Thủ Thiêm Apartment Supply in 2026: Resale Prices Under Pressure?

<h1 style="color: #c9a84c; font-size: 32px; font-weight: 700; line-height: 1.4; margin-bottom: 25px; text-transform: uppercase; text-align: center; border-bottom: 1px solid rgba(201, 168, 76, 0.3); padding-bottom: 20px;">New Supply from CII Floods the Thu Thiem Core: Will Secondary Apartment Prices Be Squeezed in 2026?</h1>

Panoramic view of the central Thu Thiem landbank awaiting development.

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There is a question that clients holding Thu Thiem apartments have frequently been asking Achieve Realty VN in recent weeks: "CII is about to build a series of new projects in the core, so will my apartment lose its resale value?"

This is a million-dollar question. It touches on exactly what most market advertisements avoid: new primary supply is always the direct competitor to secondary inventory. When a developer launches a new project right next door, buyers have more choices — and those holding existing properties must compete.

This article will not sugarcoat reality. Achieve Realty VN will break it down: which CII land plots are coming up, which currently selling projects are truly under pressure, which are almost immune, and what asset holders should do. All data includes reference dates for your own verification.

<h3 style="color: #c9a84c; font-size: 20px; font-weight: 600; margin-top: 0; margin-bottom: 15px;">Need advice on the resale price of your Thu Thiem apartment?</h3>

Contact Achieve Realty VN:

📞 086 888 2539 - 096 669 2202

📧 sales@achievereal.com

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<h2 style="color: #c9a84c; font-size: 24px; font-weight: 600; margin-top: 50px; margin-bottom: 20px; line-height: 1.3;">The Current Market Picture: High Prices, but Slow Liquidity</h2>

Before discussing supply, we must address demand. Because resale prices depend not only on how much new inventory is available, but also on whether buyers are actually spending money.

And here is the noteworthy part. According to a report by Knight Frank Vietnam, HCMC recorded around 1,580 successful apartment transactions in Q1/2026, an absorption rate of 36%, down nearly 66% compared to the previous quarter. Frankly speaking: prices remain anchored high, but the number of people actually closing deals is visibly decreasing. (Source: Vietnamfinance)

*Note: The 36% figure and 66% decrease are synthesized from Knight Frank reports — please re-verify with the original report before making investment decisions.

What about price levels? Also according to Knight Frank data, asking prices at Grand Marina Saigon fluctuate between 440–557 million VND/m², and The Metropole Thu Thiem around 330–448 million VND/m². This is the price range of the central core and Ba Son — not the general average for the entire East Area.

Another demand-squeezing factor rarely mentioned: interest rates. An early 2026 survey shows that home loan interest rates at major banks are approaching 14%/year — a multi-year high. This kind of interest rate forces leveraged investors to calculate much more carefully. (Source: Tuoi Tre)

Summary of the picture: Peak prices, stalling liquidity, expensive cost of capital. Right at this moment, new supply is preparing to enter the game.

<h2 style="color: #c9a84c; font-size: 24px; font-weight: 600; margin-top: 50px; margin-bottom: 20px; line-height: 1.3;">5 Undeveloped CII Land Plots — Where Is the New Supply Coming From?</h2>

This is the core section, and the most firmly grounded one.

On March 25, 2026, CII's subsidiary, North Thu Thiem Urban Area LLC, received site handover to implement infrastructure projects under a BT (Build-Transfer) contract, unlocking approximately 9.6 hectares of landbank. The point that caught investors' attention: the average cost price of this landbank is only about 27.5 million VND/m² — while land prices in neighboring sub-divisions are currently dozens of times higher.

CII has 9 "diamond" plots from this BT contract. Three plots have been fully exploited: 3-1 (Lakeview 1), 3-15 (The River Thu Thiem), and 4-7 (Lakeview 2); plot 3-2 (D'Verano) is about 90% invested. The remainder — the part of interest — consists of 5 undeveloped plots: Lakeview 4 (plot 4-8), D'Vernal (plot 3-6), Riverfront Residence (plot 3-13), The River 2 (plot 3-16) and a commercial building (plot 1-18).

Location of the 5 undeveloped "diamond" land plots of CII on the Thu Thiem peninsula.

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Pay attention to the fourth name: The River 2 (plot 3-16). This plot is located right next to the already handed-over The River Thu Thiem (plot 3-15). This means CII is highly likely to launch a new primary project right next door to the very project where many clients are holding secondary stock. This is the most pressing point.

River-front plots like 3-13 and 3-16 have rare advantages in terms of views, and according to market sources, this group of undeveloped plots is expected to add high-end apartment supply to the Thu Thiem core in the 2026–2027 period.

*Important Note: Trade names "The River 2", "Riverfront Residence", "D'Vernal", "Lakeview 4" are recorded from corporate documents — they may change upon official launch. The 2026–2027 timeline is projected, not a confirmed launch schedule.

Besides CII, the Thu Thiem core has another supply pipeline lining up: the planned auction of 7 land plots (3-8, 3-9, 3-12, 7-1, 7-17, 1-12, 4-21) along with 3,790 resettlement apartments in plots R1-R5, An Khanh ward. Most of these plots are not situated right on the Line 1 riverfront, so their impact on the ultra-luxury riverside segment is indirect — but it is still inventory that will enter the market.

<div style="text-align: center; margin: 40px 0;"><a href="https://achievereal.com/sell/" style="display: inline-block; background-color: transparent; border: 2px solid #c9a84c; color: #c9a84c; padding: 12px 25px; text-decoration: none; font-size: 16px; font-weight: 600; text-transform: uppercase; border-radius: 4px; transition: all 0.3s ease;">View the list of Thu Thiem apartments consigned for resale → </a></div>

<h2 style="color: #c9a84c; font-size: 24px; font-weight: 600; margin-top: 50px; margin-bottom: 20px; line-height: 1.3;">Will Resale Prices Be Squeezed? A Straightforward Analysis — No Sugarcoating</h2>

This is the assessment of Achieve Realty VN, not confirmed facts. We state this clearly for your own consideration.

Our viewpoint: There is pressure, but it is uneven — and it's not the kind of "price crash" that many fear.

The reason for the pressure is clear. When The River 2 or the CII plots launch primary sales, affluent buyers will compare: buying new stock (titles issued later, able to choose optimal floors/views, sometimes with relaxed payment policies) vs. buying older stock (immediate titles, ready to move in). Resellers will be forced to price more reasonably; it will be hard to demand inflated prices.

But the reasons not to be pessimistic are equally clear:

<li style="margin-bottom: 15px; padding-left: 20px; position: relative;">▪ One is CII's exceptionally low cost of capital: Land cost is only around 27.5 million/m² from a contract signed in 2016, but primary selling prices in the Thu Thiem core are currently many times higher. A developer holding cheap land has no incentive to dump prices — they have the margin to sell high and still make massive profits. New supply is highly likely to be released at a higher price level, not a lower one.</li>

<li style="margin-bottom: 15px; padding-left: 20px; position: relative;">▪ Two is the time lag: From receiving the site to launching sales to handover usually takes years. Those holding existing inventory have titles, properties ready for occupancy, and ready to rent out immediately — that is a value that "on-paper" primary inventory will not have for the next 2–3 years.</li>

<li style="margin-bottom: 15px; padding-left: 20px; position: relative;">▪ Three is that new supply usually pulls regional price levels up, not down: Provided absorption doesn't collapse. This is exactly the biggest risk to monitor: if liquidity continues to be as weak as the Q1/2026 figures, a prolonged sideways price scenario is the most likely, rather than explosive growth.</li>

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<h2 style="color: #c9a84c; font-size: 24px; font-weight: 600; margin-top: 50px; margin-bottom: 20px; line-height: 1.3;">Which Projects Are Under Pressure, Which Are Almost Immune?</h2>

This is where geographical precision matters. Not all projects in Thu Thiem face the same pressure.

<li style="margin-bottom: 20px; padding-bottom: 15px; border-bottom: 1px dashed rgba(201, 168, 76, 0.2);">🔴 Facing the most direct pressure: Secondary inventory at The River Thu Thiem along the Crescent Boulevard. Because The River 2 (plot 3-16) will be next-door primary stock, sharing the same Line 1 location and the same customer base. Those holding The River should price realistically when new stock is launched.</li>

<li style="margin-bottom: 20px; padding-bottom: 15px; border-bottom: 1px dashed rgba(201, 168, 76, 0.2);">🟡 Facing indirect pressure: Zeit River (plot 3-11) along the same Crescent Boulevard axis. But Zeit has its own shield: a total of only 300 units for the entire project — this absolute scarcity is difficult to be replaced by larger-scale new projects.</li>

<li style="margin-bottom: 20px; padding-bottom: 15px; border-bottom: 1px dashed rgba(201, 168, 76, 0.2);">🟢 Almost immune: Grand Marina Saigon and The Metropole Thu Thiem. Grand Marina is located on the Ba Son side (formerly District 1), not in the same territory as the CII plots, and is a Marriott branded residence — a completely different client base. The Metropole is in Functional Area No. 1 right next to the Ba Son Bridge; its location and the SonKim brand are also distinct.</li>

<li style="margin-bottom: 20px;">🔵 Special case — Empire City: The handed-over towers (Linden, Tilia, Cove) have established residential communities and smoothly operating amenities — the "ready to move in" advantage that new stock lacks. However, the under-construction Narra tower (expected 2027–2028) will compete directly with new primary stock at that time. Those flipping Narra should calculate carefully.</li>

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<h2 style="color: #c9a84c; font-size: 24px; font-weight: 600; margin-top: 50px; margin-bottom: 20px; line-height: 1.3;">Rental Cash Flow — A Buffer Zone for Asset Holders</h2>

When prices might go sideways, rental cash flow is what keeps the investment "employed." A few reference figures (May 2026 rental prices, based on Achieve Realty VN's transaction data):

▪ The River 2BR: renting for about 30–40 million VND/month on a resale price of ~19–25 billion VND — gross yield falls around ~1.8–2%/year.

▪ Zeit River 2BR: renting for 28–36 million VND on a price of ~18–20 billion VND — similarly, around 2%.

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Speaking frankly: this is a low yield compared to expectations. (This is a gross estimate, before management fees, taxes, and vacancy times — it must be recalculated for each specific unit). This segment is not for "eating" rental cash flow — it is for long-term wealth accumulation. Anyone buying with expectations of high yields like mid-range apartments will be disappointed.

The implication for current holders: if there's no urgent need to sell, renting it out to wait through the absorption phase of new supply is a more reasonable defensive strategy than selling at a cut loss when liquidity is weak.

<h2 style="color: #c9a84c; font-size: 24px; font-weight: 600; margin-top: 50px; margin-bottom: 20px; line-height: 1.3;">What Should Thu Thiem Apartment Holders Do?</h2>

Summarized into the straightforward perspective of Achieve Realty VN:

1. New supply from CII is real and upcoming — 5 undeveloped plots, with The River 2 being the most imminent. But "new supply" does not automatically mean "price drops". With CII's exceedingly low land cost and the multi-year lag until handover, the most likely scenario is sideways prices, not a plunge — unless overall liquidity continues to worsen.

2. If you are holding The River or stock along the Crescent Boulevard axis: price realistically, don't anchor to old peak prices, and closely monitor The River 2's launch schedule. If you are holding Grand Marina, Metropole, or handed-over Empire City: pressure is low, no need to rush.

3. If you are a prospective buyer: upcoming new supply is good news for you — more options, better negotiating position in the secondary market. This is when patience pays off.

One more thing we always say: the data in this article has reference dates, and the real estate market changes month by month. Before making a buying or selling decision, consult someone who is actively transacting in the real market, don't just read the news.

<h4 style="color: #ffffff; font-size: 18px; margin-bottom: 15px; font-weight: 700; text-transform: uppercase;">Achieve Realty VN</h4>

10th Floor, Miss Ao Dai Building, 21 Nguyen Trung Ngan, Ben Nghe Ward, District 1, HCMC

Hotline: 086 888 2539 | 096 669 2202

Email: sales@achievereal.com

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Thủ Thiêm Apartment Supply in 2026: Resale Prices Under Pressure?

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