525 luxury residences on lot 3.15 in Thu Thiem, handed over since 2022, with pink books issued from September 2024
The River Thu Thiem is a luxury apartment project on lot 3.15 in Functional Zone 3 of the Thu Thiem New Urban Area. It comprises three low-rise towers named after three of the world's great rivers — Seine (12 floors), Thames and Hudson (18 floors) — holding 525 homes in total: 501 apartments of 1–4 bedrooms, 12 penthouses and 12 pool villas. Apartment sizes run from about 54 to 250 sqm (1BR 54–64 sqm, 2BR 77–94 sqm, 3BR 107–180 sqm, 4BR 202–300 sqm, depending on the source), pool villas about 250–292 sqm and penthouses about 297–460 sqm. Total floor area is around 104,606 sqm, with architecture by DP Architects (Singapore). Handover began in late August 2022 and continued in phases into early 2023; pink books started to be issued around September 2024, and no source yet confirms that all 525 units have received theirs. The developer's primary allocation is completely sold out, so every home available today comes from the resale (secondary) market.
**About the developer.** Lots 3.15 and 3.16 originally came from the land fund CII received under its Thu Thiem infrastructure BT contract. The project entity is Thu Thiem River Park Real Estate Investment JSC, and its shareholding has changed hands through successive capital transfers: CII held 79.98% from late 2019 after taking back the stake of its partner Hongkong Land, then transferred 80% to City Garden JSC and fully divested during 2020. Since then City Garden — a member of Refico (R.C Real Estate Development and Finance JSC) — has been the party directly developing and operating The River brand. Refico is a familiar name in HCMC's high-end segment with City Garden, The Nexus, Saigon Quays and President Place, along with Watermark and Kosmo Tay Ho in Hanoi.
**Buying on the resale market.** As of August 2026, secondary asking prices commonly sit at roughly VND 140–250 million per sqm depending on floor, orientation and furnishing. Sources differ noticeably: some put the level at VND 180–250 million per sqm, while others quote VND 140–180 million per sqm and around VND 200 million per sqm for units with a private lift — so it is better to compare unit by unit than to rely on a single headline number. Among the homes currently listed: one-bedroom units (54–64 sqm) at about VND 11.5–14.5 billion; two-bedroom units (77–94 sqm) at about VND 17.5–20 billion; three-bedroom units (107–180 sqm) at about VND 26.8–34 billion; four-bedroom units (202–300 sqm) at about VND 50–58 billion; pool villas and penthouses sit considerably higher. Indicative rents are VND 26–30 million a month for a one-bedroom and VND 50–65 million a month for a three-bedroom, with a management fee of around VND 27,500 per sqm per month. Four things deserve attention when buying resale: (1) compare prices for the same floor, orientation and furnishing condition, because the gap between units in the same tower can reach tens of millions of dong per sqm; (2) check whether that specific unit already holds its pink book, which decides whether the deal is a notarised title transfer or an assignment of the sale and purchase contract — pink books only began to be issued in September 2024, so not every unit has one; (3) agree clearly who bears the 2% personal income tax on the transfer price and the 0.5% registration fee, plus notary and title-transfer costs; (4) foreign buyers should verify in advance whether the target unit falls within the 30% of units that may be sold to foreigners, as this room is usually close to exhausted at Thu Thiem projects.
**Who is it for?** The project suits owner-occupiers who need a completed home with clear legal status and low resident density; investors targeting rental demand from foreign professionals and senior staff working in District 1; and buyers who want to hold an asset in Thu Thiem without waiting years for construction. Conversely, buyers who want to purchase directly from a developer under a staged payment plan should look at the next phase on the adjacent lot 3.16 — The Luxe Thu Thiem, a site of about 19,882 sqm with an expected near-580 units and a maximum height of 24 floors, developed by City Garden (Refico) together with partner Swire Properties and currently taking bookings.
Happy Land maintains a regularly updated resale inventory for The River Thu Thiem: available units by tower, actual negotiated prices, furnishing condition, the pink book status of each unit and the availability of foreign-ownership slots. Contact Happy Land for a shortlist that fits your budget, together with full support on legal due diligence, price negotiation and title-transfer procedures.
📍 An Khanh Ward (formerly Thu Thiem, Thu Duc City), Ho Chi Minh City
The River Thu Thiem sits on lot 3.15 in Functional Zone 3 of the Thu Thiem New Urban Area, right at the foot of Thu Thiem 1 Bridge and only a few hundred metres from the bank of the Saigon River. Following the administrative reorganisation of 1 July 2025, Thu Thiem Ward (in the former Thu Duc City) was merged into An Khanh Ward, Ho Chi Minh City, but the project's actual position is unchanged: it stands on the Thu Thiem bank with views back towards the District 1 centre across the Saigon River, while the opposite bank at the foot of Thu Thiem 1 Bridge is the Nguyen Huu Canh corridor (the former Binh Thanh area). From the project, residents take Ba Son Bridge — about 1.5 km — to reach the Ba Son – Nguyen Huu Canh area, or the Thu Thiem Tunnel to join the Vo Van Kiet corridor; Ba Son station on Metro Line 1 (Ben Thanh – Suoi Tien) is about 2 km away. Ben Thanh Market and the District 1 financial core lie within roughly 4 km, Landmark 81 about 5 km and Tan Son Nhat Airport about 12 km. Around the project, Thu Thiem's public infrastructure and amenities are being rolled out under the master plan: the central square, the central lake, the crescent boulevard, the pedestrian bridge over the Saigon River, along with other luxury projects in Functional Zones 1 and 3. This is why Thu Thiem apartment prices are usually benchmarked directly against District 1 rather than against the wider eastern-side market.
Lot 3.15 in Functional Zone 3, right at the foot of Thu Thiem 1 Bridge, looking back at the District 1 centre across the Saigon River
Only 525 homes across three low-rise towers of 12–18 floors — a resident density rarely seen in HCMC's luxury segment
Architecture by DP Architects (Singapore); many units come with a private lift, and the pool villas and penthouses face the river
Handed over since late 2022 with pink books issued from September 2024: move in or lease out immediately, with no construction-progress risk
The next phase on the adjacent lot 3.16 (The Luxe Thu Thiem) is taking bookings, adding further headroom to area price levels
As an apartment project, it falls under the Housing Law cap allowing 30% of units to be sold to foreigners, with a 50-year ownership term that may be extended in line with regulations; Vietnamese buyers hold on a long-term basis. Because the primary allocation is sold out and handover took place from late 2022, most of that 30% room has already been used — when buying on the resale market a foreign buyer must confirm with the management board or the developer that the target unit is on the list of units approved for sale to foreigners before placing any deposit. Eligibility must be checked for the property type, project, specific unit and buyer. Read the foreigner guide →
The River Thu Thiem is a luxury apartment project on lot 3.15 in Functional Zone 3 of the Thu Thiem New Urban Area (now part of An Khanh Ward, Ho Chi Minh City). It consists of three towers — Seine, Thames and Hudson — of 12 to 18 floors holding 525 homes, of which 501 are apartments, 12 penthouses and 12 pool villas, designed by DP Architects (Singapore). The project entity is Thu Thiem River Park Real Estate Investment JSC, now under City Garden JSC — a member of Refico. The land came from CII's BT land fund, and CII transferred 80% of its stake to City Garden before divesting fully during 2020. Handover began in late August 2022 and continued in phases into early 2023.
The developer's primary allocation is sold out, so transactions now happen only on the resale market. As of August 2026, secondary asking prices commonly run VND 140–250 million per sqm — some sources cite VND 180–250 million per sqm, others VND 140–180 million per sqm and around VND 200 million per sqm for units with a private lift. By unit type: one-bedroom about VND 11.5–14.5 billion, two-bedroom about VND 17.5–20 billion, three-bedroom about VND 26.8–34 billion, four-bedroom about VND 50–58 billion. These are indicative asking prices; the actual closing price depends on floor, orientation, furnishing and how motivated the owner is to sell. Happy Land provides the real transacted price list unit by unit.
Pink books at the project started to be issued around September 2024, after handover began in late August 2022 and the remaining handover phases were completed in early 2023. However, no source confirms that all 525 units have received their certificate, so when buying resale you need to check the status of the exact unit: a unit that already holds its pink book is transferred by notarised title transfer, while a unit without one is traded as an assignment of the sale and purchase contract. Happy Land helps verify the legal file of each unit before any deposit is placed.
Yes, but only within the 30% of units in the project that may be sold to foreigners under the Housing Law, with a 50-year ownership term that may be considered for extension; Vietnamese buyers hold on a long-term basis. Because the primary allocation is sold out and handover took place from late 2022, most of the 30% room has already been used. Before placing a deposit on a resale purchase, a foreign buyer should therefore ask the seller or the management board to confirm that the unit belongs to the group eligible for a certificate in a foreigner's name. Happy Land helps check quota availability before the transaction.
The River Thủ Thiêm is priced The developer's primary allocation is sold out; on the resale market as of August 2026, asking prices run roughly VND 140–250 million per sqm depending on floor, orientation and furnishing. One-bedroom units are quoted at about VND 11.5–14.5 billion (indicative). (around Khoảng 140 – 250 triệu đồng/m² trên thị trường chuyển nhượng, tùy tầng – hướng – nội thất (tham khảo, cập nhật tháng 8/2026)). Contact Happy Land for the detailed price list and current available units.
The River Thủ Thiêm is developed by Công ty CP Đầu tư Bất động sản Thủ Thiêm River Park – thuộc CTCP City Garden (thành viên Refico); CII đã thoái toàn bộ vốn năm 2020, located in An Khanh Ward (formerly Thu Thiem, Thu Duc City), Ho Chi Minh City. Project scale: Lot 3.15 of about 15,376 sqm with roughly 104,606 sqm of total floor area; three towers — Seine (12 floors), Thames and Hudson (18 floors); 525 homes comprising 501 apartments, 12 penthouses and 12 pool villas.
The River Thủ Thiêm is currently handed over. Expected handover: Handover began in late August 2022 (Q3 2022) and continued in phases into early 2023. Pink books started to be issued around September 2024; no source confirms that every unit has received its certificate, so the status must be checked unit by unit.. Contact Happy Land for the latest construction progress and available units.
The River Thủ Thiêm (Luxury apartments, penthouses & pool villas) offers: 1 – 4 bedrooms, plus penthouses and pool villas. Contact Happy Land for floor plans and prices for each unit type.
The River Thủ Thiêm is located in An Khanh Ward (formerly Thu Thiem, Thu Duc City), Ho Chi Minh City. Notable connections and amenities: Thu Thiem 1 Bridge - right beside the project, under 500 m; Ba Son Bridge (Thu Thiem 2) - about 1.5 km, 4 minutes by car; Thu Thiem Tunnel to District 1 - about 2 km, 5 minutes by car; Ba Son station, Metro Line 1 Ben Thanh – Suoi Tien - about 2 km, 5 minutes by car.
As an apartment project, it falls under the Housing Law cap allowing 30% of units to be sold to foreigners, with a 50-year ownership term that may be extended in line with regulations; Vietnamese buyers hold on a long-term basis. Because the primary allocation is sold out and handover took place from late 2022, most of that 30% room has already been used — when buying on the resale market a foreign buyer must confirm with the management board or the developer that the target unit is on the list of units approved for sale to foreigners before placing any deposit. Happy Land helps check buyer eligibility, project documents and the specific unit before a transaction.
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