The River Thu Thiem Sales Price – July 2026

Updated from actual inventory — Reported by Achieve Realty VN

The River Thu Thiem is one of the few core Thu Thiem projects that has issued pink books (ownership certificates) and has been operating stably since 2022. This makes the selling price here much more "real" than many projects still under construction — buyers can move in, rent out, or secure bank loans immediately upon payment.

In this article, Achieve Realty VN updates the sales price of The River Thu Thiem in July 2026 based exactly on the sales department's current inventory. These are not "conceptual" prices, but the actual asking prices of available units.

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Quick Summary — 5 Key Takeaways

1 Bedroom

Starting at VND 11.2 billion (64 sqm). The most affordable entry to own an titled Thu Thiem property.

2BR & 3BR

Best 2BR from VND 17.5 billion. 3BR (private lift) from VND 30 billion.

Luxury Segment

4BR & Duplex from VND 60 billion. Penthouse starts at VND 77.3 billion (larger sizes >100-200B).

Pool Villa

Infinity pool view: from VND 120 billion, 373 sqm version up to VND 170 billion.

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Market Reference: Secondary data (Batdongsan.com.vn) records average prices around VND 171–237 million/sqm, an 8.7% annual increase. A slow but steady upward trend.

Detailed Price List by Unit Type

*These represent the "best available prices" — the most affordable units currently in the inventory. Units with river views, high floors, or full premium furnishings will be priced higher.

1 Bedroom (64 sqm)

from VND 11.2 billion

2 Bedrooms (86–94 sqm)

from VND 17.5 billion

3 Bedrooms (134–140 sqm | Private Lift)

from VND 30 billion

4 Bedrooms (202 sqm)

from VND 60 billion

Duplex (130–230 sqm)

from VND 60 billion

Note on Luxury Collection (Penthouse / Pool Villa):
Penthouses (210–460 sqm) start at VND 77.3 billion, with the 297 sqm and 412 sqm versions exceeding VND 100 billion, and the largest 460 sqm version over VND 200 billion. Pool Villas with infinity views (286–373 sqm) start from VND 120 billion (the 373 sqm version reaches up to VND 170 billion).

Achieve Realty VN's transparent note: These are highly sought-after, rare assets. Prices fluctuate significantly per transaction. We provide exact quotes directly to clients with genuine interest to avoid setting "unrealistic" market expectations.

Rental Rates & Cash Flow Projection

The River is favored in the rental market for its efficient layouts and resort-style green spaces. Rental rates (July 2026):

1 Bedroom (64 sqm): Basic VND 25 million – Fully Furnished VND 28 million/month. (1BR Duplex fully furnished: VND 45 million)
2 Bedrooms (86–94 sqm): Basic VND 28 million – Fully Furnished VND 33 million/month.
3 Bedrooms (134–140 sqm): Basic VND 50 million – Fully Furnished VND 55–60 million/month.
4 Bedrooms (202 sqm): Basic VND 90 million – Fully Furnished VND 130 million/month.
Duplex / Penthouse: Around VND 100–130 million/month (fully furnished).

💡 Yield Calculation (Gross Rental Yield): A quick estimate for a 1BR unit: Purchase price ~VND 11.2 billion, rental income VND 28 million/month ≈ VND 336 million/year. This equates to approximately 3% per annum before management fees.
Expert Insight: While not a figure that attracts speculative investors ("flippers"), for end-users and long-term asset holders seeking titled property, this is an acceptable yield for the core Thu Thiem segment.

View available The River Thu Thiem units at Achieve Realty VN →

Key Factors Influencing Price

Clean Legal Status: The majority of units have obtained pink books. This facilitates easy bank loans and quick title transfers without uncertainty. This is the strongest support for current price levels.
Line 1 Location: Adjacent to Thu Thiem 1 Bridge. Conversely, some lower-floor units in the Thames tower facing the bridge may experience traffic noise (Achieve Realty VN always transparently advises on this aspect).
Limited Supply: Only 525 units in the entire project. Low supply maintains strong pricing, though liquidity for million-dollar properties (Penthouses/Villas) is naturally slower due to the high total asset value.

Operational Costs (Essential Info)

Management Fee	VND 27,500/sqm/month
Car Parking	VND 2,750,000/month
Motorbike Parking	VND 275,000/month
Pet Deposit	VND 10,000,000
Golf/Cinema Room	VND 500,000/use

*Note: The latest updated parking fees are higher than older records. We recommend re-confirming the fee schedule with the Management Board prior to contract signing.

Expert Perspective & Advice from Achieve Realty VN

✔ Who is it for?

Genuine home-buyers or long-term asset accumulators. Those needing a legally sound, move-in ready property in core Thu Thiem with green resort-style amenities. The rental cash flow serves as a stable supplementary income.

✖ Who is it not for?

Speculative investors expecting quick "flips" for short-term margins. The project has passed its construction-phase momentum; price levels are currently stable/slightly rising in tandem with the general market, leaving narrow room for speculation.

Secondary market real estate varies by specific unit and homeowner. Please contact us to confirm the exact availability and status of particular units before making a decision.