Delivered 2010

Mỹ Viên Phú Mỹ Hưng Apartments – Nam Viên District, District 7

Name: Mỹ Viên
Address: VN

Phú Mỹ Hưng Development Corporation

Delivered 2010 · Pink books 100%

One of the few low-rise apartment complexes in Phú Mỹ Hưng with direct frontage onto the 2-hectare Nam Viên Park — offering the park lifestyle within the established PMH address at a secondary-market price point well below newer towers.

💰 6,2 tỷ – 8 tỷ📏 70 triệu/m²🏗️ Delivered 2010🏢 150 units

Mỹ Viên is a low-rise condominium complex developed by Phú Mỹ Hưng Development Corporation within the Nam Viên sub-district of the Phú Mỹ Hưng master-planned township in Tân Phú Ward, District 7. The project comprises five 9-storey residential blocks on a 9,418 m² site, delivering 150 apartments ranging from 95 to 124 m² directly adjacent to the 2-hectare Nam Viên Park — the largest park within the Phú Mỹ Hưng urban zone. Situated on Nguyễn Lương Bằng Boulevard, the development forms part of the Nam Viên residential cluster alongside Cảnh Viên 1, Cảnh Viên 2, Mỹ Khang, and Green View, providing a walkable, park-fronting address at coordinates 10.7178°N, 106.7298°E in the established southern Phú Mỹ Hưng precinct.

Neighborhood

81*

Family Score

Excellent

Family appeal is exceptionally strong here. Sedbergh Vietnam–BCIS and Canadian International School are both nearby, placing two of HCMC's top international schools within easy walking distance of the project.

87*

Leisure Score

Excellent

Lifestyle options are excellent at street level. The immediate area is dense with cafés, restaurants, and casual dining that supports a varied daily social life without leaving the neighbourhood.

75

Convenience

Good

Daily convenience is very strong. Kingfoodmart is next door for grocery needs, and a broad mix of convenience stores and essential services falls within a short walk.

63

Health

Good

Health access is strong. FV Hospital — one of HCMC's leading international hospitals — is 2.1km away, while several specialist clinics are within easy reach for routine and specialist care.

65

Transit Access

Good

Transit access is limited to bus routes, with the nearest stop 150m away. Ben Thanh metro station is 8.6km distant — District 7 remains car-dependent with no metro connection currently in place.

70*

Commute Ease

Good

52 min to Q1 Bến Thành via 139 → 20. 5 min walk to bus stop, 1 transfer.

1

Nightlife

Below Avg

A solid local bar and pub scene is within walking distance — enough for casual evenings out, though there is no concentrated nightlife district in the immediate area.

31

Quietness

Below Avg

Noise levels are high at this address. The project fronts a busy 48-metre boulevard and sits near several bar and entertainment venues, making the surrounding environment notably active through the evening hours.

* Score includes on-site amenities that are planned or under construction, not yet open.

Domo Scores™

7.5

🏠 Homeowner

Good

6.8

📈 Investor

Solid

Better for long-term living than for investing.

Mỹ Viên is a strong long-term living choice for families prioritising park access and the Phú Mỹ Hưng international school cluster, available at secondary-market pricing below newer PMH towers. The honest tradeoffs are a 15-year-old building that needs renovation, high ambient noise from the boulevard, and no metro in a car-dependent district.

🏠 Homeowner

Value

6.5

Livability

7.7

Legal & delivery

8.7

Location & connectivity

7.3

📈 Investor

Value

6.5

Returns & exit

6

Legal & delivery

8.7

Location & demand

6.9

Why the scores differ

Homeowner: A solid homeowner choice in one of Phú Mỹ Hưng's most livable pockets. The project sits next to the 2-hectare Nam Viên Park and within easy walking distance of Sedbergh Vietnam–BCIS and Canadian International School — a school-and-park combination that is genuinely rare in District 7. The honest tradeoffs are a ~15-year-old building that will need interior renovation, significant peak-hour noise from Nguyễn Lương Bằng Boulevard, and no metro in a car-dependent district.

Investor: A secondary-market capital-appreciation hold, not a yield play. Rental gross yields run only ~2–2.5% against secondary prices of 65–73M/m², and the 15-year-old building limits the rental premium available to newer PMH towers. The established PMH address, fully issued pink books, and an active resale market give downside protection — but the return thesis depends on sustained PMH land-value appreciation, not rental income.

Price & Market

Current Market Price

70 triệu/m²

Market range	63 triệu – 82 triệu/m²
Unit price	6,2 tỷ – 8 tỷ
Rent	12 triệu – 16,5 triệu/mo

Est. Rental Yield2.4%

•🟢 Secondary resale market is active with pink books issued and pricing transparent — lower legal and entry risk than many Phú Mỹ Hưng peers at this vintage
•🟢 Spacious 2BR–3BR layouts (95–124 m²) at 65–73M/m² sit below the HCMC inner-city secondary average of ~67M/m² (CBRE Q1 2026), representing genuine relative value for a sought-after Phú Mỹ Hưng address
•🟢 Best-in-class school proximity: Sedbergh Vietnam–BCIS and Canadian International School both within 460m — a structural demand driver for the family buyer and tenant segments
•🟡 Older building stock (~15 years) means buyers face material renovation costs on top of purchase price; interior condition varies by unit and warrants individual inspection
•🟡 Rental yields are thin at ~2–2.5% gross — the return thesis is capital appreciation via Phú Mỹ Hưng land value, not rental income, which narrows the viable investor buyer pool

Is this a good deal?

🟢 ~32% cheaper than comparable projects

Project	Price	Distance
Mỹ Viên	70 triệu/m²	—
Aurora	90 triệu/m²	0.1 km
Hưng Phúc Premier	103 triệu/m²	0.2 km
Antonia	118 triệu/m²	0.3 km

Should you buy here?

Best for:

✓Families wanting park access and the Phú Mỹ Hưng international school cluster within walking distance
✓Homeowners entering the Phú Mỹ Hưng ecosystem at below-tower secondary pricing
✓Long-term occupants comfortable with low-rise, low-density living and a neighbourhood-feel atmosphere

Not ideal for:

✗Homeowners needing a quiet environment — the boulevard and nearby entertainment venues generate high ambient noise
✗Buyers wanting new-build finishes without renovation cost and effort

Decision Factors

Strengths

✓Direct frontage on the 2-hectare Nam Viên Park — the largest green space within the Phú Mỹ Hưng urban zone, shared with adjacent residential clusters
✓Sedbergh Vietnam–BCIS and Canadian International School both within 460m — an exceptional school-proximity advantage for families in District 7
✓Pink books fully issued on all 150 units; completed and managed by Phú Mỹ Hưng Development Corporation with low flood risk and township-standard maintenance
✓Spacious 95–124 m² apartments priced at 65–73M/m² — below comparable newer PMH towers and well below the HCMC inner-city secondary average, delivering strong space-per-dollar value

Tradeoffs

!Building is ~15 years old — buyers should budget for interior renovation to bring units up to current living standards before move-in
!High ambient noise from Nguyễn Lương Bằng Boulevard (48m wide, heavy peak-hour traffic) and nearby entertainment venues active into the evenings
!No metro — District 7 is car-dependent; CBD commutes typically run 20–30 minutes by car under normal conditions

Watch items

?Verify Bình Tiên Bridge construction status before factoring it into commute plans — the project has been approved but repeatedly delayed for over a decade; a Q1 2026 groundbreaking was targeted but not yet confirmed as started
?Inspect building condition and shared facilities carefully — a 15-year-old complex warrants thorough due diligence on structure, elevators, pool, gym, and common-area maintenance history
?Rental yields are thin (~2–2.5% gross); confirm realistic rental expectations against active Mỹ Viên listings before purchasing as an investment property

Unit Types

2BR

2 Beds · 2 Baths · 95–110 m²

6,2 tỷ – 7,8 tỷ

73 triệu/m²

Rent: 12 triệu - 13 triệu/mo

Young families

3BR

3 Beds · 2 Baths · 110–124 m²

7,4 tỷ – 8 tỷ

65 triệu/m²

Rent: 13 triệu - 16,5 triệu/mo

Growing families

Project Details

Developer	Phú Mỹ Hưng Development Corporation
Status	Delivered 2010
Total Units	150
Towers	5

Legal Information

Handover	2010
Construction Permit	Approved
Pink Book	Issued
Pink Book %	100%
Legal Notes	Completed project with pink books (sổ hồng) fully issued for all residential units. Vietnamese nationals hold permanent freehold; foreign nationals eligible for 50-year leasehold under Phú Mỹ Hưng joint-venture land conditions. No known legal disputes. Searched: Mỹ Viên sổ hồng, Mỹ Viên pháp lý, Phú Mỹ Hưng pink book — confirmed fully issued status across multiple listing sources.

Amenities

👨‍👩‍👧 Family: Children's playground on-site within the residential complex. Canadian International School (CIS), Singapore International School (SSIS), and RMIT Vietnam are all within a short drive inside the Phú Mỹ Hưng township, making this a practical base for families in the international school cluster.

🏋️ Fitness: On-site swimming pool and gymnasium with a dedicated yoga space serve residents within the compound. The 2-hectare Nam Viên Park immediately adjacent extends outdoor exercise options with green running paths and open-air activity zones.

🏖️ Lifestyle: Ground-floor commercial units within the development cover daily convenience needs. The 2-hectare Nam Viên Park immediately adjacent provides open-air walking paths, green space, and communal areas shared with the Cảnh Viên and Mỹ Khang neighbours. Crescent Mall and SC VivoCity are within a 10-minute walk via the internal Phú Mỹ Hưng road network.

🛒 Convenience: Basement parking provides free car and motorbike spaces for residents — a meaningful benefit in Phú Mỹ Hưng where parking at commercial developments requires payment. The 24/7 security and CCTV system is managed by Phú Mỹ Hưng Development Corporation under its township-wide standards.

🏊 Pool🌳 Garden🛗 Elevator🧒 Play Area🔒 Security🅿️ Car Parking🏋️ Gym🏍️ Motorbike Parking

Location & Commute

Mỹ Viên

24 min

District 1 CBD

49 min

Tân Sơn Nhất Airport

59 min

Long Thành Airport

CBD (peak)	36 min
CBD (off-peak)	24 min
Airport (peak)	65 min
Airport (off-peak)	49 min
Long Thành (peak)	68 min
Long Thành (off-peak)	59 min

🚇

Metro

Ben Thanh Station

8.6km

🛍️

Mall

Crescent Mall

1.7km

🛒

Supermarket

Kingfoodmart

Next door

🏫

Schools

Sedbergh Vietnam – BCIS

Nearby

🏥

Hospitals

FV Hospital

2.1km

🌳

Park

Công viên Cảnh viên

Next door

Major Roads

Nguyễn Lương Bằng BoulevardNguyễn Văn Linh Boulevard — main east-west arterial connecting to District 8 and Thu Duc

🔇 High Noise🌊 None Flood🛣️ Not Near Highway

Predominantly Vietnamese upper-middle-class families and professionals who prioritise park access, walkability, and the established Phú Mỹ Hưng community over high-rise views or newer building stock. The low-rise, park-fronting setting draws owner-occupiers seeking a neighbourhood-like atmosphere within the PMH urban zone.

Things to consider (not deal breakers)

⚠️ Traffic

Nguyễn Lương Bằng Boulevard carries significant peak-hour traffic, particularly toward the junction ...

Nguyễn Lương Bằng Boulevard carries significant peak-hour traffic, particularly toward the junction with Nguyễn Văn Linh Boulevard and the Crescent area. Phú Mỹ Hưng's internal road network provides alternative routing for most daily intra-PMH movements. CBD commutes by car typically run 20–30 minutes under normal conditions.

→ The Phú Mỹ Hưng internal grid and multiple entry/exit points on Nguyễn Lương Bằng and Nguyễn Đức Cảnh allow residents to choose departure routes. Staggering departure times outside peak windows reduces delays materially.

🌊 Flood Risk

Flood risk is low. Phú Mỹ Hưng's integrated drainage infrastructure and elevated site grading largel...

Flood risk is low. Phú Mỹ Hưng's integrated drainage infrastructure and elevated site grading largely insulate the core township area from the minor flooding that can affect lower-lying outer parts of District 7.

→ PMH's engineered drainage and elevated ground levels mean residents very rarely experience flooding. The township's drainage network is maintained and prioritised under the master developer's management plan.

Sub-zones

🏢

A

0 listings

6,2 tỷ - 8 tỷ

63 triệu - 82 triệu/m²

🏢

B

0 listings

6,2 tỷ - 8 tỷ

63 triệu - 82 triệu/m²

🏢

C

0 listings

6,2 tỷ - 8 tỷ

63 triệu - 82 triệu/m²

🏢

D

0 listings

6,2 tỷ - 8 tỷ

63 triệu - 82 triệu/m²

🏢

E

0 listings

6,2 tỷ - 8 tỷ

63 triệu - 82 triệu/m²

Notable Places

Nam Viên Park

The 2-hectare Nam Viên Park is directly adjacent to the project and shared with the Cảnh Viên and Mỹ Khang residential clusters — making it the largest green space within the Phú Mỹ Hưng urban zone and a primary daily-use outdoor amenity for all Nam Viên residents.

Swimming Pool

Shared swimming pool serving all five residential blocks. Within a low-rise complex where most outdoor activity takes place at ground level, the pool functions as the primary on-site recreation anchor alongside the adjacent Nam Viên Park.