The 9 Stellars 2026: Alta Height and Alpha Residence Added to HCMC’s Foreign-Ownership List — What Foreign Buyers Can Own
Short answer: Yes. Under Dispatch No. 36357/SXD-PTDT dated 9 October 2026 from the Ho Chi Minh City Department of Construction, The 9 Stellars (Hoang Huu Nam Street, Long Binh ward) — including its Alta Height and Alpha Residence sub-zones — is on the list of projects where foreign organisations and individuals may own homes, alongside three other SonKim Land projects: The Metropole Thu Thiem, Gateway Thao Dien and The Nassim Thao Dien (Tuoi Tre and Dai Bieu Nhan Dan, 16 Oct; CafeF, 17 Oct 2026).
Realtique’s reading: it is the only one of the four outside Thao Dien and Thu Thiem, and the only one still under construction. Being listed does not mean every unit is open to you — foreigners remain capped at 30% of the apartments in each building, ownership runs for up to 50 years (renewable), and you must be eligible to enter Vietnam. This guide covers what The 9 Stellars is, what a foreigner can actually buy there, and what to verify before paying a deposit.
The 9 Stellars — Key Facts at 18 October 2026
Table of Contents
Dispatch 36357/SXD-PTDT: Four SonKim Land Projects on the List
On 16 October 2026 SonKim Land announced that its projects are on Ho Chi Minh City’s list of housing projects where foreign organisations and individuals may own homes, citing Dispatch No. 36357/SXD-PTDT of 9 October 2026 from the Department of Construction (Tuoi Tre and Dai Bieu Nhan Dan, 16 Oct; CafeF, 17 Oct, republishing Thanh Nien Viet). The four projects:
| Project | Area | Status |
|---|---|---|
| The Metropole Thu Thiem | An Khanh (Thu Thiem) | Largely handed over |
| Gateway Thao Dien | An Khanh (Thao Dien) | Completed 2018 |
| The Nassim Thao Dien | An Khanh (Thao Dien) | In use |
| The 9 Stellars — Alta Height, Alpha Residence | Long Binh | Under construction |
The developer says it has completed the administrative procedures for every listed project and met its reporting obligations. Both Tuoi Tre and SonKim Land stress that a listing is only the basis for considering foreign ownership — buyers must still meet the conditions, caps and procedures of current law. The full text of the dispatch has not been published; reports cite only its number and the project names.
Realtique has separate analysis of the Thao Dien and Thu Thiem projects: The Metropole Thu Thiem and Gateway Thao Dien. This article focuses on The 9 Stellars.
What Is The 9 Stellars?
The 9 Stellars is SonKim Land’s township on Hoang Huu Nam Street, Long Binh ward (former Thu Duc City), on roughly 16.5 hectares (Vietstock, 2022), next to the Long Binh depot of Metro Line 1 and close to the new Mien Dong bus terminal. SonKim Land’s official page describes high-end apartments and townhouses, lists phase 1 as 216 apartments and 79 villas, and states a 50-year ownership term for foreigners.
| Sub-zone | Product | Published milestones |
|---|---|---|
| Alta Villa | 79 lakeside villas | Handed over July 2025 (Dai Bieu Nhan Dan, 23 Sep 2025) |
| Alta Height | Apartment tower beside Alta Villa | Sale contracts signed from 20 Sep 2025, after the Department of Construction confirmed eligibility to sell |
| Alpha Residence (The Alpha) | Apartments + villas, next phase | Launched July 2022; around July 2025 confirmed exempt from a separate construction permit |
Scale figures differ across sources and years: a 2022 Vietstock article described The Alpha phase alone as about 120 villas and 3,000 apartments at launch, while SonKim Land’s page now gives 216 apartments and 79 villas for phase 1. Realtique treats the developer’s figure as the reference and the 2022 numbers as a plan that may have changed. Developer background: SonKim Land’s 25-year track record.
Is “CC-III and CC-IV, Long Binh” on the Batch 16 List Actually The 9 Stellars?
On 12 October 2026 the Department of Construction published list batch 16, which included the “CC-III and CC-IV housing area” of Ngan Thanh JSC in Long Binh ward, recording 5 houses already contracted to foreign buyers and the project as under construction. The list gives no commercial name.
Realtique cross-checked three facts: (1) Ngan Thanh is the party that signed Alta Height sale contracts at The 9 Stellars on 20 September 2025 (Dai Bieu Nhan Dan); (2) the CC-III/CC-IV site sits in Long Binh at about 16.5 hectares — the same footprint as The 9 Stellars; (3) Dispatch 36357 names The 9 Stellars among SonKim Land’s projects. That makes it likely that CC-III/CC-IV is the legal name of The 9 Stellars. This is Realtique’s match — no published document maps those lot codes to sub-zones.
If correct, 5 units means the foreign quota here is almost untouched — a sharp contrast with The Metropole (272 units) or Gateway Thao Dien (136). Note that Vietstock and CafeF list Ngan Thanh among developers previously fined over reporting of foreign sales; details of that decision have not been published (see how the 30% quota and reporting duty work).
Graphic: Realtique · Data: HCMC People’s Committee fine decision (The Metropole, Oct 2026) and the Department of Construction’s list batch 16 (12 Oct 2026). The 9 Stellars row is Realtique’s match to Ngan Thanh’s “CC-III and CC-IV housing area”.
What Can a Foreigner Own at The 9 Stellars?
Vietnam’s 2023 Housing Law sets two different caps, so the answer depends on the product:
- Apartments (Alta Height, Alpha Residence apartment blocks): foreigners may own up to 30% of the units in each building. The cap is per tower, not project-wide.
- Landed houses (villas, townhouses): up to 250 houses in an area with the population of one ward-level unit. The “5 houses” on the batch 16 list most likely fall here.
- Term: foreign individuals own for up to 50 years from the certificate date, renewable once; the term is printed on the certificate.
- Overseas Vietnamese with Vietnamese citizenship: buy as domestic citizens — outside the quota and without the 50-year limit.
Watch: the draft amended Housing Law currently proposes removing foreigners’ right to own landed houses. It is a proposal only, not yet passed by the National Assembly, and its effect on signed contracts is unclear. Anyone considering a villa at The 9 Stellars should raise this before paying a deposit; apartments are not covered by the proposal.
Why the Metro Line 1 Depot Location Matters to Foreign Buyers
Long Binh is the eastern terminus area of Metro Line 1 (Ben Thanh – Suoi Tien, in commercial operation since late 2024). For foreign buyers, the location matters to two groups:
- End-users and expatriate professionals: the Hanoi Highway – Saigon Hi-Tech Park – former Binh Duong corridor is where many industrial and technology professionals work; the metro gives a route into the old CBD that avoids gateway congestion.
- Rental investors: the tenant base is professionals and young families who want more space than Thao Dien at a lower price. No published rental data exists yet for this project — Realtique does not quote an estimate.
Compared with Thao Dien or Thu Thiem, this is an area still taking shape: amenities and the resident community will fill in as phases are handed over. That is both why foreign quota remains and the time risk a buyer accepts.
Illustrative photo: Xuanphuocle · Wikimedia Commons · CC0 1.0 (Realtique image kit — Metro Line 1, not a photo of The 9 Stellars)
Before a Deposit: 5 Checks
- Confirm your tower and sub-zone are covered: the list names land lots and legal entities, while sales use commercial names — ask the developer to confirm in writing that your unit is in the part of the project open to foreigners.
- Remaining quota in that tower: request written confirmation of how many units in that building are already foreign-owned.
- Sales licence: off-plan units need the Department of Construction’s confirmation of eligibility to sell (Alta Height has had it since September 2025); check the bank guarantee on pre-handover payments.
- Your own eligibility: foreign individuals must be permitted to enter Vietnam; foreign organisations need an investment certificate or operating licence in Vietnam.
- Taxes, fees and term: registration fee is typically 0.5%, paid by the buyer; a foreign individual’s certificate shows a term of up to 50 years. For villas, ask about the draft Housing Law proposal above.
Taxes, fees and processing times can change. For the general rules: Vietnam’s 30% foreign ownership quota explained.
Frequently Asked Questions
Can foreigners buy an apartment at The 9 Stellars?
Yes. Under Dispatch 36357/SXD-PTDT of 9 October 2026 from the HCMC Department of Construction, The 9 Stellars — including Alta Height and Alpha Residence — is on the list of projects where foreigners may own homes. Foreigners are still capped at 30% of the apartments in each building and own for up to 50 years, renewable.
Where is The 9 Stellars and is it near the metro?
It is on Hoang Huu Nam Street, Long Binh ward (former Thu Duc City), Ho Chi Minh City, on about 16.5 hectares, next to the Long Binh depot of Metro Line 1 (Ben Thanh – Suoi Tien) and near the new Mien Dong bus terminal.
Is Ngan Thanh’s CC-III/CC-IV on the batch 16 list the same as The 9 Stellars?
Realtique considers it likely: Ngan Thanh signed the Alta Height sale contracts in 2025, and the Long Binh site of about 16.5 hectares matches The 9 Stellars. No published document maps the lot codes to sub-zones, so buyers should ask the developer to confirm in writing.
Can a foreigner buy a villa at Alta Villa?
Under the 2023 Housing Law, foreigners may own landed houses in listed projects, up to 250 houses in an area equivalent to one ward. The draft amended Housing Law proposes removing this right — not yet passed — so raise it before paying a deposit. This is not legal advice.
Do overseas Vietnamese count toward the 30% quota at The 9 Stellars?
Overseas Vietnamese who still hold Vietnamese citizenship buy as domestic citizens: they are outside the 30% quota and not limited to 50 years. People of Vietnamese origin who hold only a foreign nationality are treated as foreigners.
⚠️ Note: List details come from press reports of 16–17 October 2026 (Tuoi Tre, Dai Bieu Nhan Dan, CafeF) citing Dispatch 36357/SXD-PTDT; the full dispatch has not been published. Matching Ngan Thanh’s “CC-III and CC-IV” to The 9 Stellars is Realtique’s own cross-check, not an official statement. Scale figures come from the developer and Vietstock (2022) and may have changed. The proposal to remove foreign ownership of landed houses is a draft only. This article is not legal or investment advice.
Considering a unit at The 9 Stellars or elsewhere in eastern HCMC?
Send Realtique the sub-zone and unit you are looking at. We get written confirmation that it sits in the part of the project open to foreigners, check the quota left in that tower and cost out every tax and fee, so you know you can hold title before paying a deposit.
📞 Hotline: +84 866 810 689
Grace Le
Grace Le advises foreign buyers on apartments across eastern Ho Chi Minh City — confirming foreign quota tower by tower, checking a project’s sales licence and staying with clients until the certificate is in their name.
