Eaton Park Thu Duc 2026: A Foreign Buyer’s Guide to Gamuda Land’s Mai Chi Tho Project
Eaton Park is Gamuda Land’s 1,980-apartment development on Mai Chi Tho Boulevard in An Phu, Thu Duc City. Foreign nationals can buy here on a 50-year title, within the 30% per-tower cap set by the Housing Law — the shops and shophouses at podium level are Vietnamese-buyer only. All six towers had topped out by August 2026, which puts this in a different category from the pre-launch projects that dominate the East Saigon market: you can see the building you are buying into.
This guide covers what the project actually is, what the location gives you, how the foreign quota works in practice, and the six payment routes under the current sales scheme — including the two questions most buyers forget to ask before paying a deposit.
Contents
Who is building Eaton Park
Two names appear on the paperwork. Gamuda Land is the Malaysian developer that plans, designs and markets the project; Tam Luc Real Estate JSC is the Vietnamese entity that legally owns the land and signs your sale and purchase contract. That structure is normal for foreign-developed projects in Vietnam and does not weaken your position — but the contract counterparty is Tam Luc, so that is the name your lawyer should be checking.
Gamuda Land has a track record in Ho Chi Minh City that predates this project: Celadon City in Tan Phu, plus The Meadow, Artisan Park and Elysian in the eastern districts. The consultant team here — AG INGO on architecture, TWAsia on structure, LJ-Group on landscape — has worked on those earlier schemes, which is one reason the delivery standard at Eaton Park is broadly predictable rather than a first attempt.
Location: what Mai Chi Tho actually connects to
An Phu sits on the city side of Thu Duc, immediately east of the Saigon River. From the project frontage on Mai Chi Tho Boulevard you reach:
- District 1 — 10 to 15 minutes through the Thu Thiem tunnel or over the Saigon Bridge, outside peak hours.
- Thu Thiem New Urban Area — adjacent. This is the site the city has designated as its future financial centre; several towers are already under construction.
- Saigon Hi-Tech Park and Rach Chiec — the employment cluster where most of the area’s expatriate engineers and managers work.
- HCMC – Long Thanh – Dau Giay Expressway — the road link to Long Thanh International Airport, currently under construction.
- Day-to-day amenities: Vincom Mega Mall Thao Dien, the international schools of Thao Dien and An Phu, and the eastern hospital cluster.
The honest caveat: Mai Chi Tho is a major arterial road and the An Phu interchange nearby is still being rebuilt. Traffic during the works is heavy. For a resident that is a temporary nuisance; for an investor it is the reason the land was still available at this price.
Scale, towers and unit mix
Six towers of 27 to 37 storeys sit on a two-level podium over two basement levels, with roughly ten apartments per typical floor. The towers are named Alpine (A1), Forest (A2), Cove (A3), Lagoon (A4), Grove (A5) and Strait (A6), and they hand over in phases rather than all at once — Grove and Strait are the furthest advanced.
Apartments run from about 50.7 m² to 103.7 m², covering one-, two- and three-bedroom layouts plus dual-key configurations. Penthouses on the top floor are a different product entirely at 207.7 to 219.9 m², with a private pool and landscaped terrace. Alongside the residential stock, Eaton Park Retail Street offers 20 shophouses and 52 podium shops with 9.7–10.1 m ceilings and floorplates from 48.6 m² upwards.
Typical floor plates
Typical floor plates for Cove (A3) and Lagoon (A4). The other towers in the same phase follow a comparable layout.
Penthouse layout — 207.7 to 219.9 m² with a private pool and garden terrace.
Amenities: the biophilic layer
The masterplan is built around a one-kilometre landscaped water channel running through the site, with more than 100 amenity items attached to it: a central park, cluster pools serving groups of towers, a pet garden, children’s play areas, gym, BBQ decks and an events plaza. In practice the amenities that matter day to day are the pool nearest your tower and the podium retail — the rest is landscape you walk through.
Foreign ownership: the 50-year title and the 30% cap
This is the section worth reading twice, because it is where most enquiries go wrong.
- Apartments are open to foreign buyers on a 50-year ownership certificate, extendable on application under the Housing Law. Vietnamese buyers hold the same units on long-term (freehold) title.
- The cap is 30% of the units in each tower, not 30% of the project. A tower can be closed to foreign buyers while another still has room — so the first question to ask is not “is the project open” but “how much quota is left in the tower I want”.
- Shops and shophouses are excluded. The podium retail is sold to Vietnamese buyers and companies only.
- Pricing is separate. Foreign buyers purchase from a foreign price list, and stacked discounts are capped at a total of 7% (the 4.5% special promotion is treated separately). Expect the net position to differ from the figures a Vietnamese buyer is quoted.
If you are a Vietnamese national living overseas, or hold Vietnamese origin, a different and generally better set of rules applies to you — see our step-by-step guide to buying property in Vietnam.
Payment: Sales Scheme 25.1
The current programme — Sales Scheme 25.1, effective 1 August 2026 and running until further notice — applies to the remaining apartment stock. The booking deposit is VND 100 million per unit. Six routes are available; the number that separates them is how much you pay when you sign the sale and purchase contract.
Two of the six, in detail — the standard schedule and the most-used financed route:
- 1Sale & purchase contract signed10%cum. 10%
- 2Within 3 months of SPC10%cum. 20%
- 3Two months after instalment 27,5%cum. 27.5%
- 4Two months after instalment 37,5%cum. 35%
- 5Two months after instalment 47,5%cum. 42.5%
- 6Two months after instalment 57,5%cum. 50%
- 7Handover noticeWithin 14 days of the notice date45% + 2% MFcum. 95%
- 8Ownership certificate issued5%cum. 100%
MF = maintenance fund, charged at 2% on top of the purchase price. You must settle 95% of the price plus the 2% maintenance fund before taking handover.
- 1Sale & purchase contract signed5%cum. 5%
- 2Within 6 months of SPC5%cum. 10%
- 3Bank disbursesWithin one month of instalment 2 falling due60%cum. 70%
- 4Handover noticeBuyer pays 10% + 2% maintenance fund · bank disburses 15%25%cum. 95%
- 5Ownership certificate issuedBank disburses5%cum. 100%
Gamuda Land supports interest of up to 7% p.a. for a maximum of 24 months from first disbursement on the 60% loan, and the bank offers a principal grace period of up to 24 months. Limited allocation. The rate that matters over the following twenty years is the one that applies after the support period ends — ask for it in writing.
Two further discount layers sit on top for eligible buyers: 0.9% for existing Gamuda Land customers in southern Vietnam, and 1% per unit under the Gold Link programme when one buyer takes two units. Neither applies to Option 5. Management fees are waived for one year on Tower A4 units only — not project-wide, despite how that promotion is sometimes described.
Construction status, August 2026
All six towers have completed structural works. Fit-out — blockwork, painting, curtain-wall glazing — is running on the upper floors, while the podium is being fitted out for the community amenities and the landscaping is going in. Phase 1 (Grove A5, Strait A6) is ahead of Phase 2 (Alpine A1, Forest A2) and Phase 3 (Cove A3, Lagoon A4). Handover dates are announced per phase by the developer; treat any single date quoted to you as provisional until it appears in the contract.
Who this suits — and who it does not
Worth a look if: you work in Thu Thiem, the Hi-Tech Park or District 1 and want a completed building rather than a construction site; you are buying to let to the international tenant pool in An Phu and Thao Dien; or you want a Gamuda Land product with a delivery record behind it.
Probably not for you if: you want freehold title as a foreign national — no project in Vietnam offers that; you need rental income from day one, as handover is still phased; or you are shopping on price per square metre alone, because An Phu is not where the cheapest stock in Thu Duc sits.
Five things to check before you pay a deposit
- Remaining foreign quota in your specific tower — the answer changes weekly and is the one fact that can void the whole plan.
- The foreign price list for your unit, not the Vietnamese list, and the net figure after the 7% discount cap.
- The post-support interest rate if you take Option 4 or 6 — the margin over the reference rate, in writing.
- Which phase your tower is in, and the contractual handover date for that phase rather than the marketing date.
- The management fee per square metre, and whether the one-year waiver applies to your unit (Tower A4 only).
Frequently asked questions
Can foreigners buy an apartment at Eaton Park?
Yes. Apartments at Eaton Park are sold to foreign nationals on a 50-year ownership title, renewable under the Housing Law, within the statutory cap of 30% of units per tower. The retail shops and shophouses at podium level are not open to foreign buyers.
Where is Eaton Park?
The project fronts Mai Chi Tho Boulevard in An Phu Ward, Thu Duc City (formerly District 2), Ho Chi Minh City — next to the Thu Thiem new urban area and about 10–15 minutes from District 1 via the Thu Thiem tunnel.
Who is the developer?
Eaton Park is developed by Gamuda Land, the Malaysian developer behind Celadon City, The Meadow, Artisan Park and Elysian in Ho Chi Minh City. The legal project owner registered in Vietnam is Tam Luc Real Estate JSC.
How many units does Eaton Park have?
1,980 apartments across six towers — Alpine (A1), Forest (A2), Cove (A3), Lagoon (A4), Grove (A5) and Strait (A6) — plus 20 shophouses and 52 podium retail shops on a 3.76-hectare site.
What is the construction status?
All six towers had topped out as of August 2026 and are in the fit-out phase — blockwork, painting and curtain-wall glazing on the upper floors, with podium amenities and landscaping under way. Phase 1 (Grove A5, Strait A6) runs ahead of Phase 2 and Phase 3.
What payment options are available?
Sales Scheme 25.1, effective 1 August 2026, offers six payment routes ranging from a 5% discount on the standard eight-instalment schedule to a five-year extended plan with no discount, plus two bank-financed routes with developer interest support for up to 24 months. Foreign buyers purchase from a separate foreign price list and total stacked discounts are capped at 7%.
How do I get the current price list?
Contact Realtique — an authorised distributor — via Zalo or WhatsApp at +84 866 810 689, or leave your details in the form on this page. We will send unit-level pricing and confirm how much of the 30% foreign quota is still open in each tower.
Get the Eaton Park foreign price list & quota availability
Leave your name and email. A Realtique specialist will come back with unit-level pricing from the foreign price list, the payment schedule that fits your cash flow, and how much of the 30% quota is still open in each tower.
