Lumière Riverside vs Eaton Park: Which An Phu Premium Apartment? (Foreigner Guide 2026)

Foreign buyers looking for a premium apartment in An Phu, Thu Duc City — the heart of the expat community near Thao Dien and the District 1 axis — often compare two names: Lumière Riverside (Masterise Homes) and Eaton Park (Gamuda Land). Both are premium and foreign-eligible, but one is a delivered riverside branded apartment and the other a brand-new green township still under construction. This guide compares them on the points that matter to a foreign buyer: delivered-versus-off-plan, location, price, the foreign-ownership quota and who each suits.

This is general information, not investment advice. Prices, quota availability 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

	Lumière Riverside	Eaton Park
Developer	Masterise Homes	Gamuda Land
Location	An Phu – Thao Dien, on the Saigon River	An Phu, Mai Chi Tho frontage
Price from (indicative)	~4.8 billion VND (secondary)	~6 billion VND (primary)
Unit types	1BR – 4BR, penthouse, duplex	1BR – 3BR
Scale	2 towers 36–44 floors, 1,000+ units, 1.9 ha riverside	3.76 ha, 6 towers of 29–39 floors
Handover / status	Delivered late 2023 (secondary market)	Off-plan, handover ~2027 by tower
Foreign quota	Available (50-year, 30%/building)	Limited (50-year, 30%/building)

“Price from” is an indicative starting point excluding VAT/incentives. Click a project name below for its full details.

The biggest difference: delivered riverside versus brand-new township

• Lumière Riverside was handed over in late 2023 and now trades on the secondary market. You can inspect the real unit, see the finished quality, and move in or lease immediately — on the Saigon River in An Phu, a prime waterfront location. The trade-off is that most stock is secondary (from existing owners).
• Eaton Park is a brand-new green township by Gamuda Land fronting Mai Chi Tho in An Phu, largely off-plan with handover around 2027. It offers a larger site (3.76 ha, 6 towers) with more on-site amenities, but you buy off-plan and wait.

In short: Lumière = delivered, riverside, move in now; Eaton Park = brand-new, larger green township, worth the wait.

Buying Lumière on the secondary market

Because Lumière is delivered, most purchases are secondary (from an existing owner). For a foreign buyer this has two implications: first, if you buy from another foreign owner, the 50-year leasehold is generally the remaining term rather than a fresh 50 years; second, you should confirm the pink-book status of the exact unit and the building’s remaining foreign quota. None of this is a drawback — delivered stock lets you see exactly what you are buying — but verify the term and title before you pay.

Foreigners & legal status

Both sell within the 30%-per-building foreign quota, 50-year leasehold. Lumière has foreign-eligible units subject to the secondary market and remaining quota; Eaton Park has a limited foreign allocation in primary stock. Confirm the remaining foreign quota for the exact unit early. For Eaton Park, being off-plan, also review the buying process and the developer’s bank guarantee.

Who should choose which?

Choose Lumière Riverside if you: want to move in or lease now, value a riverside address in An Phu – Thao Dien, prefer to inspect the real unit before buying, and are comfortable with the secondary market (from ~4.8 billion VND).

Choose Eaton Park if you: want a brand-new unit in a larger green township near Metro Line 1, prefer buying primary from the developer, and can wait to around 2027 (from ~6 billion VND).

For other delivered options you can inspect now, see ready-to-move apartments foreigners can buy and apartments in Thu Duc City.

Conclusion

Lumière Riverside and Eaton Park are both premium An Phu apartments in the expat heartland, but they serve different needs. Lumière is strongest on delivered, move-in-now riverside living (mostly secondary market), while Eaton Park is strongest on a brand-new, larger green township (in exchange for waiting to ~2027 and a higher primary entry price). The right answer depends on whether you want to move in now, how much you value a riverside address, and your budget. This article is general information, not investment advice.

Want the price list, current inventory and remaining foreign quota for each project? Message Happy Land on Zalo/WhatsApp, or see Lumière Riverside and Eaton Park in detail.