Thu Thiem Real Estate Projects: Locations, Prices and Progress in 2026

Thu Thiem is an active residential market in HCMC, supported by major infrastructure investment and a growing pipeline of luxury and mixed-use developments. Located opposite District 1 along the Saigon River, the area continues to attract homebuyers and investors seeking exposure to one of the city's most important urban growth corridors. This article highlights active and upcoming projects in Thu Thiem and compares their features, locations and development status.

TABLE OF CONTENT 1. An Overview Of The Thu Thiem Property Market 1.1. Master Plan Of Thu Thiem New Urban Area 1.2. Why Do Thu Thiem Projects Attract Home Buyers? 2. A Showcase Of Thu Thiem Developments 2.1. The Metropole Thu Thiem 2.2. Empire City 2.3. The River Thu Thiem 2.4. Thu Thiem Zeit River 2.5. Sala Urban Area 2.6. Thu Thiem Lakeview 2.7. Lotte Eco Smart City 3. What Should Buyers Consider When Purchasing A Home In Thu Thiem? 3.1. Understand Your Purchase Goals 3.2. Assess Project Delivery And Legal Status 3.3. Assess The Actual Living Environment 3.4. Thu Thiem: Land Auctions 3.5. Master Plans Versus Existing Conditions Conclusion FAQ

1. An overview of the Thu Thiem property market

1.1 Master plan of Thu Thiem New Urban Area

Thu Thiem New Urban Area (NUA) is in An Khanh Ward, on the eastern bank of the Saigon River, directly opposite central District 1. This strategic position connects residents with the existing city centre through key infrastructure, including: 

• The Saigon River Tunnel 
• Thu Thiem 1 Bridge 
• Ba Son Bridge 
• Mai Chi Tho Boulevard 
• Internal roads that continue to be developed 

Thu Thiem is planned as a new financial, commercial, cultural and service centre for HCMC, and will cover 657 ha. The district will comprises several functional zones, including a financial centre, residential neighbourhoods, mixed-use commercial developments, parks and riverside public spaces.

➔ Read more: Thu Thiem Master Plan: Latest Updates for 2026

1.2 Why do Thu Thiem projects attract home buyers?

Thu Thiem is one of the few areas in HCMC to have been comprehensively planned from the outset. Alongside its role as a new urban centre, this creates advantages that are difficult to replicate in established residential neighbourhoods. 

Central location within a master planned environment 

Thu Thiem offers convenient access to District 1, Binh Thanh and eastern HCMC while benefiting from a comprehensive master plan. Unlike many established central districts, substantial land has been allocated to parks, public spaces and waterfront areas, creating a more open residential environment alongside strong connectivity. 

A diverse range of residential options  

The area offers a mix of developments targeting different buyer profiles, from luxury residences to larger family-oriented homes. This allows buyers to select a project that aligns with their lifestyle, housing requirements and budget. 

Ongoing infrastructure and urban development 

While many residential developments are already operational, key infrastructure, commercial facilities and public spaces continue to be delivered. As Thu Thiem develops into HCMC's new financial and commercial centre, buyers may benefit from the area's continued evolution alongside the attributes already in place. 

Buyers can benefit from the area’s further development in the years ahead as well as the property’s existing features. Location, master planning and a new city centre all contribute to the area’s property value.

2. A showcase of Thu Thiem developments 

Residential projects, commercial complexes, offices and public facilities across Thu Thiem are operational or at various stages of development. Completion levels differ between neighbourhoods, making it important to assess each project according to its actual location, construction progress and local development prospects.

2.1. The Metropole Thu Thiem

• Project owner: Quoc Loc Phat JSC. 
• Developer: SonKim Land. 
• Location: Functional Zone 1, Thu Thiem NUA, HCMC. 
• Scale: 7.6 ha, comprising four mixed-use precincts with apartments, offices and commercial space. 
• Development status: The OpusK is nearing completion. The Galleria, The Crest and The Opera have been handed over.  
• Tenure: Long-term ownership. 

The Metropole Thu Thiem occupies a central position, attracting buyers through its direct connections to District 1 with Ba Son Bridge and Saigon River views. 

The project sits within important cultural, administrative and community area. Residents can reach the theatre, convention centre, central square and riverside park within minutes.  

This combination of location, connectivity and river views gives the development a distinction. It suits buyers seeking an apartment at the gateway to the city centre, enabling a convenient commute and everyday services, alongside Thu long-term development potential.

2.2 Empire City

• Developer: A joint venture between Tien Phuoc Real Estate JSC, Keppel Land, Gaw Capital Partners and Tran Thai Real Estate Company Limited.
• Location: Functional Zone 2B, Thu Thiem NUA, Mai Chi Tho Boulevard, HCMC. 
• Scale: 14.6 ha, planned across 11 functional precincts combining high-end apartments, offices, hotels, and commercial services. 
• Development status: Linden Residences, Tilia Residences and Cove Residences have been handed over and are operational. Other components are under construction.

Empire City is one of Thu Thiem’s larger projects. It combines residential, offices, retail and leisure within a single development. High-end apartment buildings neighbour planned offices, shopping facilities and mixed-use complexes, creating a broad range of amenities. 

The integrated approach supports convenient access to everyday activities within the development, from work and business meetings to shopping and relaxation. Empire City is particularly suited to buyers who value convenience and an integrated urban lifestyles.

2.3 The River Thu Thiem

• Developer: City Garden Thu Thiem Company Limited and Refico. 
• Location: Plot 3.15, Functional Zone 3, Thu Thiem NUA, HCMC. 
• Scale: Three towers of 12–18 storeys, comprising 525 high-end units. 
• Status: Fully completed, handed over and operational. 
• Tenure: Long-term ownership. 

The River Thu Thiem is a notable luxury apartment, appealing to buyers seeking a riverfront property within the new urban centre. 

With three towers offering a range of homes, from high-end apartments to penthouses and pool villas, catering to residents who prioritise quality and distinctive property features. 

Located on Vong Cung Boulevard beside the Saigon River, the project’s open design maximises river views and natural ventilation. Generous outlooks and riverside landscaping provide a quieter residential setting while maintaining convenient access to the city centre. 

The River Thu Thiem has been handed over and has an established residential community. It is therefore suited to buyers who prioritise privacy, a settled living environment and amenities available from the time they move in.

2.4 Thu Thiem Zeit River

• Developer: GS E&C through Vietnam GS Enterprise One-Member Limited Liability Company. 
• Location: Plot 3.11, Functional Zone 3, Thu Thiem NUA, HCMC. 
• Scale: 9,125.8 sq m, with two towers of 25–28 levels and 300 properties, including apartments, duplexes, penthouses, shophouses and townhouses. 
• Development status: Construction and handover is complete, and the project is operational. 
• Tenure: Long-term ownership. 

Thu Thiem Zeit River offers a smaller residential community, with 300 apartments released in its first phase. 

The project focuses on residential quality appeals to buyers seeking privacy, professional management and a less crowded living environment. GS E&C's established reputation and track record further support confidence in the development's delivery and long-term management.

2.5. Sala Urban Area

• Developer: Dai Quang Minh Real Estate Investment Corporation, a member of THACO Group. 
• Location: South of Mai Chi Tho Boulevard, within Thu Thiem NUA, HCMC. 
• Scale: 106 ha, combining apartments, townhouses, villas, commercial and service facilities, schools and parks. 
• Development status: Established and operational, with further components continuing to be developed. 

Sala is a larger comprehensively planned urban development, appealing to buyers seeking a well-established living environment. 

With an integrated model that combines residential neighbourhoods, shopping facilities, schools and green spaces to support residents’ daily needs. Alongside the operational amenities in the southern precinct, development planned for the northern precinct from 2026 is expected to further enhance the area’s facilities and residential environment. 

On-site amenities provide convenient access to essential services. THISO Mall Sala adds shopping, dining and leisure options, complementing the development’s parks and green spaces.

2.6 Thu Thiem Lakeview

• Developer: HCMC Infrastructure Investment JSC (CII). 
• Location: Plots 3.1, 3.2, 3.6, 4.7 and 4.8, Thu Thiem NUA, HCMC. 
• Scale: 4.9 ha, comprising five building clusters of 2–15 levels, with apartments, townhouses and commercial townhouses. 
• Development status: Handover is complete, and operational.

Within an area increasingly characterised by high-rise residential developments, Thu Thiem Lakeview offers a lower-rise residential setting close to the centre of the NUA. Located near the intersection of Nguyen Co Thach and To Huu streets, the project overlooks the central lake and benefits from convenient access to Thu Thiem's key amenities. 

With buildings ranging from four to six levels, the development provides a lower-density residential environment, an increasingly limited offering in central urban locations. The combination of apartments, townhouses and shophouses accommodates a range of residential and commercial needs, while established transport connections support convenient access across HCMC.

2.7 Lotte Eco Smart City

• Developer: Lotte Properties HCMC Company Limited. 
• Location: Functional Zone 2A, Thu Thiem NUA, HCMC. 
• Scale: 7.45 ha across six land plots, comprehensively planned for residential, retail, office, hotel and services. 
• Development status: Procedures are being completed ahead of construction. 

This development appeals to buyers considering medium- to long-term property investment versus a home ready for immediate occupation or rental use. 

Lotte Eco Smart City is a mixed-use urban and commercial development in Functional Zone 2A, combining Grade A offices, a shopping centre, a hotel, apartments and public green spaces. Following the fulfilment of its land-related financial obligations in July 2026, the project is positioned to proceed to its next development stages.

3. What should buyers consider when purchasing a home in Thu Thiem? 

Projects in Thu Thiem vary considerably in location, specification, handover status and amenities. Buyers should assess practical requirements, legal status, living conditions, market trends and infrastructure progress alongside asking prices and marketing materials. 

3.1. Understand your purchase goals

The intended use of the property is the starting point for narrowing the search. Different purchase objectives require different priorities: 

• Owner occupation: Prioritise convenient travel, a suitable apartment layout, a quiet living environment, operational amenities and the quality of property management. 
• Rental income: Assess target tenants, prevailing market rents, occupancy levels and monthly management and maintenance costs. 
• Long-term investment: Consider financial capacity, the intended holding period, the area’s development timetable and the ability to withstand market fluctuations. 

Beyond the purchase price, buyers should consider the total cost of ownership, including taxes, transaction fees, the 2% maintenance fund contribution, monthly management fees, fit-out costs and mortgage interest, where applicable. These costs can materially affect overall expenditure, even between projects with similar asking prices.

3.2. Assess project delivery and legal status 

Legal due diligence should cover the development as a whole and the documentation for the individual apartment. Under the Law on Real Estate Business 2023, information on projects placed on the market must be disclosed. Off-plan housing must also meet the required legal conditions before it can be offered for sale or lease-purchase. 

Depending on the project’s stage buyers should review: 

• Legal documentation: Investment policy approval, developer information, detailed master plan, permitted land use and construction permits. 
• Sale eligibility: Confirmation from the relevant authority that the property satisfies the conditions for sale. 
• Contract terms: Construction progress, the handover deadline, payment schedule, penalties for delays and rights to assign the contract. 
• Ownership status: Ownership tenure, eligibility for the issuance of a property ownership certificate, commonly known as the pink book, and any existing mortgage. 

Additional considerations: 

• Completed developments: Review actual management standards, the administration of the maintenance fund and the documentation for the specific apartment being considered. 
• Off-plan housing: Check proposed schedules against legal documentation and official approvals from the competent authorities, rather than relying solely on brochures or sales advice. 

3.3. Assess the actual living environment 

Location should be assessed alongside day-to-day liveability. Buyers should consider transport connections, schools, healthcare, retail amenities, public spaces and management standards, rather than relying solely on distances shown on a map. 

By visiting the development at different times, perspective buyers can assess: 

• Commute: Travel time from the development to work and the city centre. 
• Accessibility: The convenience of access roads and traffic conditions during peak hours. 
• Surrounding environment: Noise levels, development density and the impact of nearby construction. 
• Amenities: Whether on-site and nearby facilities are operational and accessible. 
• Quality: The effectiveness of management and operations in occupied developments. 

This practical assessment helps distinguish facilities available for immediate use from those still under construction or at the planning stage. 

3.4. Thu Thiem: land auctions 

Land plots in Thu Thiem can influence the pace of new supply, the mix of land uses and the area's broader development trajectory. Under its 2026 plan, HCMC expects to auction eight plots in the Thu Thiem NUA, covering 13.8 ha. 

Buyers should understand the three key stages of the auction process: 

• Stage 1: The land plot is included in the auction plan. 
• Stage 2: The auction is completed, and the developer fulfils its financial obligations. 
• Stage 3: The project receives approval, proceeds through construction and becomes operational. 

Auction activity should be viewed as an indicator of future development within the area. Winning bids should not be treated as a direct benchmark for apartment prices, as each plot differs in permitted use, development density, investment requirements and development timelines. 

3.5. Master plans versus existing conditions 

Master plans provide a long-term vision, but individual components are delivered at different times. Roads, parks, shopping centres and public amenities may be at the proposal, approval, construction or operational stage. 

Before signing a contract, buyers should: 

• Verify planning information: Confirm planning details through official sources and establish the project's actual location. 
• Differentiate between existing and planned amenities: Separate operational facilities from those under development or proposed. 
• Review infrastructure progress: Assess the status of transport projects and amenities that may influence the property's accessibility and value. 
• Consider future development realistically: Planning announcements do not necessarily result in immediate price appreciation. 
• Confirm the boundaries: Establish whether the development is located within the Thu Thiem NUA or is a nearby project using "Thu Thiem" as part of its commercial branding. 

Assessing these five areas of consideration helps buyers compare projects according to actual conditions, alongside asking prices and expectations for Thu Thiem’s wider development.

Conclusion

Thu Thiem's mix of established residential developments and mixed-use projects under construction provides opportunities for owner occupation, rental income and long-term investment. Alongside the potential associated with master planning and future land auctions, purchasers should assess construction progress, legal documentation, amenity quality and current pricing. 

An evidence-based approach helps identify suitable opportunities while managing the risks associated with wider market expectations.

FAQ 

1. Which upcoming projects does Savills recommend tracking in the Thu Thiem NUA? 

The following projects are exciting developments: 

• The Metropole Thu Thiem  
• Empire City  
• The River Thu Thiem  
• Thu Thiem Zeit River 
• Sala Urban Area  
• Thu Thiem Lakeview 
• Lotte Eco Smart City

These represent a mix of operational residential communities, integrated urban developments and mixed-use complexes still under development.

2. What needs to be considered for a standard budget in Thu Thiem? 

Apartment prices in Thu Thiem vary considerably according to location, floor level, views and legal status. Over time, buyers should compare properties with similar characteristics and confirm the latest information with the appointed sales agent. 

Alongside the price per sq m, taxes, management fees, maintenance contributions and fit-out costs should be included when calculating the total purchase budget. 

3. Which projects in Thu Thiem have been handed over? 

As of August 2026, The River Thu Thiem, Thu Thiem Zeit River and several phases of The Metropole and Empire City have been handed over. Several neighbourhoods within Sala Urban Area and Thu Thiem Lakeview also accommodate established residential communities. 

As the wider urban area remains under development, buyers should verify the status of the specific building or phase being considered, rather than relying on the overall project name. 

4. How can buyers confirm whether a project is in the Thu Thiem NUA? 

The project’s actual location should be checked against the official boundary map and Thu Thiem NUA’s eight functional zones. An address in An Khanh Ward does not necessarily mean that the project falls within the Thu Thiem master plan. 

Official planning documents, land allocation decisions and plot information from the relevant authorities provide a more reliable basis for verification than commercial project names. 

5. What should buyers check before purchasing an apartment in Thu Thiem? 

Buyers should verify the legal status of both the project and the individual apartment, including construction or handover progress, ownership tenure, progress towards the issuance of ownership certificates, financial obligations and transfer conditions. 

They should also assess management fees, operating standards, existing amenities and transaction prices for comparable properties. For off-plan developments, it is important to confirm that the project satisfies the legal requirements for sale. 

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