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10 of 11 delivered
Gamuda Land Vietnam (Gamuda Berhad, Malaysia)
10 of 11 sub-zones delivered · 1 upcoming 2027
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.
Balanced for both homeowners and investors.
Gamuda Gardens is Hanoi's most established gated township for families and expats — SIS International School on-site and 123 ha Yen So Park next door are hard to replicate elsewhere in the city. The premium over surrounding Hoang Mai pricing and high road noise from the Ring Road 3 corridor are the real constraints; buyers should verify the Tam Trinh widening progress before committing.
Homeowner: A solid township choice for homeowners, particularly families. Gamuda Land is a tier-1 Malaysian developer whose 274 ha Gamuda City combines an on-site SIS K-12 international school — a genuine rarity in Hanoi — with flood infrastructure that has kept the site dry since construction, including through the 2025 citywide flooding. The honest tradeoffs are premium pricing for a Hoang Mai suburban address, high road noise from the Ring Road 3 corridor, and peak-hour Tam Trinh congestion — though the 3.5 km road-widening is now in active construction following 100% land clearance in April 2026.
Investor: A well-evidenced investment with functioning resale and rental markets across multiple delivered sub-zones. ZEN apartments have appreciated 150%+ from their 2019 launch price, and sustained demand from Korean, Japanese, and Vietnamese family tenants keeps vacancy contained in the low-rise and ZEN sub-zones. The upcoming Gamuda Central 175,000 m² mall (targeting 2028) and the approved Metro Line 3 Phase 2 Yen So station (targeting ~2029) are the main near-term catalysts. Apartment yields sit at 3-5% — reasonable for a gated expat-oriented township but not exceptional — and older apartment sub-zones (One, Two) carry ~50% occupancy.
| Market range | 42 triệu – 230 triệu/m² |
| Unit price | 1,8 tỷ – 80 tỷ |
| Rent | 5 triệu – 50 triệu/mo |
| Launch price | 23 triệu/m² |
| Project | Price | Distance |
|---|---|---|
| Gamuda Gardens | 64 triệu/m² | — |
| Sun Grand City Ancora Residence | 62 triệu/m² | 4.4 km |
Resale apartment prices in the established sub-zones have held flat in early 2026, with low-rise sub-zones commanding a significant premium at 85-230M/m² over apartments at 64-87M/m².
| Developer | Gamuda Land Vietnam (Gamuda Berhad, Malaysia) |
| Status | 10 of 11 delivered |
| Completion | 2028 |
| Total Units | 1140 |
| Towers | 10 |
| Launch Date | 2014 |
| Handover | 2028 |
| Construction Permit | Approved |
| Pink Book | Partial |
| Pink Book % | 85% |
| Legal Notes | Red books (sổ đỏ) with permanent freehold ownership issued for all delivered low-rise and apartment phases: Botanic, Tropical, Eden, Mansions, Dahlia Homes, Azalea Homes, Iris Homes, The One, The Two, and The ZEN. Central Residence (2,605 units, Gamuda Central zone) is under construction — red books expected post-handover (developer target Q2/2027, is_estimated). Construction permits approved across all phases. Gamuda Land has operated in Vietnam since 2007 (~19 years); Gamuda City is its flagship Vietnamese township. The 85% pink-book rate reflects all delivered phases being fully documented; the residual 15% consists of pre-handover Central Residence units. |
Gamuda Gardens
| CBD (peak) | 42 min |
| CBD (off-peak) | 30 min |
| Airport (peak) | 72 min |
| Airport (off-peak) | 67 min |
Upper-middle-class Vietnamese families and international expats, drawn primarily by SIS International School. A strong Korean and Japanese expat community is established within the development. The low-rise sub-zones are well-settled with approximately 70-80% occupancy, and The ZEN sub-zone has reached roughly 80% occupancy. The older apartment sub-zones (The One, The Two) sit at approximately 50% occupancy. The community skews clearly toward families with school-age children.
