TransparentReal Estate
TransparentNovaland Group
Largest ecological township near HCMC — 1,000ha with 32km riverfront, 385ha water, and 70% green space. Currently the best-value entry in the HCMC satellite market at 40-50% below 2021 peak pricing.
Better for long-term living than for investing.
Best-value large township near HCMC right now — 40-50% below 2021 peak with legal now fully cleared. Massive scale (1,000ha, 32km river) and Long Thành Airport proximity are genuine long-term catalysts. But Novaland's 61T VND debt and restructuring until end-2026 mean you're buying developer risk alongside location upside.
| Project | Price | Distance |
|---|---|---|
| Aqua City | 55 triệu/m² | — |
| Vinhomes Grand Park | 80 triệu/m² | 3.1 km |
End-user: Mixed project (6.0-6.9 band). Aqua City offers exceptional scale and amenities for its segment — 1,000ha, 32km riverfront, on-site mall/hospital/schools — and the 40-50% price correction creates genuine value. However, Novaland's 61T VND debt and restructuring timeline, delayed pink books, a 40-60 min peak commute to HCMC, and moderate flood risk create meaningful concerns that limit overall suitability to buyers with specific needs and risk tolerance.
Investor: Weak project (5.0-5.9 band). The deep discount from peak pricing is attractive on paper, but investor fundamentals are weak: no rental data exists, suburban low-rise units in Đồng Nai have limited tenant demand, pink book delays constrain liquidity and formal transactions, and Novaland's financial health poses real completion and exit risk. Long-term catalysts (Long Thành Airport, Long Hưng Bridge) offer upside, but this is a high-risk speculative play, not a stable income investment.
| Market range | 25 triệu – 55 triệu/m² |
| Unit price | 4,2 tỷ – 50 tỷ |
| Launch price | 94 triệu/m² |
Prices crashed 40-50% from 2021 peak due to Novaland's financial crisis and 2-year project suspension. Bottom likely reached in 2024. Legal clearance in Nov 2025 and infrastructure catalysts (Long Thành Airport, Ring Road 3, Long Hưng Bridge) should support gradual recovery — but Novaland's restructuring timeline (end-2026) means full confidence won't return quickly.
| Developer | Novaland Group |
| Construction | Construction |
| Completion | 2027 |
| Total Units | 9200 |
| Launch Date | 2019 |
| Handover | 2027 |
| Construction Permit | approved |
| Pink Book | partial |
| Legal Notes | Project suspended 2021-2024 due to 1/2000 vs 1/500 planning discrepancies. All 3 levels of planning synchronized November 2025 — legal obstacles fully cleared. Over 1,000 units delivered. 700+ pink books planned for 2026. Former Dong Nai Vice Chairman prosecuted for land management violations (Nov 2024). Bloomberg reported possible probe into Novaland bond proceeds (Oct 2025). Novaland restructuring targets completion end-2026. |
Aqua City
| CBD (peak) | 40-60 min to HCMC center (expressway congestion) |
| CBD (off-peak) | 20-30 min to HCMC center via expressway |
| CBD (motorbike) | 40-50 min via QL1A/QL51 |
| Airport (peak) | 40-50 min to Long Thành Airport |
| Airport (off-peak) | 30-35 min to Long Thành Airport |
Upper-middle class families from HCMC and Biên Hòa. Mix of end-users and investors. Hundreds of families already living in delivered phases. Community still forming — many units unoccupied due to market downturn.
1,000+ hectare smart ecological township by Novaland on the Dong Nai River, 20 min from HCMC center. ~9,200 low-rise units (townhouses, shophouses, villas) across multiple sub-zones. 32km of riverfront, 385ha water surface, 70%+ green space. Suspended 2021-2024 due to legal/planning issues; legal obstacles fully cleared November 2025. Over 1,000 units already delivered with residents living in.