Where is District 9? The 2026 Real Estate Market Landscape

The HCMC real estate market is shifting east, focusing on the former District 9. Despite administrative boundary changes in 2025, 'District 9' is still widely used to refer to the area around the Hi-Tech Park, Metro Line 1 and Ring Road 3. 

While the local property supply is diverse, there are significant differences in pricing, legal status and infrastructure progress across subdivisions. In this article, we analyse the factors impacting the District 9 real estate market and assess its future development potential.

Table Of Contents 1. District 9 Overview 1.1. Geographical Location 1.2. District 9 Transport Connectivity: Existing And Planned Infrastructure 2. Factors Shaping The District 9 Property Market 2.1. Market Demand Drivers 2.2. New Supply And The Resale Market Property Developments And Pricing In District 9 The Secondary Resale Market In District 9 3. District 9 Residential Communities: Connectivity, Amenities And Lifestyle 3.1. Vinhomes Grand Park 3.2. Khang Dien Phu Huu 3.3. Nam Long 4. Key Criteria For Assessing Property Investments In District 9 4.1. Legal Status, Planning And Transaction Conditions 4.2. Total Costs, Financing And Property Inspection Conclusion Frequently Asked Questions

1. District 9 Overview

1.1. Geographical Location

Located at the northeastern gateway of Ho Chi Minh City (HCMC), the former District 9 occupies a strategic position bordering District 2, Thu Duc, Binh Duong and Dong Nai. The area is directly connected to central HCMC, Thu Thiem New Urban Area, Saigon Hi-Tech Park and provinces across the Southern Key Economic Zone.

Administratively, District 9, District 2 and Thu Duc were merged to form Thu Duc City in 2020. Following Resolution No. 1685/NQ-UBTVQH15, the area was reorganised into 12 wards under HCMC from 1 July 2025.

The former District 9 area now spans five key wards:

• Tang Nhon Phu Ward: Formed from the former Tan Phu, Hiep Phu, Tang Nhon Phu A and Tang Nhon Phu B wards, together with part of the former Long Thanh My Ward. This densely populated area features commercial activity around Thu Duc Intersection and along Le Van Viet, Man Thien and Dinh Phong Phu streets.
• Phuoc Long Ward: Comprising the former Phuoc Binh, Phuoc Long A and Phuoc Long B wards, this area has an established residential community and a mix of existing townhouses and apartments.
• Long Truong Ward: Formed from the former Phu Huu and Long Truong wards, this southeastern area offers substantial land reserves and benefits from direct access to the Ho Chi Minh City–Long Thanh–Dau Giay Expressway.
• Long Phuoc Ward: Including the former Truong Thanh and Long Phuoc wards, this area is characterised by lower-density development and low-rise riverside housing, appealing to those seeking greater privacy and space.
• Long Binh Ward: A newly established ward associated with Saigon Hi-Tech Park, it is a focal point for housing and rental demand from professionals and engineers.

Legal Note For Buyers: Following administrative changes, legal addresses now use the new ward names rather than the former district designation. However, many property listings and records created before 1 July 2025 still refer to former ward names, such as Phuoc Long A or Tang Nhon Phu B. Buyers should cross-check old and new addresses to ensure accuracy when reviewing planning information, verifying land plot details and checking ownership certificates before proceeding with a transaction.

1.2. District 9 Transport Connectivity: Existing And Planned Infrastructure

Transport connectivity across the former District 9 is supported by four main infrastructure corridors: Ha Noi Highway, the Ho Chi Minh City–Long Thanh–Dau Giay Expressway, Metro Line 1, and the Ring Roads 2 and 3 systems. These routes also define the boundaries of several local planning areas. Some infrastructure is operational, while other sections remain under construction or are awaiting commencement.

• Metro Line 1 (Ben Thanh–Suoi Tien): The line commenced commercial operations on 22 December 2024, connecting the former District 9 with central HCMC and areas along its route. It offers an alternative to road travel and can reduce journey times to the city centre compared with driving along Ha Noi Highway during peak periods.
• Nhon Trach Bridge: Opened in August 2025, the bridge connects the former District 9 area with Dong Nai across the Saigon River, reducing travel times to Nhon Trach and nearby industrial parks. However, the temporary road connecting the bridge to the Ho Chi Minh City–Long Thanh Expressway is restricted to cars, passenger vehicles with up to 16 seats, and trucks weighing less than 1.5 tonnes.
• Ho Chi Minh City–Long Thanh–Dau Giay Expressway: This operational expressway connects the former District 9 with Long Thanh, Dau Giay and eastern provinces. It facilitates access to nearby industrial parks and urban areas, although congestion is common during peak hours and at weekends.

Regarding future infrastructure, Ring Road 3 is a key focus. It spans approximately 76 km, including a 14.7-km elevated section through Long Binh. According to the government portal, construction through HCMC is around 76% complete. Sections will open progressively from 30 September 2026, with the entire route finished by late 2026. Planned as an eight-lane highway before 2030, the current development phase features four lanes. 

For Ring Road 2, two eastern sections between Phu Huu Bridge and Vo Nguyen Giap (3.6 km), and Vo Nguyen Giap and Pham Van Dong (2.4 km), remain in the land acquisition and preparation stage. This route is still incomplete after more than 15 years of development.

Therefore, buyers should base decisions on infrastructure development plans when assessing travel times or investment potential.

➔ Read more: HCMC Metro 2026 Planning and Progress Updates

2. Factors Shaping the District 9 Property Market

2.1. Market Demand Drivers

Real estate demand in District 9 is supported by three main drivers: employment, education and transport infrastructure.

The HCMC Hi-Tech Park (SHTP) is a major employment hub in the east, attracting tens of thousands of engineers, professionals and technical workers. The promotion of high-tech industries such as semiconductors, artificial intelligence (AI), biotechnology and automation is likely to attract more highly skilled workers. This will increase housing demand, particularly for apartments suited to professionals.

The former District 9 also benefits from Thu Duc City's education and research ecosystem. The nearby Vietnam National University Ho Chi Minh City attracts many students, lecturers and researchers. Although university accommodation meets some housing needs, steady rental demand remains for houses and apartments among final-year students, postgraduate students and lecturers seeking to live close to campus.

The new Fulbright University Viet Nam campus in the Hi-Tech Park is also expected to support rental demand and demand for quality housing once operational.

Alongside employment and education, major infrastructure projects such as Metro Line 1, Ring Road 3 and inter-regional transport networks are improving accessibility. This combination of infrastructure development, employment opportunities and urban amenities creates three main buyer groups in the District 9 property market:

• Owner-occupiers: Primarily young families, professionals and workers in eastern HCMC. This group prioritises reasonably priced developments with on-site amenities and convenient commuting options.
• Tenants: Engineers, technology professionals, students, lecturers and researchers from nearby educational institutions. One- and two-bedroom apartments near SHTP and major transport routes generally benefit from strong occupancy and competitive rents.
• Long-term investors: Buyers focused on potential capital appreciation driven by the area's development and infrastructure progress.

To compare available properties, explore our list of prominent District 9 apartment projects.

➔ Read more: Prominent Apartment Projects in District 9

2.2. New Supply and the Resale Market

District 9 offers a diverse range of properties, from mid-range and high-end apartments to low-rise housing and land plots. Key property types include:

• Apartments: A major property type in the area, with new launches concentrated in the mid-range and high-end segments.
• Shophouses and compound villas: Typically located in gated communities, these properties appeal to buyers seeking privacy and security. Shophouses also suit those looking to combine residential and business uses.
• Land plots: Concentrated in suburban areas, these may be part of developments with internal infrastructure and potentially lengthy legal processes.

This supply structure supports two parallel transaction channels: the primary market, where properties are sold by developers, and the secondary resale market.

The primary market typically influences price trends and sales policies during launch phases. By contrast, the secondary market reflects the prices buyers are willing to pay for completed, ready-to-use properties. New developments provide pricing benchmarks for resale properties, while limited new supply may shift demand towards the secondary market.

The interaction between these two channels directly affects market liquidity and potential price growth. Buyers should monitor both new-launch prices and actual resale values to assess local pricing more accurately.

Prominent Primary Projects in District 9

Primary supply in the former District 9 is concentrated in established master-planned developments, particularly Vinhomes Grand Park and The Global City.

Secondary Market in District 9

The secondary market centres on handed-over subdivisions in Vinhomes Grand Park, where properties are ready for immediate occupation or rental.

3. District 9 Residential Areas: Connectivity, Amenities and Living Environments

District 9 is establishing itself as one of the fastest-developing areas for amenities and living standards in eastern HCMC. Master-planned urban developments such as Vinhomes Grand Park, Khang Dien in Phu Huu and Nam Long offer housing alongside local hubs featuring schools, hospitals, shopping centres and green spaces.

3.1. Vinhomes Grand Park

Vinhomes Grand Park is a notable development in the former District 9 area. Spanning 271 ha in Long Binh, Thu Duc City, this city-within-a-city development features more than 44,000 apartments and a wide range of on-site facilities. The project offers properties across the mid-range and high-end segments, including apartments, shophouses and compound villas.

The Beverly Solari and The Opus One offer luxury apartments. Glory Heights features coastal-inspired architecture, while The Beverly and Lumiere Boulevard provide high-end residences integrated into the wider masterplan. These completed subdivisions now support an active residential community with operational amenities.

The development features operational on-site facilities, including Vinschool, Vinmec Hospital, Vincom Mega Mall, VinWonders and the 36-ha Grand Forest. The park-in-mall concept at Vincom Mega Mall integrates greenery into shopping, dining and entertainment spaces. Professional property management supports the maintenance of landscaping, security and service quality, making the development suitable for young families and foreign professionals.

3.2. Khang Dien Phu Huu

Khang Dien developments in Phu Huu (An Phu and Binh Trung) focus on compound townhouses and gated villas, targeting buyers who prioritise security, privacy and on-site amenities. The area benefits from road connectivity to District 1, the former Thu Duc area and nearby industrial parks.

The area caters to buyers seeking a low-density, gated environment. Commercial, healthcare and administrative amenities rely primarily on external infrastructure, including Le Van Viet General Hospital, HCMC Oncology Hospital Campus 2 and nearby shopping centres. As on-site facilities vary between projects, buyers should personally assess property management, security, cleanliness and occupancy rates within each subdivision.

3.3. Nam Long

Nam Long develops affordable to mid-range urban communities, with a focus on green spaces, regulating lakes and community amenities. These developments are suitable for young families and first-time buyers. Residential areas typically feature open layouts and convenient connections to major transport routes and essential local services.

These projects feature green spaces, community living and reasonable prices. Residents can access nearby healthcare, administrative and commercial facilities while enjoying on-site parks and greenery. Similar to Khang Dien in Phu Huu, on-site amenities vary by project and handover phase. Buyers should inspect the property management quality in person before purchasing.  

District 9 Residential Areas Comparison 

4. Key Criteria Before Investing in District 9 Real Estate

4.1. Legal, Planning and Transaction Checks

Before paying a deposit or signing a reservation agreement, buyers should thoroughly assess the property's legal status, planning regulations and transaction conditions. In District 9, where large-scale developments, detailed 1/500 planning schemes and ongoing infrastructure projects are common, these checks can help reduce the risk of disputes, delays in obtaining ownership certificates and purchasing properties that are unsuitable for the intended use.

4.1.1. Legal and Planning Checks

• Ownership certificates: Verify the certificate number, registered owner's name, property area, land-use purpose (residential, commercial or mixed-use) and ownership term. For apartments, check whether individual units have been issued ownership certificates or whether only the developer holds a master certificate.
• Construction and fire safety permits: Request copies of the construction permit, completion records and fire safety acceptance documents, particularly for apartments and shophouses. For resale properties, check whether the previous owner has made any unauthorised alterations or extensions.
• Land-use planning and road setbacks: Review the 1/500 detailed planning scheme, permitted construction density, height restrictions and surrounding land-use designations, including green spaces, schools and public facilities. Check planned road expansions and river protection corridors to identify properties that may be affected by future planning changes.
• Transaction conditions for foreign buyers and overseas Vietnamese: Check the foreign ownership quota for the building, the applicable ownership term and any extension provisions under the 2023 Housing Law. For transfers of sale and purchase contracts, request written confirmation from the developer that the seller has fulfilled all payment obligations.

4.1.2. Price and Transaction Verification

• Included costs: Clarify whether the asking price includes VAT (typically 10% for residential property, subject to the applicable regulations), registration fees (0.5%) and maintenance fees (2% for apartments). For secondary-market transactions, agree on which party is responsible for the 2% personal income tax.
• Payment schedules and contracts: Compare the payment schedule with the project's construction progress and any financing incentives. Review contract provisions covering late payments, handover arrangements, refunds and contract transfers.

Looking for a property in District 9? Contact Savills Residential for available listings, pricing details and assistance in arranging a viewing.

4.2. Cost Estimation, Financial Planning and Site Visits

The listed price is only part of the total cost of ownership, which also includes taxes, fees, furnishing and financing costs. In District 9, where primary and secondary market prices can vary significantly, preparing a detailed cost estimate helps buyers compare options more accurately.

4.2.1. Total Costs and Loans

Basic taxes and fees:

• Registration fee: 0.5% of the property's value, payable by the buyer when registering ownership.
• VAT: 10% on the construction value, often included in the developer's selling price. Check the sale and purchase agreement for details.
• Apartment maintenance fee: 2% of the apartment's value before VAT, payable upon handover and allocated to the building's maintenance fund.
• Personal income tax on transfers: 2% of the transfer price. This is generally the seller's legal obligation, although the parties may agree on who ultimately pays it.
• Notary, valuation and bank fees: These vary by transaction and lender.

Finishing and operating costs:

• Estimate furnishing costs, renovation expenses for resale properties and monthly management fees.
• Buy-to-let investors should also account for brokerage fees, routine maintenance and potential void periods between tenancies.

Prudent borrowing:

• As a general budgeting guideline, keep total household debt repayments within an affordable level, and consider limiting total borrowing to around 40–50% of household income. Prioritise mortgage packages with fixed interest rates for at least the first 12–24 months, where available.
• Simulate scenarios in which interest rates rise by 2–3 percentage points to assess long-term repayment affordability.

4.2.2. Site Visit Checklist Before Paying a Deposit

Use the following checklist during site visits, ideally at different times of day and on different days of the week.

Flooding and drainage:

• Inspect the surrounding area and the development after heavy rain. Ask existing residents about seasonal flooding.
• Check the drainage system, manholes and the property's ground level in relation to the road.

Traffic and connectivity:

• Observe traffic conditions during peak hours (7:00–8:30 am and 5:00–6:30 pm) on the main roads leading to the development.
• Test the journey from the property to your workplace, such as the HCMC Hi-Tech Park, District 1 or District 2, to assess actual commuting times.

Construction and handover quality:

• For apartments, inspect the floors, walls, expansion joints, plumbing, electrical systems and sound insulation between units.
• For townhouses and villas, look for cracks, water leaks, the quality of exterior finishes and the condition of internal infrastructure.

Security and property management:

• Assess security systems, CCTV, 24-hour security services and the management team's response to incidents.
• Speak to residents about service quality, management fees and recurring issues.

Amenities and living environment:

• Check whether facilities such as swimming pools, parks, playgrounds and on-site supermarkets are operational.
• Assess noise levels near major roads, schools and commercial areas, as well as the quality and maintenance of green spaces.

Conclusion

The former District 9 offers a diverse range of properties, from apartments, townhouses and shophouses to villas and land plots. The presence of the HCMC Hi-Tech Park, improving transport connectivity and a gradually expanding network of amenities continue to support demand from homebuyers, tenants and long-term investors.

However, property value in District 9 depends on more than location. Legal status, planning regulations, infrastructure completion, property management quality and the total cost of ownership all play important roles. Before making a purchase, buyers should carefully verify legal documents, inspect the development in person and review all transaction terms.

Frequently Asked Questions

1. What types of real estate are for sale in District 9?

Properties in the former District 9 include apartments, townhouses, shophouses, compound villas and development land plots. The right choice depends on whether you intend to live in the property, rent it out or hold it as a long-term investment.

2. How do I schedule a property viewing in District 9?

Contact Savills Residential with your preferred property type, budget, target area and intended purchasing timeline. Our team can recommend suitable options, confirm availability and arrange a site visit.

3. What should I check before paying a deposit on a property in District 9?

Check the ownership certificate, planning status, road boundaries and setbacks, construction permits, payment schedule, contract terms and applicable taxes and fees. During a site visit, also assess rush-hour traffic, drainage during the rainy season, construction quality, security and property management standards.

Contact Savills to explore available properties in District 9, obtain the latest pricing information and arrange a viewing tailored to your requirements. Savills Residential Services EXPLORE  CONTACT