Long Thanh Airport Nears Completion: Does "Close to the Airport" Automatically Inflate East Saigon Property Values?

Every time a client asks about apartments in Ho Chi Minh City's East Side (Thu Duc City), someone inevitably nudges them: "It's near Long Thanh Airport, buy it now and the price will surge in a few years." Sound familiar? I hear this pitch almost weekly.

The truth is, it's only half right. Long Thanh Airport is a tangible, massive infrastructure project, and it is genuinely nearing operation. However, "proximity to the airport" isn't a magic button that automatically spikes apartment prices. In this article, I will break down exactly what's true and what's misleading—so you can invest with a clear head, rather than simply buying into the "airport" hype.

Image 1: Rendering or actual construction progress of Long Thanh Airport

The Facts Summarized

Long Thanh will be the country's largest airport, with Phase 1 requiring an investment of nearly 110 trillion VND. The airport received its first technical flight in December 2025, and Phase 1 is designed to handle 25 million passengers and 1.2 million tons of cargo annually.

Regarding connectivity: Ho Chi Minh City's Ring Road 3 is expected to open to traffic entirely by the end of June 2026. However, the HCMC – Long Thanh – Dau Giay Expressway expansion project will not be completed until 2027. Consequently, the main access routes may experience pressure during the initial phase of the airport's operation.

Detailed Analysis: What is the Real Impact of "Proximity to the Airport"?

First, we must distinguish between two types of real estate, as their correlation with the airport is fundamentally different.

• Land plots, warehousing, and logistics around Long Thanh (Dong Nai province): This is the segment that directly capitalizes on the "airport" factor. Being close to the runway, logistics hubs, and the emerging airport city—land values here are tightly bound to physical proximity to the aviation hub.
• Luxury apartments in HCMC's East Side: This is an entirely different story. Nobody purchases a 20–60 billion VND apartment in Thu Thiem or An Phu simply because it's "convenient to get to the airport." They buy for the river views, the 5-minute commute to District 1, and the prestige of the management brand. The airport is located tens of kilometers away; it does not dictate apartment valuations.

Image 2: Connectivity map of Ring Road 3 and the Expressway to Long Thanh Airport

To be blunt: for high-end apartments, being "right next to the airport" is often a negative—due to noise and flight paths. The East Side is far enough away to enjoy the benefits of connectivity without suffering the drawbacks. That is good news, but it is an indirect benefit.

So, where is the real leverage? It lies in regional connectivity, not simply the distance to the terminal. The synergy of the Airport + Ring Road 3 + the expanded expressway pulls the entire East Side closer to the airport, seaports, and neighboring provinces. This added value is real, but it permeates gradually over many years; it won't trigger a sudden price jump the day the ribbon is cut.

Impact on Buyers / Tenants / Investors

I rank these by the level of actual benefit, from most clear to most indirect.

• The Global City (An Phu): Among our portfolio, this project has the clearest connection to the airport axis—it borders the Long Thanh - Dau Giay expressway and is close to the An Phu intersection. Once the expressway expands and Ring Road 3 opens, the route to the airport from here will be noticeably streamlined. This is where the "airport connectivity" narrative carries the most weight during our consultations.
• Thu Thiem Core (Empire City, The Metropole Thu Thiem, The River Thu Thiem, Zeit River, Grand Marina Saigon): For these properties, the airport acts as a macroeconomic tailwind, not a primary purchasing motive. Prices here are driven by the scarcity of riverfront supply and the magnetic pull of District 1, not by Long Thanh. Anyone trying to sell you a Thu Thiem unit using "proximity to the airport" as a main selling point is misrepresenting the product's true strengths.
• Tenants / Expats: While high-level executive tenants do fly frequently, what they ultimately pay a premium for is proximity to District 1 offices and a superior living environment. The new airport alone is insufficient to drive up rental yields—at least not within the first 1–2 years of its operation.

Image 3: Perspective of The Global City project or Thu Thiem urban area

The Perspective from Achieve Realty VN

My view is straightforward: Long Thanh Airport is a long-term asset for the entire East Side, but it serves as a foundation, not an immediate catalyst for price surges. Do not buy an apartment solely because of the word "airport."

And recall the milestone I mentioned earlier: the launch has shifted from June to the end of 2026. Slippage in major infrastructure schedules is common in Vietnam. If you value an apartment based on the expectation that "prices will jump once the airport opens" and buy at the peak today, you are paying a premium upfront for an event with an unfinalized date.

The sounder approach: Select a project that stands strong on its intrinsic merits—location, legal clarity, rental yield potential—and treat the airport as an added bonus when it eventually arrives. Buy for the certainties, and let the uncertainties handle the upside.