Sun Urban City Hà Nam/Kim Ngân

Selling

Kim Ngân - Sun Urban City

Name: Kim Ngân
Address: VN

Selling

💰 5 tỷ – 30 tỷ🏗️ Selling🏢 20800 units

Low-rise subdivision adjacent to Kim Tiền, on the 13.5m, 27m and 30m interior streets of the Era zone. Plot sizes span 56-160m² for townhouses and shophouses, with detached and semi-detached villas at 180-200m².

Lifestyle Score

Average

Daily convenience: dining, shopping, entertainment, transit access

Family Score

Good

Family suitability: schools, hospitals, parks, safety

Quick Verdict

7.3

🏠 End-user

Solid

6.2

📈 Investor

Mixed

Better for long-term living than for investing.

Biggest and most ambitious township in Hà Nam — strong for family end-users and medium-term holders, weak for anyone commuting to central Hanoi daily.

Is this a good deal?

Project	Price	Distance
Kim Ngân	105 triệu/m²	—
Sun Urban City Hà Nam	100 triệu/m²	1.1 km

Score Breakdown

🏠 End-user

Risks

6.5

Value for money

7.8

Livability & family fit

7.8

Location & connectivity

5.8

Legal confidence

7.3

Quality & amenities

8.2

Why the scores differ

End-user: Good project with meaningful tradeoffs (7.0–7.9 band). Sun Group's most ambitious provincial township — 420 ha, on-site Sun World theme park, international school and hospital, 200 ha of green and water at 18% density. Exceptional amenity package for the upper-mid segment. However, Phủ Lý is 60 minutes from Hanoi, ruling out daily commuting. Township is still filling out amenities and surrounding retail is thin. Best suited for Hà Nam and south-Hanoi families who want space and community infrastructure without the Hanoi price tag.

Investor: Mixed project, suitable only for certain investors (6.0–6.9 band). Entry pricing sits 30-40% below comparable Sun Group/Vinhomes townships near Hanoi — attractive if infrastructure catalysts materialize. But Phủ Lý rental demand is thin, yields are under 4%, and secondary liquidity is slow outside launch events. 20,800 total units in a provincial market creates oversupply risk. Appreciation depends on the high-speed rail stop (2030), Sun World opening (2026), and expressway expansion — all uncertain. Strictly a medium-to-long-term hold for investors who accept catalyst dependency.

Price & Market

Current Market Price

105 triệu/m²

Unit price

5 tỷ – 30 tỷ

•🟢 Pricing sits 30-40% below comparable Sun Group townships near Hanoi — strong entry point relative to Sun Urban Nam An Khánh or Vinhomes Ocean Park.
•🟡 Secondary liquidity on low-rise products exists but transactions are slow outside launch events.
•🟢 Long-term pink books on villas, shophouses and townhouses — cleaner legal than 50-year condo-only peers nearby.
•🔴 High-rise demand in Phủ Lý is still developing — rental yields under 4% are realistic, not the 5-6% seen closer to Hanoi.

Should you buy here?

Best for:

✓Hà Nam and south-Hanoi families upgrading to a 3-4 tỷ townhouse with on-site school and hospital
✓Families prioritizing green space, low density, and resort-style living over Hanoi proximity
✓Remote workers or retirees who don't need daily Hanoi commuting

Not ideal for:

✗Anyone commuting to central Hanoi daily — 60 minutes each way is unsustainable long-term
✗Buyers wanting a mature neighborhood with established retail, dining, and community
✗Buyers who need immediate livability — many amenities are still under construction

Pros & Cons

Pros

✓First Sun World theme park in Hà Nam (20 ha)
✓On-site international school and hospital
✓Long-term pink books on low-rise units
✓3km from CT.01 expressway interchange
✓High green ratio — 200ha of 420ha

Cons

✗60 minutes to central Hanoi outside peak
✗Thin Phủ Lý rental demand for high-rise
✗Township still filling out amenities

Project Details

Status	Selling
Total Units	20800

Legal Information

Launch Date	2024-10
Construction Permit	approved
Legal Notes	Mixed ownership terms by product: low-rise villas, townhouses and shophouses carry long-term pink books; high-rise apartments carry 50-year Vietnamese ownership, longer for foreign buyers under standard quotas.

Amenities

👨‍👩‍👧 Family: On-site international K-12 school, general hospital, kindergartens, playgrounds and a 60ha cultural lake park for weekend family use.

🏋️ Fitness: Outdoor and indoor sports complex, multi-purpose courts, jogging and cycling lanes along the boulevard and resort-style pools.

🏖️ Lifestyle: Sun World Hà Nam theme park, water park, indoor Wonder Land, festival plaza and 1.5km scenic boulevard for events.

🛒 Convenience: Shophouse streets along Quảng Trường and Điện Biên Phủ boulevards, basement parking in high-rise blocks and 24/7 gated security.

Pets🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🅿️ Car Parking🎾 Tennis Court🏀 Basketball CourtShophouse Street🏍️ Motorbike Parking⚽ Multi-Purpose Court

Location & Commute

Kim Ngân, Sun Urban City Hà Nam

60 min

CBD

75 min

Airport

🛍️

Mall

Vincom Plaza Phủ Lý 3km

🏫

Schools

1 nearby

🏥

Hospitals

2 nearby

Major Roads

Lê Duẩn BoulevardNguyễn Văn Linh BoulevardQuảng Trường BoulevardĐiện Biên Phủ BoulevardCT.01 Hanoi–Ninh Bình Expressway

🔇 Low Noise🌊 Low Flood✈️ No Flight Path🛣️ Near Highway🏠 Low Airbnb

Primarily Hà Nam and southern Hanoi families trading smaller Hanoi units for more space, plus investors betting on the Hanoi–Ninh Bình corridor.

🏫 International Schools

•On-site international K-12 school (Sun Group)

🏥 Hospitals

•On-site international general hospital
•Hà Nam General Hospital

Things to consider (not deal breakers)

⚠️ Traffic

Quốc lộ 1A through Phủ Lý slows during morning and holiday peaks; the CT.01 expressway absorbs Hanoi...

Quốc lộ 1A through Phủ Lý slows during morning and holiday peaks; the CT.01 expressway absorbs Hanoi-bound traffic well outside peaks.

→ CT.01 expressway interchange 3km away and a planned Hanoi–HCMC high-speed rail stop at Phủ Lý cut Hanoi travel time materially.

🌊 Flood Risk

Site sits on raised ground above the Châu Giang and Đáy river plain with internal lakes acting as fl...

Site sits on raised ground above the Châu Giang and Đáy river plain with internal lakes acting as flood buffers.

→ 60-hectare water surface and raised platforms designed for surface drainage across the 420ha site.

🚧 Construction

Near active construction sites

Nearby Projects

Sun Urban City Hà Nam

1.1 km

100 triệu/sqm

5% cheaper

Growth Catalysts

🚀Hanoi–HCMC high-speed rail stop at Phủ Lý (2030)
🚀Hà Nam administrative merger into Ninh Bình province (2025)
🚧Sun World Hà Nam theme park opening (2026)
🚀CT.01 expressway capacity expansion (2027)