Lexington Residence An Phu — Apartments on Mai Chi Tho, Thu Duc
Novaland Group
Delivered 2016
25th-floor sky clubhouse and rooftop pool on Mai Chí Thọ — with on-site kindergarten and medical clinic built into the complex.
💰 2,4 tỷ – 7 tỷ📏 63 triệu/m²🏗️ Delivered 2016🏢 1312 units
Lexington Residence is a 25-storey apartment complex on Mai Chí Thọ Boulevard in An Phú ward, Thu Duc City, developed by Novaland Group on 21,356 m² of land. Four residential towers (A, B, C, D) hold 1,312 apartments alongside a commercial tower (E), anchored by a 1,500 m² amenity deck on the 25th floor and a 4,000 m² podium wellness facility on the 4th floor.
Project news
Pink books still unissued — March 2024 court ruling confirmed Novaland's unresolved financial obligations
Legal · Mar 2024 · tuoitre.vn
Neighborhood
80*
Family Score
Excellent
Family appeal is well-supported in this corridor. ISHCMC's early-years campus is within 500m and Australian International School is under 1 km — two curated top-tier international options alongside the on-site kindergarten that means no off-site school commute for young families.
90*
Leisure Score
Excellent
Lifestyle amenities are strong here. Estella Place — a mid-sized mall with a deep food-and-beverage line-up — anchors the strip about 500m away, putting casual dining, cafés, and everyday social options within a short walk.
66
Convenience
Good
Daily convenience is covered. A supermarket sits next door and Tops Market An Phú is 550m away, together handling grocery needs without a car. MM Mega Market is under 900m for bulk shopping.
68*
Health
Good
Medical access is solid. American International Hospital (AIH) is about 740m away for acute care, supplemented by the on-site medical clinic within the complex for routine consultations without leaving the building.
76
Transit Access
Good
Transit access is solid, with An Phu Station on Metro Line 1 nearby. Metro Line 2 broke ground in January 2026, with its Thủ Thiêm terminal near the An Phú intersection targeted to open in 2030, adding a second rail line to the corridor.
92
Commute Ease
Excellent
29 min to Q1 Bến Thành via 153 → MRT1. 5 min walk to bus stop, 1 transfer.
35
Nightlife
Below Avg
Nightlife options exist but are scattered. A handful of bars and wine bars sit between 900m and 1.5 km away — enough for an occasional evening out but short of a concentrated entertainment district.
53
Quietness
Average
Quietness is moderate — this is a boulevard-facing address. Mai Chí Thọ generates ongoing traffic noise during peak hours, though bars and nightlife venues are all beyond 800m, keeping late-night disturbance limited.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7
🏠 Homeowner
Solid
6.9
📈 Investor
Solid
Balanced for both homeowners and investors.
A well-amenitied, fully-delivered apartment on Mai Chí Thọ's expat corridor — the on-site kindergarten, rooftop sky clubhouse, and ISHCMC early-years campus within walking distance make it a genuine family fit at a fair price. The binding constraint is the unissued pink books: Novaland's unresolved State financial obligations have blocked certificate issuance since 2016, and a March 2024 court ruling confirmed the impasse — buyers must verify the current status with the HCMC Land Registry before committing.
🏠 Homeowner
Value
7
Livability
7.5
Legal & delivery
6
Location & connectivity
7.3
📈 Investor
Value
7
Returns & exit
6.8
Legal & delivery
6
Location & demand
7.2
Why the scores differ
Homeowner: A solid choice for homeowners seeking an established, well-amenitied address in the An Phú expat corridor. The on-site kindergarten, medical clinic, and rooftop sky clubhouse are genuine differentiators at this price band, and ISHCMC's early-years campus is a short walk away. The main caution is the unissued pink books — Novaland has not cleared the required State financial obligations as of a March 2024 court ruling — and buyers should verify the current status with the HCMC Land Registry before proceeding.
Investor: A serviceable rental investment with clear tenant demand but a legal ceiling that constrains resale. Gross yields of 3.5–5% are reasonable for the segment, and the An Phú expat and professional tenant base is stable. The binding constraint is the outstanding pink-book issue: until Novaland resolves its State financial obligations, buyers who require a clean title certificate will sit out — limiting exit optionality to a narrower pool of legal-encumbrance-tolerant buyers.
Price & Market
Current Market Price
63 triệu/m²
📈+133% since launch
Market range
44 triệu – 80 triệu/m²
Unit price
2,4 tỷ – 7 tỷ
Rent
10 triệu – 21 triệu/mo
Launch price
27 triệu/m²
Est. Rental Yield4.0%
•🟢 Stable expat and professional rental demand in the An Phú corridor keeps occupancy consistently high, underpinned by the address's proximity to the Thảo Điền school cluster
•🟢 Rooftop clubhouse, on-site kindergarten, and Savills management maintain a pricing premium over comparably-aged buildings in the immediate area
•🟡 Compact 1BR and 2BR sizes (from 48.5 m²) cap absolute rent and limit the segment of premium family tenants the project can attract
•🔴 Pink books unissued since 2016 — court-confirmed March 2024 — narrow the resale buyer pool to those comfortable transacting without a title certificate, compressing exit optionality
•🟡 Metro Line 2 (Thủ Thiêm terminal near An Phú intersection, targeted 2030) adds medium-term location value if delivered on schedule
Is this a good deal?
🟢 ~59% cheaper than comparable projects
Project
Price
Distance
Lexington Residence
63 triệu/m²
—
Eaton Park
195 triệu/m²
0.3 km
Estella Heights
111,9 triệu/m²
0.4 km
Should you buy here?
Best for:
✓Families with young children valuing on-site kindergarten and multiple curated international schools within 1 km
✓Expatriates and returning overseas Vietnamese seeking established An Phú infrastructure and hotel-style management
✓Homeowners comfortable purchasing without a pink book certificate while the Novaland legal situation is unresolved
Not ideal for:
✗Buyers who require a clean ownership certificate before purchasing
✗Those needing large 3BR+ floorplans — the largest units are 97 m²
Market Trends
Resale prices sit at the mid-segment peer median (~63M VND/m²), reflecting the building's stable rental track record in the An Phú corridor; the An Phú Interchange completion is the nearest-term positive catalyst for the address.
Decision Factors
Strengths
✓On-site kindergarten (1,410 m²) and medical clinic (1,197 m²) built into the complex — genuinely rare for an upper-mid project delivered in 2016, eliminating two common daily off-site trips for families
✓25th-floor sky clubhouse (1,500 m²) with rooftop pool, library, restaurant, and lounge, plus a 4,000 m² podium wellness deck — a two-tier amenity stack above the segment norm for the era
✓ISHCMC early-years campus within 500m and Australian International School within 1 km — two curated top-tier international school options reachable on foot
✓Low 25% construction density with ample landscaped grounds and a park next door — quieter internal environment despite the boulevard-facing address
Tradeoffs
!Building completed October 2016 — check maintenance fund reserves, elevator condition, and any deferred capital works; Savills management is a positive signal but doesn't guarantee fund health
!Compact unit sizes: 1BR from 48.5 m², 2BR 69.75–74 m², 3BR 97 m² — limited for large families or buyers expecting generous floorplans
!Mai Chí Thọ Boulevard generates persistent peak-hour traffic noise; the An Phú Interchange (HC1-02 tunnel open February 2026, full completion targeted Q2 2026) will reduce congestion but not the noise floor for boulevard-facing units
Watch items
?Pink books (ownership certificates) remain unissued since the October 2016 handover — a March 2024 court ruling confirmed Novaland has not fulfilled required State financial obligations, and approximately 3,900 m² of mandatory park land on the Mai Chí Thọ frontage has not completed State transfer procedures. Verify current status directly with Novaland and the HCMC Land Registration Office before transacting.
?Maintenance fund and building condition: with approximately 10 years of occupation, verify the sinking fund balance and whether any major capital works (elevators, plumbing, façade) are overdue or deferred
Project Details
Developer
Novaland Group
Status
Delivered 2016
Completion
2016
Total Units
1312
Towers
5
Legal Information
Launch Date
2013
Handover
2016-10
Construction Permit
Approved
Pink Book
Not issued
Legal Notes
Pink books (ownership certificates) remain unissued to residents despite handover completing in October 2016. Approximately 3,900 m² of mandatory green park land on the Mai Chí Thọ frontage has not completed State transfer procedures, and Novaland had not fulfilled required financial obligations as of March 2024 — confirmed by a court ruling that same month rejecting a resident petition. Only the 17,500 m² of the site hosting residential towers has legally cleared certificates. Buyers should verify current status directly with Novaland and the HCMC Land Registration Office before transacting.
Amenities
👨👩👧Family: An on-site kindergarten (1,410 m²) and medical clinic (1,197 m²) remove two common daily errands for resident families. Low construction density — 25% — keeps grounds quiet and spacious.
🏋️Fitness: Rooftop gym and pool on the 25th floor plus a 600 m² main pool with sauna and hot tub on the 4th-floor wellness deck — two distinct fitness zones at different elevations.
🏖️Lifestyle: The 25th-floor sky clubhouse delivers a restaurant, café, and lounge alongside a gym and library — social spaces uncommon in most upper-mid projects. The 4th-floor pool deck adds a spa and hot-tub setting.
🛒Convenience: Underground parking across 21,159 m² comfortably handles all residents without surface overflow. A mini-market, 24-hour front desk, and WiFi coverage serve everyday needs without leaving the complex.
🏊 Pool♨️ Sauna🌳 GardenLounge🔥 BBQ Area🛗 Elevator👶 Kids Pool🧒 Play Area🔒 Security🛎️ Concierge🅿️ Car Parking🎾 Tennis Court🏋️ Gym🏍️ Motorbike Parking
Location & Commute
Lexington Residence
18 min
District 1 CBD
42 min
Tân Sơn Nhất Airport
47 min
Long Thành Airport
CBD (peak)
24 min
CBD (off-peak)
18 min
Airport (peak)
47 min
Airport (off-peak)
42 min
Long Thành (peak)
50 min
Long Thành (off-peak)
47 min
🚇
Metro
An Phu Station
Nearby
🛍️
Mall
Bắc Kim Thang Estella Place
Nearby
🛒
Supermarket
Kingfoodmart
Next door
🏫
Schools
International School Ho Chi Minh City – …
Nearby
🏥
Hospitals
American International Hospital (AIH)
Nearby
🌳
Park
Box In The Park
Next door
🔇 Moderate Noise🌊 High Flood🛣️ Near Highway
A mix of Vietnamese professionals, returning overseas Vietnamese, and expatriates drawn by the central An Phú location, highway connectivity, and proximity to the Thảo Điền international school corridor. The on-site kindergarten and hotel-style management under Savills attract families and corporate tenants seeking day-to-day convenience.
Things to consider (not deal breakers)
⚠️ Traffic
Mai Chí Thọ Boulevard experiences peak-hour congestion toward the Thu Thiem Tunnel. The An Phú Inter...
Mai Chí Thọ Boulevard experiences peak-hour congestion toward the Thu Thiem Tunnel. The An Phú Interchange (3,400 billion VND) is partially relieving the bottleneck: the 760-metre HC1-02 underground tunnel connecting the HCMC–Long Thanh expressway to the boulevard opened February 2026, with full interchange completion targeted Q2 2026. Xa Lộ Hà Nội provides an additional alternate route during heavy traffic.
Sub-zones
🏢
Block A Apartment
0 listings · 299 units
2,4 tỷ - 7 tỷ
44 triệu - 80 triệu/m²
🏢
Block B Apartment
0 listings · 357 units
2,4 tỷ - 7 tỷ
44 triệu - 80 triệu/m²
🏢
Block C Apartment
0 listings · 357 units
2,4 tỷ - 7 tỷ
44 triệu - 80 triệu/m²
🏢
Block D Apartment
0 listings · 299 units
2,4 tỷ - 7 tỷ
44 triệu - 80 triệu/m²
Notable Places
25th Floor Sky Clubhouse
A 1,500 m² amenity deck at the top of the residential towers housing a library, restaurant, café, lounge, gym, and rooftop pool — a scale and range of programming rare for an upper-mid project in this part of Thu Duc. Residents in all four towers share access.
On-site Kindergarten
A 1,410 m² kindergarten built into the complex, eliminating off-site school commutes for young families. Purpose-built childcare at this scale within a residential development is uncommon in the upper-mid segment.
On-site Medical Clinic
A 1,197 m² medical facility within the development offering basic and preventive healthcare to residents. A dedicated clinical space of this size inside a residential complex is a meaningful convenience for families and elderly residents.
Rooftop Sky Pool
Swimming pool on the 25th-floor amenity deck with elevated views over Mai Chí Thọ Boulevard and the surrounding Thu Duc skyline. Position at the top of the building separates it from the standard podium pools typical of the segment.
Wellness Pool Deck, Floor 4
A 4,000 m² podium wellness area centered on a 600 m² main pool, with overflow pool, sauna, hot tub, and spa set within a landscaped garden. The total area and combination of wet facilities place this above the typical single-pool podium setup common in the segment.
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