The only large riverside compound in Thảo Điền with Saigon River exposure on two sides, a 28% building density, and the highest expat tenant concentration in the sub-area.
💰 3,5 tỷ – 8,5 tỷ📏 54 triệu/m²🏗️ Delivered 2014🏢 1008 units
Tropic Garden is a riverside apartment complex by Novaland in An Khánh ward (formerly Thảo Điền), set on 2.3 hectares with five 27-storey towers and 1,008 apartments. The site borders the Saigon River on two sides, giving most units unobstructed water views. Completed in phases between 2014 and 2016, it has become the anchor expat residential address in the Thảo Điền sub-area, partly due to its proximity to British International School and La Petite Ecole.
Project news
Tower A pink books included in December 2025 Novaland legal unblocking for 10,500 HCMC households
Legal · Dec 2025 · cafef.vn
Neighborhood
74*
Family Score
Good
Family appeal is exceptionally strong here. The International French School is next door, and British International School's Junior Campus — ranked among HCMC's top private primary schools — is 650 m away on foot.
93
Leisure Score
Excellent
Leisure options are among the densest in Thảo Điền. Cafés, international restaurants, and a boutique fitness studio cluster within 200 m of the gate — an unusually rich mix for a residential address.
67*
Convenience
Good
Daily convenience is solid. Aeon Citimart is next door for routine grocery needs, and the surrounding Thao Dien streets add specialty grocers and convenience stores within 500 m.
64
Health
Good
Health access is adequate. A well-reviewed clinic handles day-to-day medical needs within 860 m, and Vinmec Central Park International Hospital is 2.3 km away for specialist and emergency care.
39
Transit Access
Below Avg
Transit access requires a short ride — Thao Dien Station on Metro Line 1 is 1.8 km from the project, which needs a motorbike or taxi rather than a walkable approach.
82
Commute Ease
Excellent
37 min to Q1 Bến Thành via 153 → MRT1. 8 min walk to bus stop, 1 transfer.
45
Nightlife
Average
Nightlife has genuine presence here. Several popular bars and casual venues sit within 350 m, giving residents easy evening options, but there is no concentrated late-night club district.
0
Quietness
Below Avg
Noise levels here are at the maximum end of the scale. The project sits at the heart of Thao Dien's most active bar-and-dining precinct, with a dense cluster of venues on multiple surrounding streets within 300 m.
* Score includes on-site amenities that are planned or under construction, not yet open.
Domo Scores™
7.5
🏠 Homeowner
Good
7.5
📈 Investor
Good
Balanced for both homeowners and investors.
Tropic Garden is the reference expat address in Thảo Điền — walking access to La Petite Ecole and British International School, Saigon River views on two sides, and a well-tested rental market with documented yields. The tradeoffs are predictable and priced in: a 2012-era build with dated interiors, consistently high noise from the surrounding dining precinct, and peak-hour bridge congestion that is a real daily friction for District 1 commuters.
🏠 Homeowner
Value
7.6
Livability
7.4
Legal & delivery
7.9
Location & connectivity
7.3
📈 Investor
Value
7.6
Returns & exit
7.7
Legal & delivery
7.9
Location & demand
6.9
Why the scores differ
Homeowner: A solid choice for homeowners who want proven Thảo Điền living without paying luxury pricing. La Petite Ecole is next door and British International School's Junior Campus is a 10-minute walk — the school anchor that defines the expat residential market in this sub-area. The tradeoffs are clearly legible: a 2012-era build means dated finishes and renovation costs, the Thảo Điền peninsula's two bridge exits create predictable morning delays, and ambient noise from the surrounding bar-and-restaurant precinct is consistently high.
Investor: A reliable income investment anchored by a deep, documented expat tenant pool. Gross rental yields of 5–6% on 2-bedroom units are among the stronger outcomes for completed Thủ Đức projects, and the secondary market is liquid. The main watch item is Tower A (blocks A1 and A2, approximately 388 units): pink books are pending, though included in the government's December 2025 Novaland legal unblocking — buyers in those blocks should verify current status with the developer before transacting.
Price & Market
Current Market Price
54 triệu/m²
📈+130% since launch
Market range
40 triệu – 78 triệu/m²
Unit price
3,5 tỷ – 8,5 tỷ
Rent
14 triệu – 38 triệu/mo
Launch price
23,5 triệu/m²
Est. Rental Yield5.2%
•🟢 Saigon River dual-frontage commands a documented premium — river-facing units consistently trade above same-floor interior units, a persistent buyer preference that supports resale liquidity
•🟡 At ~54M VND/m², Tropic Garden sits 14% below the mid-segment peer median — value positioning relative to newer Thao Dien completions, with the 2012 vintage appropriately reflected in the price
•🟢 Expat tenant base supports gross rental yields of 5–6% on 2-bedroom units — rental demand is durable, anchored by BIS and La Petite Ecole proximity that creates a self-renewing international school catchment
•🔴 Tower A (blocks A1 and A2, ~388 of 1,008 units) has pink books pending — included in the December 2025 government legal unblocking for Novaland households, but buyers in those blocks should verify current status before transacting
•🟡 A 720-metre pedestrian and cycling bridge from An Khánh to central Saigon is under construction targeting September 2026 — provides a new non-motorised crossing option, a connectivity improvement for residents without resolving peak-hour vehicle congestion
Is this a good deal?
🟢 ~63% cheaper than comparable projects
Project
Price
Distance
Tropic Garden
54 triệu/m²
—
D'Edge
118 triệu/m²
0.4 km
Thảo Điền Green
172,4 triệu/m²
0.5 km
Should you buy here?
Best for:
✓Expat families with school-age children relying on BIS or La Petite Ecole
✓Homeowners who value a mature, internationally diverse community and river views over new construction
✓Buyers with flexible or remote work schedules who avoid the peak-hour bridge commute
Not ideal for:
✗Daily District 1 commuters — 30–45 min peak-hour bridge crossing is a genuine daily cost
✗Buyers expecting post-2020 construction quality or quiet residential surroundings
Market Trends
Tropic Garden's secondary market holds at 54–55M VND/m² — a stable, value position relative to the Thao Dien peer set — with rental yields of 5–6% on 2-bedroom units sustained by consistent expat tenant demand.
Decision Factors
Strengths
✓Saigon River exposure on two sides — most units have unobstructed river views, a genuinely scarce asset on the Thảo Điền peninsula
✓Walking access to two top-ranked international schools: La Petite Ecole is next door and British International School's Junior Campus is 650 m away — the primary anchor for Thảo Điền expat tenant demand
✓Approximately one car space per unit across 2–3 basement levels — rare in Thảo Điền where parking is chronically constrained
✓Documented gross rental yields of 5–6% on 2-bedroom units, with active listing evidence and a diversified expat tenant pool (Western, Korean, Japanese)
Tradeoffs
!2012–2016 construction — interiors are dated; budget 200–500M VND per unit for kitchen and bathroom upgrades on older listings, which affects effective acquisition cost
!Peak-hour bridge bottleneck — the peninsula's two major exits (An Khánh and Ghềnh Bridges) create 15–30 min morning delays; not suitable as a base for daily District 1 commuters
!High ambient noise — the immediate surroundings concentrate Thao Dien's busiest bars and restaurants within 300 m, making this one of the louder residential locations in the sub-area
Watch items
?Tower A (blocks A1 and A2, approximately 388 of 1,008 units) pink books are pending — included in the government's December 2025 Novaland legal unblocking for over 10,500 HCMC households, but buyers in these blocks should verify current status directly with the developer before transacting
?A 720-metre pedestrian and cycling bridge from An Khánh to central Saigon is under construction targeting September 2026 — adds a non-motorised river crossing option but does not resolve peak-hour vehicle congestion at the existing road bridges
Unit Types
2BR
2 Beds · 2 Baths · 65–88 m²
3,5 tỷ – 6,9 tỷ
55 triệu/m²
Rent: 14 triệu - 24 triệu/mo
Young families
3BR
3 Beds · 2 Baths · 86–153 m²
4,6 tỷ – 8,5 tỷ
54 triệu/m²
Rent: 23 triệu - 38 triệu/mo
Growing families
4BR
4 Beds · 3 Baths · 207 m²
Under review
≈ 11,18 tỷ est.
54 triệu/m²
Growing families
Duplex
4–5 Beds · 3–4 Baths · 220–411 m²
Under review
≈ 11,88 tỷ – 22,19 tỷ est.
54 triệu/m²
Growing families
Penthouse
4–5 Beds · 3–4 Baths · 220–411 m²
Under review
17,5 tỷ – 30 tỷ
54 triệu/m²
Growing families
Project Details
Developer
Novaland Group
Status
Delivered 2014
Total Units
1008
Towers
5
Legal Information
Launch Date
2012
Handover
2014
Construction Permit
Approved
Pink Book
Partial
Pink Book %
61%
Legal Notes
All five towers handed over by July 2016. Pink books issued for Towers B and C; Tower A (approx. 388 units across blocks A1 and A2) still awaiting title as of 2025. Novaland stated in April 2025 its plan to complete financial obligations in Q2 2025 and initiate Tower A pink book registration in Q2–Q3 2025. A December 2025 government announcement included Tropic Garden in a broader legal unblocking covering over 10,500 Novaland households across HCMC. Tower A buyers should verify current pink book status with the developer before transacting.
Amenities
👨👩👧Family: Children's playground between towers within a gated perimeter. BIS and La Petite Ecole are within 1.5 km — close enough for a school run without a car on most days.
🏋️Fitness: 570m² shared outdoor pool is the main fitness draw and one of the larger residential pools in Thảo Điền. Gym, yoga studio, and sauna on-site. Landscaped jogging paths loop through the grounds.
🏖️Lifestyle: Ground-floor café, restaurant, and convenience store handle daily needs without leaving the compound. Outdoor BBQ stations and dining terraces alongside the river frontage create genuinely used social spaces.
🛒Convenience: 2-3 underground parking levels provide approximately one space per apartment — genuinely unusual in Thảo Điền where parking is a chronic shortage. On-site laundry service and parcel handling.
🏊 Pool♨️ Sauna🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🧘 Yoga🅿️ Car Parking🏋️ Gym🏍️ Motorbike Parking
Location & Commute
Tropic Garden
19 min
District 1 CBD
41 min
Tân Sơn Nhất Airport
56 min
Long Thành Airport
CBD (peak)
27 min
CBD (off-peak)
19 min
Airport (peak)
47 min
Airport (off-peak)
41 min
Long Thành (peak)
62 min
Long Thành (off-peak)
56 min
🚇
Metro
Thao Dien Station
1.8km
🛍️
Mall
Sense City Pham Van Dong
1.7km
🛒
Supermarket
Aeon Citimart（Thao Dien）
Within development
🏫
Schools
International French School of Ho Chi Mi…
Next door
🏥
Hospitals
Vinmec Central Park International Hospit…
2.3km
🌳
Park
Thanh Da Park
Nearby
Major Roads
Nguyen Van Huong Street — main Thao Dien artery, 500m from project gateHanoi HighwayTran Ngoc Dien Street — connects to Song Hanh Expressway on-ramp
🔇 High Noise🌊 Low Flood🛣️ Not Near Highway
Predominantly expat — Western, Korean, and Japanese professionals working in central Saigon, with most holding long-term leases. School proximity to BIS and La Petite Ecole is the primary pull factor. Vietnamese owner-occupiers are a growing minority as resale prices remain accessible relative to newer Thảo Điền completions.
Things to consider (not deal breakers)
⚠️ Traffic
Nguyen Van Huong Street and the two bridges linking Thao Dien to the mainland (An Khanh and Ghenh Br...
Nguyen Van Huong Street and the two bridges linking Thao Dien to the mainland (An Khanh and Ghenh Bridges) bottleneck during morning rush. The peninsula has only two major road exits — peak-hour delays of 15-30 min are typical.
→ Leaving before 7am or after 8:30am avoids the worst congestion. Many tenants work from home part-time, which reduces commute frequency significantly.
🌊 Flood Risk
Riverside location at moderate elevation — light surface flooding on Duong 66 during heavy rain, typ...
Riverside location at moderate elevation — light surface flooding on Duong 66 during heavy rain, typically receding within 1-2 hours. Internal compound drainage is adequate; serious inundation inside the gates is rare.
→ Ground-floor lobbies and retail areas sit above street level, keeping the compound dry even when Duong 66 experiences brief surface flooding after heavy rain.
Sub-zones
🏢
b_tropic_garden_a1
0 listings · 194 units
3,5 tỷ - 8,5 tỷ
40 triệu - 78 triệu/m²
🏢
b_tropic_garden_a2
0 listings · 194 units
3,5 tỷ - 8,5 tỷ
40 triệu - 78 triệu/m²
🏢
b_tropic_garden_b
0 listings · 232 units
3,5 tỷ - 8,5 tỷ
40 triệu - 78 triệu/m²
🏢
b_tropic_garden_c1
0 listings · 194 units
3,5 tỷ - 8,5 tỷ
40 triệu - 78 triệu/m²
🏢
b_tropic_garden_c2
0 listings · 194 units
3,5 tỷ - 8,5 tỷ
40 triệu - 78 triệu/m²
Notable Places
Main Swimming Pool
Outdoor pool of 570m² shared across all five towers — one of the larger residential pools in the Thảo Điền sub-area. The scale keeps it comfortably uncrowded even at peak weekend capacity.
Mini Library
A shared reading room with multilingual books, designed for the project's international resident base. One of the few residential complexes in Thảo Điền with a dedicated library space — a differentiator in a 2012-era build.
Spa
On-site spa with sauna and steam room, shared across the complex. Most comparable projects in Thảo Điền offer gym and pool but not a full spa suite — the inclusion is notable for a project completed in 2014-2016.
Explore Vietnam
Delivered 2014
