The expansion of the city has seen investment from authorities, foreign speculators and developers to the tune of $8billion up to the 3^rd quarter of 2015.  Beneficiaries include:

• Transport improvements in the areas between Saigon Bridge and Vung Tau, including highway and bridge improvements, account for $3billion.
• New luxury units – around 40,000 individual residences – are under construction in Binh Thanh, Thu Thiem and District 2, with an estimated worth of $5billion.
• 300,000sqm of retail space are on their way in the same areas, as well as Thu Duc and District 9. Upon 2018 completion, experts predict a valuation of $300/1sqm for a total of $90million.

The Sun Avenue Apartment of Novaland developer in District 2

Experts excited

The estimates have emerged from reports by industry experts and observers.  One such company, who put forward the transport development figure, are Global Investment and Business Corporation (GIBC).  “We think this investment will result in a relocation of the city’s commercial and service sectors into these purposes built areas” said Mr Huynh Phuc Nghia of GIBC.

Another real estate expert suggested these investments represent a golden opportunity for investors.  “The follow on benefits from the $3billion infrastructure improvements are likely to be upwards of $5billion as additional commercial, recreational and educational ventures flock to the areas”, said University of Economics lecturer Ngo Dinh Han.

“The current central districts for these areas are saturated, and new additions like Thu Thiem Channel, Thu Thiem Bridge 1, Saigon Bridge 2, and Thu Thiem Bridge 2 are ideal in relieving some of the bottlenecks” continued Mr. Han.  “These new areas will also connect the city with outlying provinces, creating a greater metropolitan area, radically altering the shape of the city over the next decade.”

Connectivity to Saigon’s current central districts will be aided by completion of the Metro system, in addition to a new financial center in Thu Thiem.  Upwardly mobile Saigoneers may turn their attention to big new developments like Vinhomes Central Park and Sala premium residential areas over the next 2 years.

Such a churn of development leaves plenty of opportunities for investors, with prices in the new areas estimated at a quarter of D1/D3 equivalents.

Estella Heights apartment from Keppel Land and Tien Phuoc Developers

Some skepticism.

Not everybody is as taken with the sales pitch, however.

General Director of Viet An Hoa Company is one such skeptic.  “$8billion is an attractive headline number, but may not be entirely accurate.  The $3billion is in place but may not do the job of radically improving regional connectivity, while the rush to providing 300,000sqm of additional commercial space may lead to over capacity.”

He added some particular concerns of over-subscription in luxury development: “The market should be rebalanced.  Right now the rush is to provide high-end accommodation but the value of such construction should be spread across varying segments to accommodate eventual variations of demand.”

Whilst District 2 and Binh Thanh, he concluded, can provide valuations of up to $2000/1sqm which hold up, developments in Thu Duc and District 9 should be focused on sub-$100k/unit offerings.

What do you think?  Let us know in the comments below

VietApartment NEWS

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Riverside and luxury Vinhomes Central Park apartments of Vingroup developer are open to sell The Park building in this September! Register now to have the best apartment!

At a housing conference, the market’s appeal to overseas investment was a hot topic.  There was broad consensus that overseas Vietnamese (Viet Kieu) would be attracted to their country of origin, but less agreement was found on the other new sector of the market: non-Vietnamese foreigners, particularly those that live here and rent currently.

Gateway Thao Dien – Hot and luxury apartment in District 2

Recently conducted research didn’t offer any knockout news for those on the fence, but did confirm that prices are far lower than other regional hubs like Bangkok and Kuala Lumpur.

Much cheaper

In fact, the comparison with neighboring countries was stark.

A ‘standard’, non-luxury apartment in Ho Chi Minh City can start at around $30,000, while similar units in Bangkok, Hong Kong and Manila go at around ten times that rate with median prices at around $300,000.

A cross-section of comparable properties also came out in Ho Chi Minh City’s favor:

In every category, ticket prices in HCMC were considerably lower than counterparts in Bangkok, Jakarta and Manila, ASEAN competitors for foreign investment dollars.

Price and affordability

At the ‘luxury’ end of the scale, average prices again come way under other regional metropoles.

CBRE specializes in research on property worldwide.  A recent report of theirs shows that the average price of luxury apartment in HCMC around $1781 per square meter, (around $178000/unit at 100sqm). Similar apartments in Singapore, Shanghai or Malaysia it cost around $500,000 to $600,000.

Whether these substantially cheaper prices will rise over the next 5-10 years, thus offering greater value to speculators, is questionable – as is any declaration that low prices equate to high value.

What is insightful however is Vietnam’s position in the affordability index.  It suggests that there is scope for locals to invest in first or upgraded homes with a greater degree of ease than some neighboring countries, with average incomes rising and capacity at a favorable level for buyers.

Surveys by market-leading agents like Savills received mixed responses when seeking opinions about current prices.  It came to no conclusion about whether the overall perception that costs were ‘cheap’ or ‘expensive’, but did find common optimism that the market will favor early investment in the first months following permitted foreigner purchases. “The market is still emerging, still taking shape – but all the indicators are that Vietnam’s appeal to foreign businesspeople, investors and professionals will increase substantially over the next decade.” Said Mr. Troy Griffiths, CEO of Savills Vietnam.

The highest-end offerings in the market represent the biggest bargain – and the biggest opportunities for growth, say some leading experts.  Mr. Peter Ryder, “The luxury segment retains very high potency.  Prices are incredibly good in comparison with other cities, averaging around $2900/sqm here in Saigon versus $20,000/sqm in the top-line Bangkok and KL equivalents.”

What do you think?  Got any thoughts on property prospects to share?  Leave a comment below or get in touch for any questions or feedback on the Vietnam property market

VietApartment NEWS

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[HOT] Project Estella Heights Apartment in District 2 will be opened to sell second stage in this September after a successful first stage.

Register now to have reservation and visit showroom! Thank you!

Estella Heights -new project in District 2

As of August 9^th, any new development must be guaranteed financially before a project is due to commence.  This updated guidance is seen as a move to reduce perceived risks from overseas investors, who were granted new rights to legally purchase property for the first time on July 1st, 2015. 

New circular

Institutions have acted following a spate of litigation by disgruntled buyers of projects which weren’t delivered on time.  The State Bank’s updated guidance, emerging from Circular No. 07/2015/TT-NHNN, requires certain conditions to be met before a purchase or a project can be ratified.

Guarantees for buyer, developer and lending institutions must now be made clear and transparent before a purchase is recognized.  Should either buyer or developer fail to meet their obligations, the lending parties will be liable to pay full compensation, including re deposits and advance payments.

While it’s expected that additional cost burdens related to securing guarantees from commercial bank may be reflected in marginally higher prices, the aim is to make the property market a more transparent and credible destination for foreign capital.

A bigger role for banks

It’s hoped that asking more of commercial banks will ensure projects are better managed throughout the development phase.  Banks who previously issued lump-sum loans to developers were often left with debts and write-offs, whereas under the new stipulations, commercial banks have an active role in ensuring money is treated correctly through a project’s lifetime.

Lending banks are expected to perform more stringent diligence on a developer’s financial capacity, project feasibility and market conditions before sanctioning contracts.

Masteri Thao Dien apartment will be finished in 2016

Timely delivery and industry credibility are expected to be boosted by these measures, attracting further investment interest from foreigners.  Financially insecure developers are likely to fall by the wayside, which while impacting ambitious start-ups will make the market healthier as a whole.

Overseas Vietnamese (Viet Kieu) and foreign investors will also benefit directly from the Circular updates, with pressure put on the banks to make it easier to access loans in-country rather than requiring guarantees solely from abroad.  Buyers purchasing from established developers with good reputations will also be rewarded, as trusted partners are likely to be offered a lower guarantee fee than less credible competitors.

Get in touch

We’re here to help foreign investors and would-be homeowners make sense of this emerging market.  If you are interested in buying property in Vietnam, contact us with any questions or subcribe our newsletter here.

VietApartment NEWS

Amidst the rush to meet demands for residential property in light of new laws allowing foreigners to buy, Vietnam’s premier developers are racing to fulfill the needs of another sector undergoing a building boom: healthcare.

All the big names are in on the gold rush: Vingroup are building 10 hospitals – branded ‘Vinmec’ throughout the country, as well as a Vingroup Medical University.  Hoa Lam, another big beast of the industry, have broken ground on a vast 40-hectare facility locally known as “Medical City”.  FLC group are also set to join the party, with other construction giants investing heavily in partnerships or readying independent announcements.

Vinhomes Central Park and Vinmec International Hospital

According to Mr. Tran Hong Phong of HCMC Lawyer’s Association, this is a direct result of Government policy: “Each enterprise that invests in hospital construction will have an applicable tax rate of 10% on income during construction, thanks to provisions of the Enterprise Income Tax Law.”

The Government incentives don’t stop there.  Intended to support construction which “benefits the public”, medical construction projects may be eligible for:

• Land tax exemption for 9 years;
• Preferential loan rates for up to 70% of capital outlay;
• Import/export tax exemptions for equipment and logistical costs;
• Relaxation of accounting protocols allowing losses to be pushed back and made tax deductible for up to 5 years.

Ongoing value

Experts estimate that such practices coupled with operational income yields around 20% annually for up to 10 years.  With such grand financial cherries to pick, it’s little wonder that companies – traditionally focused on residential and commercial construction – are looking to leverage every aspect of the medical sector, from hospitals to schools to smaller medical centers.

A former chairman of a large hospital group (asking not to be named) said the picture is very different from five years ago.  “In 2010, it was difficult to get developers on board with such a project due to restrictive registration procedures, and this following long negotiation periods.”

Now though, he says, it’s much easier – but not always entirely in spirit with the law.  “Developers and real estate companies have always liked to retain control over facilities within projects such as entertainment and shopping – now if they include healthcare facilities, they can enjoy the additional benefits of ‘providing for the public’, too”.  Vinpearl Phu Quoc and Vinhomes Central Park are two such projects which include medical facilities, and few dispute the benefits to investor and resident alike of such an approach.
Bed boom needed

What experts are discussing is whether the policy will have a net benefit for the wider public.  Ministry of Health information says that demand for capital currently outstrips supply, with the national budget capable of meeting only 40% of demand (around 20,000billion VND).  The spending aims to bring Vietnam’s healthcare in line with global standards, but the ambition of matching near neighbors is currently some distance from being met.  Hospital bed provision stands at 23 beds per 10000 residents – still short of recommended WHO guidelines (minimum 39/10000) and a long way from South Korea and Japan (at 80 and 140 respectively).

Healthy living space in Estella Heights in District 2

This shortfall – and the desire to catch up fast – spells huge opportunities for companies like Vingroup, Hoa Lam and FLC.  But it isn’t just construction companies, with commercial banks now investing hugely in the field.  Whilst some like VietinBank have entered into negotiation with the Government, BIDV has been the first to formalize its action.  They’ve launched a credit package for with total capital of 20000 billion VND, applicable from from June 15^th 2015 to May 31^st 2022.  Of this, 12000 billion is ring fenced for medical equipment with the remainder dedicated to infrastructure development and maintenance.  Recipients are incentivized with attractive interest rates for up to 15 years.

Time will tell if such dizzying numbers result in benefits to patients – but there is little doubt that Vietnam’s construction and investment industries will be working to make that happen and reap the rewards.

Property in Vietnam has a lot to offer investors – could you be one of the beneficiaries?  Leave a comment below or get in touch and we’ll keep you up to date with industry development.

VietKieu (a term meaning “Vietnamese sojourner”) from Western countries are being pulled back not by sentiment – but by promises of substantial returns.

Mrs. Hoang is one such VietKieu.  Living and working in the UK has helped her generate capital, but investment prospects in England remain minimal: “I decided to buy this villa because of savings interest of 1.5% per year in England is too low, even without additional taxes of 20%. While I buy villas in Vietnam and I am in commitment from developer the profitability of 8% in US Dollar, much better than”.

The Villa she bought in PhuocTinh, Baria-Vungtau Province has an ocean view, and at for $230.000 represents a fraction of the cost of a similar property in England.  Her investment is a direct result of the law change which came into force on July 1^st 2015.  The law now protects VietKieu enabling them to buy property in their own name, with a lower threshold of ‘proof’ required of Vietnamese heritage.

She is far from alone in responding quickly to the changes.

Oceanami villa resort project in Vungtau price from $175.000

A group of VietKieu based in Eastern Europe recently registered 7 sea-facing villas in Bai Dai, Phu Quoc.  “In Phu Quoc, many developers strongly commit to high returns thanks to growing demand and infrastructure development on the island”, said Mrs Thuong, who represented the group. “The new law made it even more attractive to us to get on board early.”

It’s not only seaside views that are attracting the VietKieu. City apartments – especially at the high end – are proving noteworthy to new buyers.

Mr. Trung, was born in Vietnam 40 years ago but has lived and worked abroad for 2 decades.  He recently bought a luxury apartment in the Goldview project, Ben Van Don St, Ho Chi Minh City, worths nearly 3 billion VND ($140.000).

He took his decision in July, attracted by the promises of high ROI. “I’m likely to make a profit in the longer term through value alone”, he said “but in the interim, I can still generate a 6% return through rental.  It’s very good deal”.

The Sun Avenue apartment, hot project of Novaland in District 2

Novaland, one of the bigger developers of Vietnam, released a report in 2015 claiming VietKieu accounted for 10% of all new sales, with contracts being exclusively pursued in the high-end luxury segment. The Phu My Hung Company meanwhile recorded more than 100 transactions from Vietnamese overseas, though figures may be even higher:

“Before this law change, VietKieu often bought in the name of a relative.  With the new real estate law extend for foreigners and Vietkieu, transactions under their name will significant raise in the near future”, said Mr. Truong Quoc Hung, adding: “Phu My Hung is a new part of Ho Chi Minh City, so we have a good idea of who has been living here.  We’ve recorded a number of nearly 30.000 residents and 50% of them are foreigner and VietKieu. The law change makes these numbers even more compelling.

It isn’t just Western money that VietKieus are bringing back.  Many emigrants based Hong Kong and South Korea have been buying up property at the City Gate projects on Vo Van Kiet, Ho Chi Minh City, at prices of  1 to 1.2 billion VND ($55.000), or 16 to 18 million per square meter.  The law change means at this project the current number of 20% VietKieu ownership already recorded could rise even more quickly in the near future.

Mr. Nguyen Xuan Loc, director of Techcomreal said: “There’s no doubt that the policy change from the Government has been hugely influential.  It solidifies the notion that foreigners bring profit just as much as native transactions, and has created many new customers, particularly in Villa Resorts, Luxury apartments and offices, particularly in Districts 2, 7 and 9.”

The common feature of this type of asset is the ability of creating return (rental and residential). Mr. Loc said that there are three reasons for Vietkieu to come back to mother country and buy property this time.

The first one is the local attractiveness of real estate in Vietnam, which is in the post-crisis phase and has just entered a new stage of recovery. Currently, the market is growing with a young population and excellent economic prospects, meaning in financial terms, it’s a good place to put their money.

The second reason is the reassurance from the government regarding the legality of their ownership.  It makes the market more transparent, meaning a greater level of clarity regarding overall market prospects.

Estella Heights of Keppel Land Singapore

The last, but not least is timing: the legislation coincides with the arrival of newly successful entrepreneurs returning home from United States, Eastern Europe and some Asian countries. Many young Vietkieu investors are coming to Vietnam and invest in good location apartment and luxury apartment purely as an asset for a return. The previous generation are buying in resorts to make new homes on their return to the motherland.

Not even 2 months have passed on the enactment of the new law, and much significant data is yet to filter through, but things are already looking very positive.

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Compiled from VnExpress
VietApartment NEWS

Tien Phuoc is known as real estate developers with large projects, but the most of alls cooperate with Keppel Land-a leading real estate group of Singapore, and such projects usually known as Keppel Land projects brand.

Even the project Empire City, there is also as cooperation between Tien Phuoc and Keppel Land to develop construction. In 2012, the project have been approved by HCMC People’s Committee for Tien Phuoc -Keppel Land as developers. It is built on Lot 2B land in Thu Thiem urban area –  a combination of commercial centers, offices, apartments, hotels, … especially 86-floor observation tower. At the moment, Keppel Land has now withdrawn from this project.

Tien Phuoc was founded in 1992 by Mr. Nguyen Thanh Lap. He was born in 1950 in HCM City – currently the Chairman of JSC Tien Phuoc, also the Chairman of Management Board Nam Rach Ltd. (a joint venture between Thai Tran – Tien Phuoc -Keppel Land). All companies are investing in many large real estate projects in HCM City.

Projects of Tien Phuoc are often placed in Districts 1, 2, 5, 9, 12 and Binh Chanh district, nearby Binh Duong, Binh Phuoc, Ba Ria – Vung Tau, Khanh Hoa provinces. After 23 years of development, the company now has a chartered capital of 860 billions Dong.

Empire City is just one of many projects that the giant real estate company has invested in self-building or cooperate with foreign partners. In particular, especially the period 2010-2011, this was also the period Tien Phuoc have plenty signings with Keppel Land.

The first large project of Tien Phuoc in HCMC is Phu Binh Khanh resettlement. Phu Binh Khanh was built in 2009, by Nam Rach Ltd. as an investor, with the scale of 1,844 apartments on a 3,6 hectares land area. On June 2011, there were 512 first apartments handed over, in 2012 with additional 620 apartments.

However most well-known one is The luxury project named Estella and the luxury villas along Saigon River.

The Estella 1393 apartments placed in District 2, which has completed progress 1 and ongoing investment in progress 2 (Estella Heights) on an area of 2,54 hectares , including 496 apartments with 33 floors tower, priced from 36 million Dong per square meter ($1.800), scheduled to complete in 2017.

Estella Heights apartment in District 2 opened to sell 2 last buildings in this September

Tien Phuoc and Keppel Land is currently under cooperation in many high-end real estate projects such as Nam Rach Chiec 30 hectares, by Nam Rach Ltd. as an investor. The total project investment is 38 millions USD, of which 42% Keppel Land, 38% of Tien Phuoc and 20% Tran Thai. The complex project among the river is expected to create a new community with 4,700 apartments.

By late 2010, Tien Phuoc and Keppel Land has continuously signed many cooperation contracts to build villas along the Saigon River. Including that is 225 villa apartments in District 9 which has total investment of 115 millions USD. Tien Phuoc invest 50% and Keppel Land 50%. Besides, these 2 great companies has another cooperation to complete a riverside villa of 11 hectares with 175 units.

Mega Villa of Khang Dien just 500 meters from Long Truong Project of Tien Phuoc

Besides the cooperation project with Keppel Land, Tien Phuoc has also implemented some specific projects such as Long Truong in District 9 with 43 villas and the Greenfield Village with 18 apartments.

Empire City project is an ambitious project of Tien Phuoc. According to the representative of Empire City, the company will arrange financing with best interest from foreign financial institutions and use of Vietnamese human resources is key to developing and operating the project.

VietApartment NEWS