Overview of the Thủ Thiêm land portfolio held by the area’s real estate magnate: area four times Bến Bạch Đằng, market value tens of times the cost

Ho Chi Minh City’s real estate market is seeing a shift of capital into legally clean land plots on the peninsula, with Thủ Thiêm projects owned by CII drawing particular attention. The focus is on land parcels with completed infrastructure and a ready-to-develop status, at a time when central land reserves are increasingly limited.

Asset origin and legal bottleneck

The land portfolio traced to CII’s Build-Transfer (BT) contract signed in 2015. Under the agreement, CII invested in infrastructure for the northern residential area and the North–South backbone—connections intended to form the backbone of the Thủ Thiêm urban ecosystem—in exchange for corresponding land-use rights.

The company’s land portfolio includes nine parcels totaling nearly 9.6 hectares. The settlement value for the offset was set at 2,641 billion VND, a price established 11 years ago. For decades, the lands remained in a legal freeze due to unclear provisions on when to determine land prices in BT contracts.

This bottleneck was addressed by Decree 91 on BT contracts in 2025. The decree allows land prices to be determined using the 2015–2016 reference period specified in the signed contract.

Handover and construction ramp-up

On-site verification on March 25, 2026 shows that the North Thủ Thiêm Urban Zone has officially received handover of the land to continue completing remaining infrastructure works.

Construction is now accelerating to finish main access routes connected to the metro network and the TOD model in the area. This is expected to enable faster monetization of the infrastructure.

Cost basis and potential upside

With a capital outlay of 2,641 billion VND for more than 9.6 hectares, the cost basis works out to about 27.5 million VND per square meter. Studies cited from Savills and Knight Frank indicate that land prices in neighboring sub-areas are currently tens of times higher, implying a substantial potential profit margin for the company.

Project segments and investor focus

The River sub-zone, along the Saigon River adjacent to Thủ Thiêm Bridge, is positioned as a symbol of the transformation of BT land into branded residences. The DVerano project (lot 3.2) is described as being in the final stages of completion, with construction progress indicating that once legal clearance is obtained, the time from project initiation to revenue recognition can be shortened—supporting cash flow.

Investors are also focusing on undeveloped plots (3.6 and 4.8). After the March 2026 land handover, these “raw diamonds” are expected to enter construction, which the article says could help relieve the supply gap of luxury apartments in the core Thủ Thiêm financial district in 2026–2027.

Additionally, riverfront parcels such as 3.13 and 3.16 are highlighted for rare views and architectural space. Under modern planning standards, these assets are described as a potential catalyst to lift the value of CII’s broader real estate portfolio once final legal procedures are completed.

Market impact and significance of March 25

The March 25 event is framed as a shift from a frozen legal status to a phase where progress and profitability can be measured against actual execution. With infrastructure connectivity through beltways and regional transport networks, the market is revaluing CII’s Thủ Thiêm land bank to reflect its role as real estate infrastructure.