HCMC's largest smart mega-township (271ha) with a complete Vingroup ecosystem — Vincom Mega Mall, Vinschool, Brighton College, Vinmec, VinWonders, and 36ha Central Park — all connected by Ring Road 3 and VinBus to Metro Line 1.
💰 1,2 tỷ – 700 tỷ📏 81,5 triệu/m²🏗️ 11 of 11 delivered🏢 45100 units
Vinhomes Grand Park is HCMC's largest self-contained mega-township — 271 hectares across Long Thanh My and Long Binh wards in Thu Duc City, developed by Vingroup. The project houses over 43,500 apartments across 71 towers plus 1,000 townhouses, 600 villas, and 700 shophouses, organized into distinct sub-zones ranging from the affordable Rainbow series to the Japanese-collaborated Opus One. Over 70,000 residents live within a complete Vingroup ecosystem: Vincom Mega Mall, Vinschool K-12, Vinmec healthcare, VinWonders theme park, a golf driving range, and a 36-hectare Central Park with 15 themed gardens — the largest urban park in HCMC. Ring Road 3 runs directly through the project with an elevated viaduct section, and VinBus connects residents to Metro Line 1 at Suoi Tien station. With 25% construction density and over 60% green coverage, this is a rare mega-scale project that prioritizes livability over unit count.
Project news
Opus One: pink book processing begins as handover commences in May 2026
Legal · May 2026 · domo.vn
VinWonders Grand Park: two zones now operating ahead of September 2026 full opening
Construction · May 2026 · vinwonders.com
Pink books surpass 20,000 milestone with Beverly Solari residents receiving certificates upon handover
Legal · Apr 2026 · market.vinhomes.vn
Origami: developer releases 16 callback units at 3.1-4.5B VND in April 2026
Price · Apr 2026 · annhome.vn
Area news
Vinhomes targets record 60,000 billion VND profit for 2026 at April AGM
Market · Apr 2026 · market.vinhomes.vn
Neighborhood
99
Family Score
Excellent
Family appeal is exceptionally strong here. Grand Park Central, Vinschool Grand Park within the development, and VinWonders on-site give families a self-contained environment for daily schooling, green-space routines, and weekend entertainment.
89
Leisure Score
Excellent
Leisure options are deep and well-distributed throughout the township. Vincom Mega Mall, a golf driving range, and a broad mix of cafés, restaurants, and casual social spaces are all available within the development.
75
Convenience
Good
Daily convenience is excellent within the development. Co.opXtra Long Bình and Vincom Mega Mall are within the development, complemented by convenience stores distributed across sub-zones.
75
Health
Good
Medical access is strong on-site. A Vinmec clinic operates within the development today, with a 300-bed Vinmec Grand Park International Hospital under construction on-site and expected in 2027.
73
Transit Access
Good
Transit access is solid. Multiple bus stops within the development connect to VinBus routes serving Metro Line 1; the nearest metro station — Suoi Tien Terminal Station — is 7.2km away.
44
Commute Ease
Average
1 hr 2 min to Q1 Bến Thành via GRP03 → MRT1. 5 min walk to bus stop, 1 transfer.
0
Nightlife
Below Avg
No dedicated nightlife district exists in or near the development. Evenings here center on the mall, park events, and family-oriented dining rather than bar or club venues.
24
Quietness
Below Avg
Noise levels are rated high throughout the development. Scattered small bars and late-night cafés within the residential clusters, combined with road noise from Ring Road 3, produce an active soundscape that residents consistently report.
Domo Scores™
7.7
🏠 Homeowner
Good
7.6
📈 Investor
Good
Balanced for both homeowners and investors.
Vinhomes Grand Park delivers one of HCMC's most complete township ecosystems — school, hospital clinic, mall, theme park, and 36-hectare park all within the development — at a mid-market price; the tradeoff is a one-hour commute to District 1 and persistent peak-hour congestion on the main access roads.
🏠 Homeowner
Value
6.8
Livability
8.3
Legal & delivery
7.9
Location & connectivity
7.6
📈 Investor
Value
6.8
Returns & exit
7.8
Legal & delivery
7.9
Location & demand
7.9
Why the scores differ
Homeowner: A solid choice for homeowners who want a self-contained daily life. The delivered Vingroup ecosystem — Vincom Mega Mall, Vinschool K-12, on-site Vinmec clinic, VinWonders, and Grand Park Central (36 hectares) — is operationally rare at this price range in eastern HCMC. Pink-book processing is well advanced with over 20,000 certificates issued. Tradeoff: peak-hour access roads remain congested, ambient noise is rated high across the development, and resident reviews flag unresolved security management concerns.
Investor: The investment case rests on liquidity and growth catalysts rather than yield. An active secondary market across multiple sub-zones and a deep tenant pool — Vietnamese families, young professionals, and a Korean/Japanese expat community — support ongoing demand. Rental yields realistically cap at 3–5% given the 45,100-unit supply scale. Ring Road 3 now operational and the Long Thanh Airport railway pipeline strengthen the location demand case over a 5–10 year hold.
Price & Market
Current Market Price
81,5 triệu/m²
📈+140% since launch
Market range
30 triệu – 600 triệu/m²
Unit price
1,2 tỷ – 700 tỷ
Rent
3,8 triệu – 120 triệu/mo
Launch price
34 triệu/m²
Est. Rental Yield0.2%
•🟢 Secondary resale prices for The Beverly and Lumiere Boulevard rose sharply in mid-April (approximately 23% and 21% respectively vs. early April), pointing to active buyer demand in the premium apartment sub-zones.
•🟢 Ring Road 3 elevated section became commercially operational in April 2026, removing the bypass access argument against the project's eastern location and strengthening the long-term demand case.
•🟡 April pricing signals are bifurcated by sub-zone: Rainbow secondary fell ~14% and Glory Heights secondary fell ~8%, while premium sub-zones rose — the market is differentiating by sub-zone quality rather than moving as one unified project.
•🟡 Manhattan Glory low-rise resale prices showed sharp swings (shophouses +114%, villas +178% in mid-April vs. early April) but confidence is moderate — thin listing samples likely amplify these readings; buyers should verify comps directly.
•🔴 Several sub-zones show primary asking price adjustments — Beverly Solari primary down ~21%, Opus One primary down ~18% — indicating active developer price competition that buyers and sellers in those sub-zones should account for in their negotiations.
Is this a good deal?
Project
Price
Distance
Vinhomes Grand Park
81,5 triệu/m²
—
Vinhomes Central Park
30–50% more expensive on resale apartments
Binh Thanh District — far more central, direct Metro Line 1 access, but smaller scale and no on-site school or theme park
Masteri An Phu
20–30% more expensive for comparable apartment sizes
District 2 / Thu Duc — closer to the city center with Metro Line 1 nearby, but no internal township ecosystem; more established neighborhood
Should you buy here?
Best for:
✓Families wanting K-12 schooling, a hospital clinic, and green space all within the township
✓First-time homebuyers entering the Vingroup ecosystem with a budget under 3 billion VND
✓Professionals comfortable commuting via VinBus and Metro Line 1 to central HCMC
Not ideal for:
✗Daily District 1 commuters requiring under 30 minutes — VinBus plus metro takes about an hour
✗Buyers sensitive to noise — ambient sound levels are consistently rated high throughout the township
Market Trends
The April 2026 snapshot shows a bifurcated secondary market — premium apartment sub-zones (The Beverly, Lumiere Boulevard, Masteri Centre Point) seeing resale price recovery while value-oriented sub-zones soften; the canonical project price anchors around 65–70M VND/m² across the mixed market.
Decision Factors
Strengths
✓Full delivered Vingroup ecosystem: Vincom Mega Mall, Vinschool K-12, on-site Vinmec clinic, VinWonders theme park, golf driving range, and Grand Park Central (36 hectares) — operating together in one township at a mid-market price
✓Pink-book processing well advanced — over 20,000 certificates issued across Rainbow, Origami, and Beverly sub-zones; processing is under way for remaining units including Beverly Solari and Opus One
✓Ring Road 3 elevated section now operational through the project, with VinBus providing 5 routes to Metro Line 1, Tan Son Nhat Airport, and Vinhomes Central Park
✓Wide entry range — resale pricing from ~38M VND/m² (The Rainbow) to ~80M (The Beverly) accommodates first-time buyers through premium investors in the same township
Tradeoffs
!No direct metro station on-site — the VinBus-to-Metro Link takes about an hour to Bến Thành; by car, the peak-hour access roads (Nguyen Xien, Phuoc Thien) remain congested despite Ring Road 3
!The 45,100-unit scale means the rental pool is deep and competitive — realistic yields are 3–5%, not higher, and mid-tier sub-zones face sustained buyer competition
!Ambient noise is rated high across the development — the township's density and road activity make this unsuitable for buyers prioritizing a quiet residential feel
Watch items
?Resident reviews flag unresolved security concerns — parcel theft, break-ins, and outsiders accessing building parking — verify current management response before committing
?Parking is reportedly insufficient in several buildings and some bays reportedly reserved for Vinfast — confirm your unit's parking allocation before signing
?Beverly Solari primary asking prices fell ~21% and Opus One primary fell ~18% in the latest snapshot — compare current developer pricing against secondary market comps before transacting in either sub-zone
Resident Feedback Insights
Based on 53 reviews with content
Vinhomes Grand Park is one of Ho Chi Minh City's most ambitious master-planned communities, and its core appeal is genuinely substantiated by the evidence. A 36-hectare park network, water park, swimming pools, Vincom mall, schools, and an on-site hospital make daily self-sufficiency realistic. Available review signals consistently describe this as a resort-lifestyle environment suited to families, young professionals, and anyone who values walkable green space over central-city proximity.
That said, several operational weaknesses warrant careful investigation before committing. Security signals are contradictory — multiple specific reports describe parcel theft, break-ins, and uncontrolled access to basement parking, while other residents report a reassuring security presence. Parking shortages affect at least some buildings, external roads are narrow and flood-prone, and construction quality complaints — cracking finishes after roughly five years — are credible enough to warrant a thorough unit inspection. Management responsiveness is a recurring concern that prospective buyers should probe directly.
One structural risk is difficult to resolve in advance: units near the planned expressway corridor will likely face significant noise once the road opens. Confirm your unit's position relative to this corridor before signing.
Strengths
36ha park, water park, pools, mall, schools, and hospital deliver a rare self-contained resort-lifestyle ecosystem.
River-adjacent location with abundant greenery offers a noticeably cooler, quieter microclimate vs. the city core.
BS tower residents can reach a Metro-linked bus stop in 5 min and the on-site mall in 5–10 min on foot.
Internal streets, parks, and common areas are broadly reported as clean and well-maintained.
Weekend events, a night market, and regularly organized entertainment offer strong community lifestyle upside.
What to verify
Multiple independent reports of parcel theft, break-ins, and outsiders freely accessing building parking.
External access roads are narrow, congested, and flood-prone; road capacity lags significantly behind resident density.
Parking is insufficient across several buildings; some bays reportedly reserved for Vinfast; double-charging at Vincom.
Wall, ceiling, and floor cracking reported after ~5 years; potholes at building entrances have caused injuries.
QDoes your building have dedicated parking allocated in your purchase or lease contract?
QIs there CCTV in the parcel delivery area and basement parking of your specific building?
QIs your unit in the projected noise corridor of the future expressway?
QWhat is the elevator wait time during morning and evening peak hours?
QHas the sổ hồng (ownership certificate) been issued for the unit you are considering?
QInspect walls, ceilings, and floor finishes closely for cracks, peeling, or water staining.
Block-specific notes
BS tower: Metro-linked bus stop within 5-min walk; on-site mall reachable in 5–10 min on foot.
S3 building: reported parking shortage forces some residents to park on adjacent roadside.
Buildings near the planned expressway corridor face material noise risk once the road opens.
Based on public resident reviews. Not an individual review. Always verify in person.
Unit Types
Apartments
Studio
0 Beds · 1 Baths · 27–40 m²
Under review
≈ 2,2 tỷ – 3,26 tỷ est.
81,5 triệu/m²
Rent: 4 triệu - 6 triệu/mo
Singles & couples
1BR
1 Beds · 1 Baths · 34–60 m²
1,8 tỷ – 5,4 tỷ
60 triệu/m²
Rent: 4 triệu - 8 triệu/mo
Singles & couples
2BR
2 Beds · 2 Baths · 55–92 m²
2,5 tỷ – 8,3 tỷ
60 triệu/m²
Rent: 5 triệu - 12 triệu/mo
Young families
3BR
3 Beds · 2 Baths · 70–110 m²
3,2 tỷ – 9,9 tỷ
60 triệu/m²
Rent: 6 triệu - 16 triệu/mo
Growing families
Duplex
3 Beds · 3 Baths · 50–188 m²
Under review
≈ 4,07 tỷ – 15,32 tỷ est.
81,5 triệu/m²
Growing families
Penthouse
4 Beds · 4 Baths · 150–370 m²
Under review
≈ 12,22 tỷ – 30,15 tỷ est.
81,5 triệu/m²
Growing families
Townhouses
Townhouse
4 Beds · 4 Baths · 84–230 m²
Under review
≈ 6,84 tỷ – 18,74 tỷ est.
81,5 triệu/m²
Growing families
Shophouses
Shophouse
4 Beds · 4 Baths · 70–230 m²
Under review
≈ 5,7 tỷ – 18,74 tỷ est.
81,5 triệu/m²
Growing families
Villas
Garden Villa
4 Beds · 4 Baths · 150–1288 m²
Under review
≈ 12,22 tỷ – 104,94 tỷ est.
81,5 triệu/m²
Growing families
Standalone Villa
5 Beds · 5 Baths · 200–1288 m²
Under review
≈ 16,3 tỷ – 104,94 tỷ est.
81,5 triệu/m²
Growing families
Project Details
Developer
Vingroup
Status
11 of 11 delivered
Completion
2020
Total Units
45100
Towers
71
Legal Information
Launch Date
2019-07
Handover
2020
Construction Permit
Approved
Pink Book
Partial
Pink Book %
50%
Legal Notes
Pink books surpassed 20,000 milestone in early 2026 with around 11,000 issued across Rainbow, Origami and Beverly; Beverly Solari residents are receiving certificates upon handover — a rare achievement for HCMC mega-projects. Approximately 9,000 additional pink books for Beverly Solari and remaining Beverly units are being processed. Vietnamese residents hold long-term ownership; foreigners receive 50-year leasehold within the foreign-quota slots. Rainbow and Origami continue to enjoy a five-year management-fee subsidy from the developer. Opus One handover commenced May 2026; pink-book processing for Opus One expected to begin following handover acceptance, per the Beverly Solari precedent.
Amenities
👨👩👧Family: Vinschool K-12 with Cambridge curriculum across 2 campuses. Brighton College Vietnam providing British curriculum education (UK top 3). 36-hectare Central Park with 15 themed gardens and extensive children's play areas. VinWonders urban theme park with water park and adventure zones.
🏋️Fitness: Resort-style pool complexes in each phase (Rainbow, Origami, Beverly, Glory Heights each have separate pools). Gyms and yoga studios. Tennis, basketball, and multi-purpose courts. 2.4km jogging track through Central Park. 150+ outdoor sports courts and fields.
🏖️Lifestyle: Vincom Mega Mall Grand Park (50,000m², 200+ tenants including Uniqlo, Muji, cinema, supermarket). VinWonders urban theme park. Golf driving range (36 premium bays, 15,000m²). Commercial shophouse streets throughout the township.
🛒Convenience: VinBus shuttle system with 5 routes connecting Metro Line 1, Tan Son Nhat Airport, and Vinhomes Central Park. Smart parking across all phases. 24/7 Vinhomes security. Vinmec international clinic on-site. Mini-marts and convenience stores in every sub-zone.
Ring Road 3Nguyen Xien StreetPhuoc Thien RoadLong Thanh - Dau Giay ExpresswayHa Noi Highway
🔇 High Noise🌊 Moderate Flood🛣️ Near Highway
Young families, professionals, and first-time homebuyers make up the bulk of the 70,000-plus residents — a Vietnamese middle-class community with a visible and growing Korean and Japanese expat contingent. Community life revolves around Grand Park Central and Vincom Mega Mall.
Things to consider (not deal breakers)
⚠️ Traffic
Nguyen Xien and Phuoc Thien roads congest during rush hour — the primary access routes for 70,000+ r...
Nguyen Xien and Phuoc Thien roads congest during rush hour — the primary access routes for 70,000+ residents. Ring Road 3 elevated section provides a significant bypass alternative. VinBus shuttle system offers car-free commute to Metro Line 1.
→ Ring Road 3 elevated section through the project dramatically reduces bypass travel time. VinBus provides 5 routes connecting to Metro Line 1, Tan Son Nhat Airport, and Vinhomes Central Park. Long Thanh - Dau Giay Expressway expansion to 8-10 lanes underway.
🌊 Flood Risk
Internal drainage well-designed on elevated terrain. Nguyen Xien access road floods during heavy rai...
Internal drainage well-designed on elevated terrain. Nguyen Xien access road floods during heavy rains — Ring Road 3 provides an alternative elevated bypass.
→ Project sits on elevated terrain with modern drainage systems. Low flood risk — significantly better than most HCMC projects. Nguyen Xien access road experiences waterlogging during heavy rains, but project internals remain dry.
Primary at 80M VND/m² (stable); secondary converged to around 80M in mid-April — resale now trades at par with the developer price, suggesting the gap has closed and buyers are choosing based on unit selection rather than price arbitrage.
Primary asking price fell sharply to around 53M VND/m² (from 67M), while secondary edged up slightly to around 65M — an unusual inversion where secondary trades above primary. Buyers should compare both channels carefully before transacting.
Secondary resale at around 60M VND/m², down from 65M in the prior snapshot — some softening in line with the broader value-tier trend, with limited new listings in circulation.
Primary stable at 70M VND/m²; secondary rose to around 75M — the tightest primary-to-secondary spread in the premium tier, suggesting strong buyer confidence in the green-architecture product.
Low-rise shophouses trading around 120–125M VND/m² on the secondary market, with townhouses entering at around 115M. Villa listings thinned out in the latest cycle — verify availability directly.
Primary shophouses stable at 150M VND/m²; secondary shophouse prices spiked sharply in mid-April but with moderate confidence — thin sample sizes likely drive the reading. Villa pricing newly entered at 150–347M VND/m² across product types; verify current availability with the developer.
Primary at 57M VND/m² (stable); secondary resale moved up to around 75M — a notable gap suggesting active buyer demand in the resale channel, making this sub-zone one of the more liquid apartment options in the township.
Primary asking price fell sharply to around 82M VND/m² (from 100M) in the latest snapshot — this recently-handed-over Japanese-collaborated sub-zone is seeing developer price adjustments; pink-book processing is under way following handover commencement in May 2026.
Secondary resale around 53M VND/m², edging down slightly from the prior snapshot — a mid-range option with Japanese-collaborated construction quality and active listings.
The most affordable entry point in the township — secondary resale around 38M VND/m², with a softening trend in the latest snapshot. Highest supply depth of any sub-zone, which keeps prices competitive.
Rooftop sky garden atop The Beverly with gym, wine and cigar lounge, and bar club — sky-level amenities of this type are rare outside ultra-luxury District 1 projects. Views over the 36-hectare central park.
Grand Park Central
36-hectare central park with 15 themed sub-parks, 2.4 km jogging track, fountains, and waterfront promenades. The largest residential park in Southeast Asia — multiples larger than the next-biggest park in any HCMC township.
Grand Park Golf Driving Range
Two-storey driving range — the first golf facility built inside a residential township in HCMC. Saves the 30-40 minute drive to Long Thành or Vietnam Golf for daily practice.
Manhattan Glory Marina
5,000 m² private yacht marina on the Tắc and Đồng Nai rivers, anchored by the glass-vaulted Crystal Palace clubhouse with restaurants and cafes. A private marina inside a residential township is virtually unique in HCMC — modeled on Marina di Portofino and Porto Cervo.
Vincom Mega Mall Grand Park
46,000 m² shopping center across 8 above-ground floors and 4 basements, anchored by CGV Cinemas, California Fitness, Zara, Mango, Nike, and TiniWorld. Among the largest Vincom Mega Malls in southern Vietnam — eliminates trips to Crescent Mall or Saigon Centre for full-format shopping.
Vinmec Grand Park International Hospital
JCI-accredited international hospital with 300 beds across 7 floors and 36,000 m² — the second-largest Vinmec in HCMC after Central Park. Having a top-tier private hospital on-site removes the 30+ minute drive to District 1 for serious medical care, which is rare in eastern HCMC.
Vinschool Grand Park
Two K-12 campuses from Vingroup's flagship education brand, serving residents from kindergarten through Grade 12. Vietnamese-English bilingual curriculum with Cambridge international tracks — fees roughly half of full-international schools in HCMC.
VinWonders Grand Park
Indoor-outdoor theme park with rides, water attractions, and family zones — Vingroup's branded entertainment complex on-site. Saves families the weekend traffic to Suối Tiên or the trip to Vinpearl Phú Quốc.
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11 of 11 delivered
