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3 of 3 delivered
Khang Điền & Keppel Land
3 of 3 sub-zones delivered
Vietnam's first BCA Green Mark certified compound — 11.8 ha of freehold riverfront villas and townhouses with Samsung SmartThings smart homes and Savills management.
Gladia By The Waters is an 11.8-hectare luxury residential compound in Bình Trưng Đông Ward, Thu Duc, developed by Khang Điền and Keppel Land. The project combines three low-rise villa and townhouse zones with two 25-storey apartment towers, built around a Terrarium concept that reserves 77% of the site for greenery and water features surrounding three branches of Rạch Chiếc River. It is the first project in Vietnam to receive Singapore's BCA Green Mark for Districts certification, with Samsung SmartThings smart home integration across all landed units and professional management by Savills Vietnam.
Better for long-term living than for investing.
One of the strongest gated low-rise compounds in the former District 2 corridor — Vietnam's first BCA Green Mark certified development, freehold titles for all low-rise units, and Savills management set it clearly apart from peers. The main trade-offs are Võ Chí Công peak-hour congestion and luxury pricing that limits the resale buyer pool.
Homeowner: A solid choice for homeowners seeking a low-density riverfront compound with international-grade green credentials. Keppel Land and Khang Điền's BCA Green Mark execution, freehold titles issued for all 226 low-rise units, and ICS bilingual school 1.6 km away give this project a clear family-lifestyle edge over peers in the same corridor. The honest trade-offs are peak-hour congestion on Võ Chí Công, no walkable hospital, and the two apartment towers still under construction alongside the delivered low-rise homes.
Investor: The investment case rests on developer quality and infrastructure upside rather than proven rental yield. Keppel Land and Khang Điền credentials and the Ring Road 3 Thu Duc section (operational since December 2025) provide floor protection, but luxury pricing of 230–280M/m² constrains the tenant pool and resale audience. Prices on The Grace twin villas and The Grand single villas have eased ~11% from initial launch levels — buyers today face less overpayment risk, but thin liquidity and an emerging resale market make medium-term holding the realistic scenario.
| Unit price | 23,46 tỷ – 72,7 tỷ |
| Launch price | 258 triệu/m² |
| Project | Price | Distance |
|---|---|---|
| Gladia | 237 triệu/m² | — |
| Lakeview City | Similarly priced — comparable villa and townhouse product mix | Same sub-district (Bình Trưng Đông, Thu Duc) — the most direct competitor |
| Estella Heights | Significantly lower per-m² entry for apartments — no villa product available | An Phú Ward, Thu Duc — closer to Thủ Thiêm, more urban feel |
| Masteri Thảo Điền | Substantially lower per-m² for luxury apartments; no landed villa product | Thảo Điền Ward, Thu Duc — established expat enclave with deeper rental demand |
Resale asking prices across Gladia's sub-zones have softened from initial launch levels, with most product types now clustered around 230M/m² — modest seller competition in a nascent market, set against a luxury peer median of approximately 258M/m².
| Developer | Khang Điền & Keppel Land |
| Status | 3 of 3 delivered |
| Total Units | 843 |
| Handover | 2027-Q4 |
| Construction Permit | Approved |
| Pink Book | Partial |
| Pink Book % | 27% |
| Legal Notes | All 226 low-rise units across The Posh, The Grace, and The Grand sub-zones received individual land use right certificates (sổ hồng) at a ceremony on January 25, 2026 — approximately three months after unit handover, an unusually fast timeline for a major HCMC project. The two 25-storey apartment towers (617 units) broke ground on January 25, 2026 and are under construction with handover targeted Q4 2027; title documents for apartment units are pending construction completion. Construction permits for the full development are approved. Khang Điền reported 2025 net profit of 1,633 billion VND, exceeding its own target by 63%; 2026 target is 2,000–2,500 billion VND with Gladia as the primary revenue driver. No financial or legal concerns identified. |
Gladia
| CBD (peak) | 35 min |
| CBD (off-peak) | 29 min |
| Airport (peak) | 57 min |
| Airport (off-peak) | 47 min |
| Long Thành (peak) | 47 min |
| Long Thành (off-peak) | 43 min |
A mix of established Vietnamese business families and expat professionals drawn by the riverfront setting, freehold land titles, and Singapore-standard development quality. The compound's 24-hour Savills management, Samsung SmartThings smart homes, and BCA Green Mark–certified green infrastructure attract owner-occupiers seeking a gated compound lifestyle with international management standards.
