Family suitability: schools, hospitals, parks, safety
Quick Verdict
7.6
🏠 End-user
Good
7
📈 Investor
Solid
Better for long-term living than for investing.
HCMC's most ambitious new township — Foster + Partners on 117.4ha with metro, 92ha golf, and 2km waterfront canal. 65-70% built with SOHO delivered and pink books issuing. Premium pricing (100-180M/m²) but strongest sales momentum in HCMC: Cosmo Central sold out at launch.
Is this a good deal?
Project
Price
Distance
Empire City Thu Thiem
150-350M VND/m²
14.5ha in Thu Thiem, delivered, closer to D1 but much smaller scale and higher price point
Vinhomes Grand Park
60-80M VND/m²
Same district, delivered, more affordable but further east and less premium positioning
Saigon Sports City (Keppel)
80-100M VND/m²
Adjacent project, similar new-township concept but less developed and smaller scale
Score Breakdown
🏠 End-user
Risks
6.5
Value for money
6.5
Livability & family fit
8
Location & connectivity
7.8
Legal confidence
7
Quality & amenities
8.8
📈 Investor
Value for money
6.5
Location & demand
8
Legal confidence
7
Downside risk
6.5
Rental strength
6.5
Liquidity
6.5
Long-term growth
8
Why the scores differ
End-user: 7.6 = good project with meaningful tradeoffs. Exceptional amenity breadth (117.4ha Foster + Partners township, 92ha golf, 13ha park, metro 1km) and strong livability potential. However, premium pricing at 100-180M/m² (2-3x nearby Vinhomes Grand Park), only 10% pink books, and 2+ years of construction noise ahead temper the score. An Phú location is well-connected with metro but 30-45 min peak to D1.
Investor: 7.0 = good project with meaningful tradeoffs. Strong demand signals (Cosmo Central sold out, Park Place >60% first week) and real infrastructure catalysts (metro operational, Long Thành Airport 2026). But very high entry price at 100-180M/m² limits upside, no apartment rental track record exists, and delivery risk extends to 2028. Capital-gains dependent on township maturation rather than immediate cash flow.
Price & Market
Unit price
5,6 tỷ – 44 tỷ
Launch price
120 triệu/m²
•🟢 65-70% overall completion — well past speculative phase, SOHO delivered with pink books since Nov 2024
•🟢 Cosmo Central sold out at Jan 2026 launch, Park Place >60% booked first week — exceptional demand signals
•🟡 100-180M/m² is premium for Thu Duc — 2-3x nearby Vinhomes Grand Park (60-80M) but Foster + Partners brand commands it
•🟡 SOHO resale at 32-72B VND shows 20-50% appreciation — but no apartment resale data yet until Dec 2026 handover
•🔴 Construction noise continues until 2028+ across remaining phases — early residents face 2+ years of active construction
Should you buy here?
Best for:
✓Affluent families wanting HCMC's most prestigious new township address with golf and waterfront lifestyle
✓Expat families near BIS/AIS/ISHCMC international schools with metro access
✓Buyers who can wait 1-2 years for delivery and tolerate construction as the township matures
✓Golf enthusiasts — 92ha international course on-site is unique in HCMC
Not ideal for:
✗Budget under 6.5B VND — cheapest 1BR starts here, and 2BR starts at 7.7B
✗Anyone needing immediate move-in — apartments deliver Dec 2026 at earliest
✗D1 office workers sensitive to commute — 30-45 min peak is real despite metro
✗Buyers wanting a mature, fully operating community — township is still 30-35% incomplete
Market Trends
Prices increased ~20% from 90-120M/m² at 2024 launch to 100-180M/m² by early 2026. SOHO resale at 32-72B VND/unit (vs original <30B) shows 20-50% appreciation in delivered phase. Sales momentum accelerating: Cosmo Central sold out at launch, Park Place >60% booked week one. Price discovery accelerates as Masteri Grand View delivers Dec 2026.
Pros & Cons
Pros
✓117.4ha masterplan by Foster + Partners
✓Metro Line 1 station 1km away
✓Prime An Phú location, 7km to CBD
✓123,000m² mall + 2km Canal of Love
✓Long-term ownership, pink books issuing
Cons
✗Very high pricing 100-180M VND/m²
✗Most phases still under construction
✗Đỗ Xuân Hợp traffic congestion
✗Construction noise until 2028+
Unit Types
1BR
1 Beds · 1 Baths · 48–61 m²
5,6 tỷ - 7,6 tỷ
Singles & couples
2BR
2 Beds · 2 Baths · 66–84 m²
7,67 tỷ - 12 tỷ
Young families
3BR
3 Beds · 2 Baths · 90–144 m²
11,3 tỷ - 20 tỷ
Growing families
Penthouse
3 Beds · 3 Baths · 143–372 m²
11,3 tỷ - 20 tỷ
Growing families
4BR
4 Beds · 3 Baths · 110–181 m²
11,6 tỷ - 24 tỷ
Growing families
Project Details
Developer
Masterise Homes
Construction
Construction
Completion
2028
Total Units
11800
Towers
22
Legal Information
Launch Date
2021-03
Handover
2028
Construction Permit
approved
Pink Book
partial
Pink Book %
10%
Legal Notes
PM Decision 57/QD-TTg (Jan 2001) approved golf + residential complex. PM Document 867/TTg-KTN (Jun 2015) approved conversion from golf to urban project. HCMC approved 1/500 detailed planning Nov 2015. PM Document 224/TTg-CN (Feb 2017) approved adjustment to urban district (1,174,221.9m²). Construction permit No. 155/GPXD issued by HCMC Dept. of Construction (Dec 18, 2020). SDI Corp ownership transferred to Masterise Homes Aug 2021. Ground-breaking March 18, 2021. SOHO phase pink books issued from Nov 2024. Vietnamese citizens have long-term ownership; foreigners get 50-year lease. Bank guarantee by Techcombank.
Amenities
👨👩👧Family: British International School, AIS, and ISHCMC nearby. AEON Mall directly opposite on Liên Phường. Thu Duc City General Hospital 2km. Indoor and outdoor play areas.
🏋️Fitness: 92ha international golf course. Tennis and basketball courts. Adjacent to planned Nam Rạch Chiếc Sports Center. Waterfront jogging and cycling paths along 3km promenade.
🏖️Lifestyle: 2km Canal of Love with Southeast Asia's largest water music fountain. 123,000m² Grade A mall under development. Marina on Rạch Chiếc River. 3km waterfront promenade. 13ha City Park open since 2024.
🛒Convenience: Metro Line 1 Rạch Chiếc station 1km with free TGC01 electric shuttle. An Phú Interchange (completed 2025). 30 internal road lanes fully paved. 2 basement parking levels per building.
🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🅿️ Car Parking🎾 Tennis Court🛍️ Shopping Mall🏀 Basketball CourtShophouse Street🏍️ Motorbike Parking⚽ Multi-Purpose Court
Location & Commute
Global City
20 min
CBD
25 min
Airport
CBD (peak)
30-45 min to D1 via Mai Chí Thọ (An Phú Interchange completed 2025)
🔇 Low Noise🌊 Low Flood✈️ No Flight Path🛣️ Near Highway🏠 Low Airbnb
Affluent families, expats, high-end investors, young professionals
🏫 International Schools
•British International School (BIS) — 3 campuses in Thu Duc
•Australian International School (AIS)
•International School Ho Chi Minh City (ISHCMC)
🏥 Hospitals
•Thu Duc City General Hospital (2km)
•American International Hospital (AIH)
•FV Hospital
•Vinmec International Hospital
Things to consider (not deal breakers)
⚠️ Traffic
Đỗ Xuân Hợp can be congested during rush hours. An Phú Interchange completed 2025 significantly impr...
Đỗ Xuân Hợp can be congested during rush hours. An Phú Interchange completed 2025 significantly improves CBD access. Metro Line 1 operational since Dec 2025 with Rạch Chiếc station 1km away (free electric shuttle TGC01). Liên Phường road completed 2025. Ring Road 3 full completion expected June 2026. Long Thành International Airport basic completion end 2025, operational first half 2026.
→ An Phú Interchange completed 2025 transformed CBD access. Metro Line 1 Rạch Chiếc station 1km with free TGC01 electric shuttle (operational Dec 2025). Liên Phường road completed 2025. Ring Road 3 full completion Jun 2026.
🌊 Flood Risk
Low-lying area near Rạch Chiếc River, modern drainage system installed
→ Modern comprehensive drainage system installed during construction. Canal of Love (2km) doubles as stormwater management. Project elevated above surrounding terrain.
🚧 Construction
Near active construction sites
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This area scores 64 for Lifestyle Score · 66 for Family Score
117.4-hectare world-class urban township designed by Foster + Partners (UK), masterplanned as the new downtown of Ho Chi Minh City. Features high-rise apartments, townhouses, villas, shophouses, and a 92-hectare international golf course.
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