Eaton Park vs The Global City: Which Should a Foreign Buyer Choose? (2026)

If you are a foreign buyer looking at premium apartments in Thu Duc (eastern Ho Chi Minh City), two names come up again and again: Eaton Park by Gamuda Land and The Global City by Masterise Homes. Both start from roughly 6 billion VND and both sit in the high-end segment, but they have very different characters — one is a boutique premium high-rise, the other a 117-hectare master-planned “new downtown.” This guide puts them side by side on the things that matter to a foreign buyer: developer, scale, price, handover, the foreign-ownership quota and rental appeal.

This is general information, not investment advice. Prices, quota availability, handover dates and inventory change over time — confirm the current status and the legal file of the specific unit with Happy Land and your own lawyer before deciding.

Quick comparison

Criteria	Eaton Park	The Global City
Developer	Gamuda Land (Malaysia)	Masterise Homes (Vietnam)
Location	Mai Chi Tho frontage, Thu Duc (former District 2)	Thu Duc “new downtown”, masterplan by Foster + Partners
Entry price (indicative)	From ~6 billion VND (~125–145 M/m²)	From ~6 billion VND (~113–180 M/m²)
Unit types	1–3 bedroom (45–145 m²)	Studio–4BR, duplex, penthouse (47–372 m²)
Scale	~3.76 ha, 6 towers (29–39 floors)	~117 ha integrated township
Handover (est.)	2027 (by tower)	2026–2028 (phased)
Foreign ownership	Foreign-eligible units, limited	30%/building quota, 50-year leasehold

(Figures compiled from developer/agency information, indicative at time of writing.)

Location: both in Thu Duc, different feel

Both projects are in Thu Duc, the eastern growth engine of HCMC, well connected to the center and benefiting from Metro Line 1 (Ben Thanh–Suoi Tien) and the eastern infrastructure build-out.

• Eaton Park sits on Mai Chi Tho frontage in the An Phu area (former District 2), close to the eastern financial/commercial core — an established, prestigious address.
• The Global City is positioned as HCMC’s new “downtown,” a 117-hectare township master-planned by Foster + Partners, aiming to create a whole self-contained district (retail, offices, lowrise and highrise) over time.

For location, Eaton Park offers an established premium address now; The Global City offers a bigger long-term placemaking story. See our guide to the best areas to buy in HCMC for foreigners.

Developer: Gamuda vs Masterise

Both are credible, but with different DNA:

• Gamuda Land (part of Malaysia’s Gamuda Berhad) is known internationally for integrated, green townships and is comfortable serving foreign buyers. Read our Gamuda Land developer review.
• Masterise Homes is Vietnam’s best-known luxury and branded-residence developer (Marriott, Ritz-Carlton partnerships elsewhere in its portfolio). Read our Masterise Homes developer review.

Neither brand replaces due diligence: confirm the selling entity and legal file per project.

Scale and lifestyle: boutique vs mega-township

This is the clearest difference in character:

• Eaton Park is a boutique premium cluster — ~3.76 ha, 6 towers, 1–3 bedroom apartments. Smaller community, more contained, an apartment-first product.
• The Global City is a mega-township — ~117 ha with a full range from studios to penthouses plus lowrise, retail and offices. Bigger amenity base and community potential, but a larger project builds out and fills up over years.

If you want a focused premium apartment address, Eaton Park fits; if you want to buy into a large, evolving downtown district, The Global City fits.

Price and unit mix

Both start around 6 billion VND (indicative), but the product mix differs: Eaton Park is a tighter 1–3 bedroom range, while The Global City spans studios to large penthouses and duplexes (47–372 m²), giving more flexibility on ticket size and unit type. Per-sqm pricing overlaps in the premium band; the real driver is which specific unit, floor and view you choose. Because both are off-plan in most phases, understand off-plan vs completed timing before you commit.

Foreign ownership: check the quota per tower

Both sell within the foreigner framework, but the 30%-per-building quota is the practical constraint:

• The Global City is stated to offer foreign ownership under the 30%/building quota, 50-year leasehold.
• Eaton Park also has foreign-eligible units, in limited quantity.

Because the foreign quota per tower fills up, availability varies by tower and launch phase. Read how the 30% foreign-ownership quota works, and always confirm the remaining foreign quota for the exact unit with Happy Land before paying a deposit.

Rental and investment angle

Both target the premium/expat rental market in Thu Duc, which has real demand from executives and professionals. Keep expectations realistic: luxury-segment rental yields are typically lower than mid-market, and a mega-township’s rental supply grows as more towers complete. Model conservatively — see rental yield in HCMC — and factor in resale liquidity and the multi-year handover timeline.

So which should you choose?

There is no universally “better” project — only the better fit:

• Choose Eaton Park if: you want an established premium address on Mai Chi Tho, a boutique apartment-first community, and you value Gamuda’s integrated-township pedigree — accepting a 2027 handover.
• Choose The Global City if: you want to buy into a large master-planned “downtown” (Foster + Partners) with the widest unit choice (studio to penthouse), some earlier phases (from 2026), and Masterise’s branded-residence positioning.

You can review each project at Eaton Park and The Global City, or browse all projects Happy Land distributes.

Before you commit

Prices, foreign-quota availability, incentives and handover dates all change by phase. The figures here are indicative starting points only. For the exact price, remaining foreign quota and legal status of a specific unit — plus an objective comparison against other options — contact Happy Land. We are a primary distributor and can pull the developer’s original price list for both projects; always pair that with your own legal review before you pay.