Empire City Thu Thiem
The largest single mixed-use development inside Thu Thiem: 14.6 hectares of waterfront anchored by The Empire 88 supertall, six residential and serviced-residence towers, a riverfront retail promenade, and a hotel component. A joint venture of Keppel Land, Tien Phuoc, Tran Thai, and Gaw Capital Partners.
- Developer
- Keppel Land + TrαΊ§n ThΓ‘i + TiαΊΏn PhΖ°α»c (JV)
- Address
- 2B Mai ChΓ Thα», Thủ ThiΓͺm Ward, Thủ Δα»©c City
- Functional area
- FA2b (riverfront)
- Status
- Multi-phase, partial handover
- Towers
- ~6 + supertall
- Total units
- ~3,000
- Unit sizes
- 60 β 350 mΒ²
- Price band
- From ~145 M VND/mΒ²
- Foreign quota
- Available (project-by-phase)
Empire City at a glance
Empire City is Thu Thiem's anchor project on the southern waterfront β a piece of programme on the scale of a large city block, designed as a mixed-use district in its own right rather than a single residential tower with podium retail. The original development agreement was struck in 2014. Construction began in earnest in 2017 with the first residential phase, and the supertall has been advancing through 2023β2026 toward what will be one of the tallest buildings in Southeast Asia upon topping out.
The project sits inside Functional Area 2a and adjacent Functional Area 6, with direct frontage onto the Saigon River and immediate access to the Thu Thiem Bridge 2 landing. The result is one of the shortest commute times to District 1 of any Thu Thiem project β a key part of the value proposition for buyers prioritising connectivity.
The developer consortium
The consortium behind Empire City is unusual for Vietnam in both its scale and its mix of institutional foreign capital with local execution capability. Keppel Land, the Singapore-listed property arm of Keppel Corporation, has been active in Ho Chi Minh City since the early 1990s and brings the institutional process. Tien Phuoc and Tran Thai are the original local partners with longstanding Thu Thiem land positions. Hong Kong-based Gaw Capital Partners joined the equity stack as a later institutional investor. The combination is part of why Empire City has delivered on a more reliable schedule than several peer Thu Thiem projects.
Location and connectivity
From central Thu Thiem, Empire City is the natural anchor at the southern bend of the river. Across Thu Thiem Bridge 2 the District 1 frontage of Le Thanh Ton, Ton Duc Thang, and the Bitexco vicinity is five minutes outside rush hour and around fifteen at peak. Through the Thu Thiem Tunnel the East-West Highway and District 1 south are accessible in similar time. The future Thu Thiem Bridge 3 will add a third route directly across to District 4. Long-term, the Metro Line 2 Thu Thiem station will be the lowest-cost public-transit option once delivered.
Within the master plan, Empire City sits adjacent to several other major residential and mixed-use projects (The River, The Metropole Thu Thiem) β the cluster of cranes you see from the Bitexco observation deck is the new Thu Thiem skyline forming around Empire City as its centrepiece.
Phases and progress
Empire City is structured as a sequence of phases delivered in waves. As of mid-2026:
- Linden Residences β first phase, handed over and occupied.
- Cove Residences β handed over.
- Tilia Residences β handed over, occupancy ramping.
- Narra Residences β under construction, scheduled completion in the near term.
- The Empire 88 supertall β under construction, the project flagship.
- Hotel and serviced-residence components β programmed; brand partnership announcements pending.
A full construction timeline with dated progress photos is published on this page each quarter β see the construction tracker section below.
Unit mix, floor plans and sizes
The Empire City unit mix spans:
- 1-bedroom apartments from roughly 60 mΒ²
- 2-bedroom apartments from approximately 90 mΒ²
- 3-bedroom apartments at 130β160 mΒ²
- 4-bedroom apartments and duplexes at 180β250 mΒ²
- Penthouse and supertall residences at 300 mΒ² and above
Floor plans by phase and tower are sent on request via the form on this page. Each plan is available in the original developer set; we send the version most relevant to your stated unit-size and budget preference.
Pricing and payment terms
Empire City has consistently priced at or near the top of the Thu Thiem primary market. Indicative ranges:
- Mid-floor 1- and 2-bedroom inventory: ~145β200 M VND/mΒ²
- Higher-floor and view-premium inventory: ~200β280 M VND/mΒ²
- Supertall and penthouse inventory: well above this band, individually quoted
Payment schedules are typically structured across construction milestones, with discount waves at specific points. Foreign-quota buyers are subject to additional documentation steps; see our foreign ownership rules guide. For the most current numbers, request the price list β pricing moves materially between launch waves and resale.
Amenities and lifestyle
Empire City's amenity stack is among the most extensive in Thu Thiem: rooftop infinity pools and sky bars at the supertall, leisure and lap pools in each residential phase, a riverside promenade, podium retail anchored by F&B operators, gym and wellness, kids' clubs and playgrounds, co-working lounges, and direct access to the southern Thu Thiem Crescent Park as it completes. The branded-residence service component will add concierge, housekeeping, and in-residence dining for the supertall residences.
Investment analysis
Empire City is the natural benchmark for Thu Thiem mid- and large-format inventory. Three observations for prospective buyers:
Scale provides liquidity. Because Empire City has ~3,000 residential units across phases, the secondary market is among the deepest in Thu Thiem. Buyers and renters can both find inventory more reliably than at smaller projects, which reduces selling friction at exit.
The supertall is a thesis-driving asset. The Empire 88 will materially reshape the Thu Thiem skyline and the project's brand. Adjacent inventory typically re-rates when an iconic anchor delivers; expect this dynamic.
Yields are modest. Gross rental yields in this part of Thu Thiem typically clear 3β4 percent β competitive globally for a city of Ho Chi Minh's growth profile, but well below mid-tier alternatives. The investment case is capital-value oriented, not yield oriented. We explain the mechanics in our yields guide.
Surroundings and daily life
Day-to-day, Empire City residents are within walking distance of the Crescent Park promenade, the riverfront, and a growing cluster of F&B and retail in the Thu Thiem podium retail spaces. International schools are at the edge of the master plan. Healthcare is accessible across the river in District 1 or via the established options in An Phu and Thao Dien. Restaurants and cafes within and adjacent to the project are listed in our directory.
Similar projects
If you are considering Empire City, you may also want to look at:
- The Metropole Thu Thiem β multi-phase, SonKim Land flagship
- The River Thu Thiem β three-tower riverside, Refico
- Zeit River β Korean developer GS E&C, Functional Area 2a riverside
Empire City FAQs
What is Empire City?
Empire City is the largest single mixed-use development inside Thu Thiem: roughly 14.6 hectares on the southern waterfront, anchored by The Empire 88 supertall and including six residential and serviced-residence towers, a riverfront retail promenade, and a hotel component. It is being developed by a consortium combining Singapore-listed Keppel Land, Vietnamese developers Tien Phuoc and Tran Thai, and Hong Kong's Gaw Capital Partners β one of the largest foreign-equity real-estate joint ventures in Vietnam.
Where exactly is Empire City located?
Empire City occupies the Thu Thiem waterfront immediately south of the Thu Thiem Bridge 2 landing, with frontage onto the Saigon River. Functional Area 2a and parts of Area 6 are within the project boundary. By road from District 1, expect 5β10 minutes via Thu Thiem Bridge 2 outside peak hours.
What phases of Empire City are open / available?
The first residential phase (Linden, Cove, and Tilia) handed over and is occupied. Subsequent phases including Narra Residences and the supertall residences continue toward completion. Pricing, availability, and foreign-quota stock varies by phase β request the current price list via the form on this page for the latest authoritative numbers.
How much do Empire City apartments cost?
Recent primary-market launches have priced from roughly 145 million VND per square metre for smaller mid-tower units and considerably higher for the upper-floor and supertall inventory. Secondary-market pricing varies by floor, view, and unit specification. As with any Thu Thiem project, the headline number is less informative than the per-unit quote β request a price list for the layouts you are interested in.
Can foreigners buy Empire City units?
Yes. Empire City has historically marketed foreign-quota inventory aggressively and was one of the first Thu Thiem projects sold extensively to foreign individuals and entities. The 30 percent project quota applies; specific availability varies by phase. Buyers should verify current foreign-eligible stock at the time of enquiry.
What amenities does Empire City have?
Multiple pools (lap, leisure, and rooftop infinity pools at the supertall), full-floor sky bars, gym and wellness facilities, riverfront promenade, F&B podium retail, children's play areas, and proximity to the Thu Thiem Crescent Park. The supertall component adds branded-residence service offerings.
How does Empire City compare to The Metropole Thu Thiem and ?
Empire City is larger, more diversified across product, with the most prominent supertall and the most established waterfront frontage. Metropole Thu Thiem (SonKim Land) is smaller, denser, with branded retail under the SonKim umbrella. (Masterise) is a more compact riverside block with a tighter residential focus. Pricing per square metre is broadly competitive across the three in their respective tiers. See our project comparisons at /en/projects/comparisons/ for the side-by-side.
When will Empire 88 be delivered?
Empire 88, the supertall component of Empire City, is in design progression with construction phasing planned across the late 2020s. The supertall residential and hotel inventory is expected to come to market in stages from 2027β2028 onwards, with full delivery and occupancy probably running into the early 2030s. Pricing for top-floor inventory is already running at the top of the Thu Thiem market.
Who exactly is behind Empire City?
Empire City is a joint venture between Singapore-listed Keppel Land (as lead), Vietnamese developers Tien Phuoc and Tran Thai, and Hong Kong-based Gaw Capital Partners. The structure brings together a Singaporean public-listed sponsor, deep local Vietnamese knowledge from the two HCMC firms, and Hong Kong private-equity capital. It is one of the largest foreign-equity real-estate ventures in Vietnam.
Is Empire City a good buy for foreign investors right now?
Empire City has consistently been priced at the top of the Thu Thiem primary market, with launch prices for top floors well above 200 million VND per square metre. For foreign buyers the case rests on three pillars: completion of Metro Line 2, opening of Lotte Eco Smart City retail next door, and delivery of Empire 88 itself. Yield is modest in absolute terms; the thesis is capital appreciation. We recommend the in-depth read in our investment guide before committing to a phase.
How to enquire
To request the Empire City price list, current floor plans, and foreign-quota availability β or to book a site visit β use the form on this page. We reply within one business day with the most current information for the phase and unit size you are interested in. There is no obligation; we send you the data and step away unless you ask us to introduce you to a specialist.