Family suitability: schools, hospitals, parks, safety
Quick Verdict
7.5
🏠 End-user
Good
7.3
📈 Investor
Solid
Balanced for both end-users and investors.
Strongest green-space value in Q7 — 3.5ha park plus 22ha Hương Tràm at 15-20% below Phú Mỹ Hưng prices, 2km from D1. Tradeoff: management quality has drawn resident complaints.
Is this a good deal?
Project
Price
Distance
Eco Green Sài Gòn
65 triệu/m²
—
Sunrise City View
50-60M VND/m²
Closer to PMH center, Novaland developer
Saigon South Residences
55-70M VND/m²
Phú Mỹ Hưng developer, inside PMH township
Riviera Point
40-48M VND/m²
Keppel Land developer, older project on Huỳnh Tấn Phát
Score Breakdown
🏠 End-user
Risks
6.5
Value for money
7.5
Livability & family fit
7.6
Location & connectivity
7.8
Legal confidence
7.8
Quality & amenities
7.2
📈 Investor
Value for money
7.3
Location & demand
7.6
Legal confidence
7.8
Downside risk
6.3
Rental strength
7
Liquidity
7.3
Long-term growth
7
Why the scores differ
End-user: Good project with solid tradeoffs. Strong green space and Q7 location at mid-range pricing, but management complaints, traffic congestion, and social housing blocks keep it from scoring higher.
Investor: Good project with meaningful tradeoffs. Decent entry price for Q7 and future infrastructure catalysts, but average rental yield (~3.5-4%), plateauing appreciation, and developer financial pressure signals limit upside.
Price & Market
Current Market Price
65 triệu/m²
📈+30% since launch
Market range
50 triệu – 65 triệu/m²
Unit price
2,3 tỷ – 8,6 tỷ
Rent
11,5 triệu – 25 triệu/mo
Launch price
50 triệu/m²
Est. Rental Yield6.0%
Rental Prices
1 BR
11,5 triệu – 15 triệu/mo
2 BR
12 triệu – 18 triệu/mo
3 BR
16 triệu – 25 triệu/mo
•🟢 Priced 15-20% below Phú Mỹ Hưng projects at 50-65M/m² — best mid-range entry point in Q7
•🟢 3.5ha park is the largest internal green space in any Q7 apartment project — rare at this price
•🟡 Price appreciated ~30% since 2018 launch (42-50M to 50-65M/m²) — decent but not exceptional
•🟡 Rental yield ~3.5-4% — average for Q7 segment, not an investor standout
•🔴 Sacombank auctioning 26 shophouse units at discounts — signals developer financial pressure
Should you buy here?
Best for:
✓Families wanting large parks and green space in Q7 under 5 tỷ
✓Buyers seeking District 1 proximity without the Phú Mỹ Hưng price premium
✓Long-term residents who prioritize fresh air, low density, and family amenities
Not ideal for:
✗Brand-conscious buyers expecting Phú Mỹ Hưng-level management and community polish
✗Buyers who need strong public transport — no metro station until 2030 at earliest
Market Trends
↑ Up 30% since launch (50 triệu → 65 triệu/m²)
50 triệu/m²→65 triệu/m²
Prices increased from 50 triệu → 65 triệu/m²
Prices rose ~30% from 42-50M/m² at 2018 launch to 50-65M/m² in 2025, tracking the broader Q7 market. Expect stable growth tied to Metro Line 4 and Nguyễn Văn Linh infrastructure upgrades.
Pros & Cons
Pros
✓3.5ha park + 22ha Hương Tràm adjacent
✓2km to District 1 via Tân Thuận Bridge
✓15-20% cheaper than PMH projects
✓Pink books issued, Savills management
Cons
✗Management quality complaints from residents
✗Nguyễn Văn Linh traffic at peak hours
✗Grand Hyatt tower repeatedly delayed
✗Social housing blocks affect perception
Unit Types
1BR
1 Beds · 1 Baths · 44 m²
2,2 tỷ - 2,9 tỷ
Rent: 11,5 triệu - 15 triệu/mo
Singles & couples
2BR
2 Beds · 1 Baths · 52 m²
2,6 tỷ - 3,4 tỷ
Rent: 12 triệu - 16 triệu/mo
Young families
2BR
2 Beds · 2 Baths · 65–75 m²
2,6 tỷ - 3,4 tỷ
Rent: 12 triệu - 16 triệu/mo
Young families
3BR
3 Beds · 2 Baths · 80–95 m²
4 tỷ - 6,2 tỷ
Rent: 16 triệu - 25 triệu/mo
Growing families
Project Details
Developer
Công ty CP Đầu tư Xây dựng Xuân Mai Sài Gòn
Construction
Delivered
Completion
2021
Total Units
3700
Towers
9
Legal Information
Launch Date
2018
Handover
2020
Construction Permit
approved
Pink Book
partial
Pink Book %
70%
Legal Notes
Pink books issued for most units. HR1-HR2 blocks completing registration. Long-term ownership for Vietnamese nationals, 50-year for foreigners.
Amenities
👨👩👧Family: 3.5ha Eco Green Central Park with jogging tracks. Japanese kindergarten on-site. Kim Đồng Elementary School within compound. WeLand children's playground.
🏋️Fitness: Sky pools connecting tower pairs (~5,000m² total). Jacuzzi spa. Fitness centers in each phase. Tennis and badminton courts. Mini golf.
🏖️Lifestyle: BBQ gardens, 2,300m² event center (largest in Q7), community rooms in each block for gatherings up to 1,100 guests.
🛒Convenience: 30,000m² Aqua Central Mall. 2-3 basement parking levels. Shophouse street at tower bases. 24/7 security with card access and video intercom.
🌳 Garden🔥 BBQ Area🧒 Play Area🔒 Security🅿️ Car Parking🎾 Tennis Court🛍️ Shopping MallShophouse Street🏍️ Motorbike Parking
Location & Commute
Eco Green Sài Gòn
10-15 min
CBD
30-45 min
Airport
CBD (peak)
20-30 min via Tân Thuận Bridge
CBD (off-peak)
10-15 min via Tân Thuận Bridge
CBD (motorbike)
10-15 min
Airport (peak)
45-60 min
Airport (off-peak)
30-40 min
🚇
Metro
Metro Line 4 station on Nguyễn Văn Linh (planned, not yet bu
🛍️
Mall
SC VivoCity 3km
🏫
Schools
2 nearby
🏥
Hospitals
2 nearby
Major Roads
Nguyễn Văn Linh BoulevardHuỳnh Tấn Phát StreetNguyễn Thị Thập Street
🔇 Moderate Noise🌊 Low Flood✈️ No Flight Path🛣️ Near Highway🏠 Low Airbnb
Mix of young professionals, small families, and some expats. Strong Vietnamese middle-class demographic. Social housing blocks add community diversity.
🏫 International Schools
•Saigon South International School (~3km)
•Australian International School (~4km)
🏥 Hospitals
•FV Hospital (~3km)
•District 7 Hospital (~2km)
Things to consider (not deal breakers)
⚠️ Traffic
Nguyễn Văn Linh congested during peak hours, especially near Tân Thuận roundabout and PMH exits.
→ Metro Line 4 along Nguyễn Văn Linh and Thủ Thiêm 4 Bridge will provide alternative routes.
🌊 Flood Risk
Low flood risk — project sits on elevated ground near export processing zone with internal drainage ...
Low flood risk — project sits on elevated ground near export processing zone with internal drainage system.
→ Internal drainage and elevated foundation. Q7 Tân Thuận area has better drainage than southern Q7.
🚧 Construction
Near active construction sites
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This area scores 82 for Lifestyle Score · 77 for Family Score
🚀Metro Line 4 (Nguyễn Văn Linh - District 12) (2030)
🚀Thủ Thiêm 4 Bridge (2,160m connecting South Saigon to Thủ Thiêm) (2028)
🚀Long Kiểng Bridge (connecting Districts 4 and 7) (2027)
🚀Grand Hyatt 69-floor hotel tower within project
Description
14.36ha mixed-use development on Nguyễn Văn Linh boulevard, 300m from Tân Thuận Bridge. 7 commercial towers with ~2,300 apartments and 200 officetels, plus 2 social housing blocks (~1,370 units). Centered around a 3.5ha internal park adjacent to the 22ha Hương Tràm Park.
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