giai Phong / Ring Road 3 |
| CBD (motorbike) | 20-30 min via Giai Phong |
| Airport (peak) | 60-80 min via Ring Road 3 + Thang Long Highway |
| Airport (off-peak) | 45-55 min via Ring Road 3 + Thang Long Highway |
Upper-middle-class Vietnamese families and international expats, drawn primarily by SIS International School. Strong Korean and Japanese expat community. Low-rise zones are well-established with ~70-80% occupancy; The ZEN achieves ~80% occupancy. Older apartment blocks (The One, The Two) have softer occupancy at ~50%. Community skews toward families with school-age children.
