The River Thủ Thiêm

About The River Thủ Thiêm

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.