LuxGarden District 7 - Saigon River Views, Full Legal Title
Đất Xanh Group
Delivered 2017 · Pink books 100%
Dual Saigon River frontage with 60 sky garden apartments — rare in District 7's sub-1-hectare high-rise market.
💰 2,3 tỷ – 6,1 tỷ📏 39 triệu/m²🏗️ Delivered 2017🏢 524 units
LuxGarden is a two-tower residential complex by Đất Xanh Group at 370 Nguyễn Văn Quỳ, District 7, on a 0.91-hectare site fronting the Saigon River. The project delivers 524 units across two 27-floor towers — including standard apartments, officetel units, and 60 sky garden apartments with stepped-terrace design on floors 17–25.
Project news
Developer Đất Xanh Group rebrands to Bluemarq Group
Legal · May 2026 · vietnam.vn
LuxGarden residents escalate 7-year road access dispute to city leadership
Construction · Dec 2025 · thanhnien.vn
District 7 formally recognises LuxGarden's new resident management board
Legal · Feb 2025 · kinhtedothi.vn
Neighborhood
76*
Family Score
Good
Family appeal is strong for the surrounding area. EMASI bilingual school — one of HCMC's top bilingual schools — is at 1.1 km, giving families of school-age children a credible walkable-distance option.
84*
Leisure Score
Excellent
Lifestyle options are solid for a compact urban project. A gym is a short walk away, and a cluster of cafés and casual dining venues within 350–570 m supports daily leisure without requiring a trip to a major mall.
56
Convenience
Average
Basic daily convenience is covered — a WinMart+ is next door for immediate grocery needs, though the broader retail range is limited at street level and Crescent Mall is 2.7 km away for a fuller shopping run.
37
Health
Below Avg
Healthcare access is moderate — a pharmacy is within 450 m for everyday medical needs, and FV Hospital, one of HCMC's top private hospitals, is at 2.6 km for acute or specialist care.
48
Transit Access
Average
Transit access is limited — bus routes connecting to the city center exist, but the nearest stops are approximately 2.1–2.4 km away, and no operating metro station serves this part of District 7.
70*
Commute Ease
Good
52 min to Q1 Bến Thành via 20. 27 min walk to bus stop.
0
Nightlife
Below Avg
No dedicated nightlife scene serves this stretch of District 7 — the area's character is primarily residential and waterfront, with evenings oriented toward building amenities and local dining rather than bar or club entertainment.
59
Quietness
Average
Ambient noise is moderate — the Nguyễn Văn Quỳ frontage carries port-bound freight traffic and scattered local bars and eateries add evening activity, making this a functional residential address rather than a quiet retreat.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.6
🏠 Homeowner
Good
7.5
📈 Investor
Good
Balanced for both homeowners and investors.
A river-view upper-mid option in District 7 with 100% issued pink books, strong on-site amenities, and distinctive sky garden units — suited to homeowners and rental investors who are prepared to investigate and accept the project's long-running road-access dispute as the primary due-diligence item. The 0.91 ha footprint for 524 units limits outdoor communal space.
🏠 Homeowner
Value
7.7
Livability
7
Legal & delivery
8.7
Location & connectivity
7.3
📈 Investor
Value
7.7
Returns & exit
7.2
Legal & delivery
8.7
Location & demand
7.1
Why the scores differ
Homeowner: A solid choice for homeowners in the 3–5 tỷ District 7 river-view bracket. Saigon River frontage on two streets, a 500 m² infinity pool, and 100% issued pink books give it a clean title and lifestyle edge over most D7 peers at this price. The one material quality-of-life risk is the chronic road-access dispute — seven years unresolved, residents sharing a container-truck route off Nguyễn Văn Quỳ — which buyers should investigate and budget for before committing.
Investor: A reasonable rental income story supported by a dual tenant pool — residential families and officetel professionals — with documented secondary market trading at 39–40M/m² and implied gross yields of roughly 6–8% for 2BR units. Upside is capped by D7 officetel oversupply compressing officetel-specific returns, the unresolved road-access dispute adding friction to tenant attraction, and a 2017 building approaching its mid-cycle maintenance obligations.
Price & Market
Current Market Price
39 triệu/m²
📈+63% since launch
Market range
33 triệu – 46 triệu/m²
Unit price
2,3 tỷ – 6,1 tỷ
Rent
7 triệu – 24 triệu/mo
Launch price
24 triệu/m²
Est. Rental Yield4.4%
•🟢 Resale prices of 39–40M/m² sit approximately 17% below the value-segment peer median, suggesting relative affordability for a riverfront project — buyers access river views at a discount to comparable D7 resale comps
•🟢 The Nguyễn Văn Linh–Nguyễn Hữu Thọ underpass, operational since December 2025, has relieved D7's most congested arterial junction, improving access between the Phú Thuận waterfront and Phú Mỹ Hưng for daily commutes
•🟡 The approved Bình Tiên Bridge-Road (VND 6,300 billion; groundbreaking 2026, targeted completion 2027–2028) will create a western link from Khu Nam to the city center — a meaningful connectivity uplift for the area when delivered
•🟡 100% pink books support resale liquidity, but D7 officetel oversupply continues to weigh on officetel-specific yields and limits buyer appetite for that sub-segment
•🔴 The road-access dispute (shared container-truck route, planned roads D7/N14 unbuilt) remains unresolved after seven years and was escalated to city leadership in late 2025 — an active risk that prospective buyers must independently investigate before committing
Is this a good deal?
🟢 ~89% cheaper than comparable projects
Project
Price
Distance
LuxGarden
39 triệu/m²
—
Sky Garden (Phú Mỹ Hưng)
Similarly priced per m² resale — more established location
Deep inside Phú Mỹ Hưng — no river view, quieter streets and better pedestrian access
Lavida Plus
Approximately 15–20% more expensive per m² — newer 2022 project, larger complex
On Nguyễn Văn Linh — better CBD access, no river frontage
Q7 Saigon Riverside
Lower entry point at roughly 30–35M/m² — smaller units, value segment
Also riverfront in D7 — newer inventory, less mature resident community
Should you buy here?
Best for:
✓River-view buyers with a 3–5 tỷ budget in District 7
✓Families with school-age children — EMASI and Renaissance International within 1–2 km
✓Phú Mỹ Hưng corridor workers wanting a short commute
Not ideal for:
✗Daily peak-hour commuters to District 1 — 30–40 min by car each way
✗Families who prioritise large outdoor grounds and open green space
Market Trends
Resale prices have held steady around 39–40M/m² with river-view and sky garden units commanding modest premiums; the officetel segment shows compressed yields relative to the broader D7 market but retains an active rental pool.
Decision Factors
Strengths
✓Saigon River frontage on two streets, plus 60 stepped-terrace sky garden units — rare differentiation in District 7's compact high-rise market at this price point
✓100% pink books issued with long-term ownership tenure — the cleanest legal profile a delivered 2017 project can carry, supporting both homeowner confidence and resale liquidity
✓Strong on-site wellness amenities relative to footprint: 500 m² infinity pool, spa, gym, yoga room, and riverside park within the 0.91 ha site
✓EMASI bilingual school (ranked top six in HCMC) at 1.1 km and FV Hospital at 2.6 km — meaningful daily-life anchors for families and a draw for prospective tenants
Tradeoffs
!Small 0.91 ha site for 524 units — outdoor communal space per resident is limited for a family-oriented project, with the riverside park and pool area shared across all units
!No legal road connection to Đào Trí — residents have shared a container-truck access route off Nguyễn Văn Quỳ for seven years, adding daily traffic friction and uncertainty
!30–40 min peak-hour commute to District 1 by car; public transit requires a 27-minute walk to the nearest bus stop — residents without private vehicles face a real access gap
Watch items
?Road-access dispute status: residents escalated to HCMC city leadership in late 2025 after seven years unresolved — verify current status of planned roads D7/N14 and whether formal access to Đào Trí has been established before committing
?Officetel rental market: D7 officetel yields have compressed since 2020 due to oversupply — confirm current market rents and occupancy before underwriting an officetel-specific investment
?Building maintenance cycle: 2017 construction means the first major maintenance fund draw and key building-system overhaul cycle is approaching — verify the resident management board's financial position and planned contribution schedule
Unit Types
Officetel
0–1 Beds · 1 Baths
Under review
—
39 triệu/m²
Singles & couples
2BR
2 Beds · 2 Baths · 61.5–77 m²
2,3 tỷ – 3,6 tỷ
39 triệu/m²
Rent: 7 triệu - 15 triệu/mo
Young families
3BR
3 Beds · 2 Baths · 95–140.76 m²
4 tỷ – 6,1 tỷ
40 triệu/m²
Rent: 15 triệu - 24 triệu/mo
Growing families
Project Details
Developer
Đất Xanh Group
Status
Delivered 2017
Total Units
524
Towers
2
Legal Information
Launch Date
2016
Handover
2017
Construction Permit
Approved
Pink Book
Issued
Pink Book %
100%
Legal Notes
All 524 units have individual pink books issued, delivered approximately one year after handover (circa 2019). Ownership is long-term freehold for Vietnamese nationals. No disputes over title. Developer Đất Xanh Group rebranded to Bluemarq Group in May 2026 (new business registration issued May 6, 2026); property management continues under the renamed group. Unresolved infrastructure issue: planned connecting roads D7 and N14 (linking to Đào Trí Road) were never constructed; over 2,500 residents share a container-truck access route on Nguyễn Văn Quỳ as of December 2025.
Amenities
👨👩👧Family: A children's playground and garden areas within the 59% open-space allocation provide safe outdoor areas. Phú Mỹ Hưng's international and bilingual school corridor is 5–10 minutes away.
🏋️Fitness: A 500 m² overflow pool at podium level with Saigon River views is the signature water amenity. A gym, yoga room, and on-site spa complete a wellness offering that goes beyond what most mid-range District 7 projects provide.
🏖️Lifestyle: A mini supermarket and commercial podium street handle daily errands without leaving the building. The BBQ terrace and social garden spaces support weekend gatherings for residents.
🛒Convenience: Secured basement parking for cars and motorbikes, 24/7 security, and four elevators per tower keep daily logistics smooth. Building operations are managed by Bluemarq Group (formerly Đất Xanh Group).
🏊 Pool🌳 Garden🔥 BBQ Area🛗 Elevator🧒 Play Area🔒 Security🧘 Yoga🌿 Sky Garden🅿️ Car Parking🏋️ Gym🏍️ Motorbike Parking
Location & Commute
LuxGarden
25 min
District 1 CBD
49 min
Tân Sơn Nhất Airport
58 min
Long Thành Airport
CBD (peak)
36 min
CBD (off-peak)
25 min
Airport (peak)
69 min
Airport (off-peak)
49 min
Long Thành (peak)
64 min
Long Thành (off-peak)
58 min
🚇
Metro
Opera House Station
7.4km
🛍️
Mall
Crescent Mall
2.7km
🛒
Supermarket
Cửa hàng WinMart+ SH11 Luxgarden
Next door
🏫
Schools
Renaissance International School Saigon
1.8km
🏥
Hospitals
FV Hospital
2.6km
🌳
Park
Công Viên KDC Nam Long
Nearby
Major Roads
Nguyễn Văn QuỳĐào TríNguyễn Hữu Thọ
🔇 Moderate Noise🌊 Low Flood🛣️ Not Near Highway
A mix of middle-to-upper-income Vietnamese families and expats attracted by the river frontage and proximity to Phú Mỹ Hưng. Many residents work in the District 7 corridor. The officetel units draw younger professionals and buy-to-let investors.
Things to consider (not deal breakers)
⚠️ Traffic
LuxGarden has no legal dedicated road connection to Đào Trí Road — planned roads D7 and N14 were nev...
LuxGarden has no legal dedicated road connection to Đào Trí Road — planned roads D7 and N14 were never built by the developer. Over 2,500 residents share a container-truck access route off Nguyễn Văn Quỳ, with the dispute unresolved as of December 2025. The Nguyễn Văn Quỳ–Đào Trí corridor also experiences general congestion from port-bound freight traffic. Connecting to District 1 routes through Nguyễn Hữu Thọ or Phú Mỹ Bridge.
→ Residents with flexible schedules largely avoid peak congestion. The Nguyễn Hữu Thọ corridor to District 1 is faster than the distance suggests.
🌊 Flood Risk
The Phú Thuận waterfront sits close to the Saigon River tidal line and lower surrounding streets can...
The Phú Thuận waterfront sits close to the Saigon River tidal line and lower surrounding streets can flood during heavy rain seasons. The project podium is elevated above street grade.
→ District 7 drainage upgrades since 2020 have reduced flooding frequency on adjacent streets. The project's elevated podium and basement waterproofing limit direct unit impact.
Sub-zones
🏢
Block A
0 listings
2,3 tỷ - 6,1 tỷ
33 triệu - 46 triệu/m²
🏢
Block B
0 listings
2,3 tỷ - 6,1 tỷ
33 triệu - 46 triệu/m²
Notable Places
Infinity Pool
A 500 m² overflow pool at podium level with Saigon River views — among the few residential pools with this scale and design in District 7's sub-1-hectare high-rise market. Includes a separate children's section alongside the main adult pool.
Riverside Park
On-site green park along the project's Saigon River frontage, part of the 59% open-space allocation within the 0.91-hectare site. Serves as a landscaped walkable buffer between the residential towers and the riverbank.
Spa
On-site spa with wellness and body treatment services — a feature more commonly found in upper-mid and luxury condos than in mid-range District 7 projects. Provides residents in-complex recovery facilities without requiring a trip outside.
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