- Developer
- Lotte Properties HCMC (Lotte Group & Phat Dat)
- Status
- Upcoming
- Location
- An Khanh Ward, Ho Chi Minh City
- Address
- Functional Zone 2A, Thu Thiem New Urban Area, An Khanh Ward, Ho Chi Minh City
- Total area
- About 7.45 ha (74,513 m², 6 plots)
- Listings
- 6 for sale · 2 for rent
Updated
Amenities
Lotte Thu Thiem, officially Lotte Eco Smart City Thu Thiem, is a VND 60 trillion (about US$2.3 billion) mixed-use complex being built by South Korea’s Lotte Group and Vietnamese developer Phat Dat on six plots in Zone 2A, right in the core of Thu Thiem New Urban Area, An Khanh Ward, Ho Chi Minh City. After almost a decade of delays, the land use fee was paid in full in July 2026 and construction formally restarted on 23 October 2026. What has not happened yet is an official apartment launch: there is no price list, no sales permit and no booking programme from the developer as of November 2026.
This guide sticks to what has been confirmed by the developers and the city, and flags what is still market talk. If you are an expat or overseas investor watching Thu Thiem, that distinction matters more than any brochure.
Apartments for sale in Lotte Eco Smart City Thu Thiem
| Active listings | 6 |
|---|---|
| Price range | Negotiable |
| Median price | Negotiable |
Lotte Thu Thiem penthouse for sale – top-floor residence, District 1 view
Negotiable
Lotte Eco Smart City Thu Thiem · An Khanh Ward, Ho Chi Minh City
Lotte Eco Smart City 4-bedroom apartment for sale – limited large units
Negotiable
- 4 BR
Lotte Eco Smart City Thu Thiem · An Khanh Ward, Ho Chi Minh City
Lotte Thu Thiem 3-bedroom apartment for sale – family layout near Central Square
Negotiable
- 3 BR
Lotte Eco Smart City Thu Thiem · An Khanh Ward, Ho Chi Minh City
Lotte Eco Smart City 2-bedroom apartment for sale – lake & river views
Negotiable
- 2 BR
Lotte Eco Smart City Thu Thiem · An Khanh Ward, Ho Chi Minh City
Lotte Thu Thiem 1-bedroom apartment for sale – pre-launch registration
Negotiable
- 1 BR
Lotte Eco Smart City Thu Thiem · An Khanh Ward, Ho Chi Minh City
Lotte Thu Thiem shophouse for sale – podium retail unit (pre-launch)
Negotiable
Lotte Eco Smart City Thu Thiem · An Khanh Ward, Ho Chi Minh City
Apartments for rent in Lotte Eco Smart City Thu Thiem
| Active listings | 2 |
|---|---|
| Price range | Negotiable |
| Median price | Negotiable |
Lotte Thu Thiem Grade A office for rent – pre-leasing, completion 2029
Negotiable
Lotte Eco Smart City Thu Thiem · An Khanh Ward, Ho Chi Minh City
Lotte Thu Thiem hotel & serviced residences for rent – floors 41–60
Negotiable
Lotte Eco Smart City Thu Thiem · An Khanh Ward, Ho Chi Minh City
Lotte Thu Thiem at a glance
| Official name | Lotte Eco Smart City Thu Thiem (also called Thu Thiem Eco Smart City) |
|---|---|
| Common names | Lotte Thu Thiem, Lotte Eco Smart City, Eco Smart City Thu Thiem |
| Developer | Lotte Properties HCMC Co., Ltd |
| Shareholders | Lotte Shopping, Hotel Lotte and Lotte Engineering & Construction (Korea), plus Phat Dat Real Estate Development Corp. (HoSE: PDR) with a 35% stake |
| Location | Functional Zone 2A, Thu Thiem New Urban Area, An Khanh Ward, Ho Chi Minh City |
| Site area | About 7.45 ha (74,513 m²) |
| Number of plots | 6 plots, numbered 2-1 to 2-6 |
| Planned uses | High-end apartments, Grade A offices, shopping mall, hotel, retail podium, basement parking |
| Total investment | About VND 60 trillion (≈ US$2.3 billion), revised up from VND 20.1 trillion |
| Land use fee | VND 17,569 billion, paid in full on 31 July 2026 |
| Construction start | 23 October 2026 (commercial and office plots 2-1 and 2-3) |
| First completion target | October 2029 for plots 2-1 and 2-3 |
| Apartment sales | Not launched; no official price list, sales permit or booking yet |
Who is behind Lotte Eco Smart City
The project company is Lotte Properties HCMC, set up by three members of the Korean Lotte Group: Lotte Shopping (malls and department stores), Hotel Lotte (hotels) and Lotte Engineering & Construction (the builder). If you have shopped at Lotte Mart or Lotte Mall West Lake in Hanoi, it is the same group.
In 2026 a local partner joined. Phat Dat signed an MoU in May, an investment cooperation contract on 26 June, and on 3 July officially took a 35% stake in Lotte Properties HCMC under a decision of the HCMC People’s Committee. That makes this a rare case of a Vietnamese developer buying into a foreign-invested property project, and it is the main reason buyers now search for “Phat Dat Lotte Thu Thiem”. In short: Lotte brings the brand, retail and hotel operations; Phat Dat brings local development and sales experience.
Location: Zone 2A, the core of Thu Thiem
Lotte Eco Smart City sits in Functional Zone 2A (often written “Phan khu 2A” in Vietnamese listings) of Thu Thiem New Urban Area, now part of An Khanh Ward after Ho Chi Minh City’s 2025 ward merger. The site is next to Thu Thiem’s planned Central Square and central lake, close to the exit of the Thu Thiem Tunnel, and looks back across the Saigon River towards District 1.
On the map, think of it this way: Zone 2A is the slice of Thu Thiem closest to downtown that has been held back for a landmark mixed-use project. Nearby projects include Empire City Thu Thiem, The Metropole Thu Thiem, the new Administrative Center and Central Square, and Sun Group’s planned Sun Thu Thiem on Zone 2C.
Is Lotte Thu Thiem on the Saigon River?
Not on the riverbank itself. The site is described as sitting by the Thu Thiem Tunnel exit and the Central Square rather than on the riverside promenade, so it is better thought of as a river-view address than a river-edge one. What it does offer is Saigon River frontage views: upper floors facing west should look across the river to the District 1 skyline, which is a big part of the appeal and of the expected pricing.
How many plots does Lotte Thu Thiem have, and what goes on each?
Lotte Thu Thiem is spread over six adjacent plots, numbered 2-1 to 2-6. The split announced by Phat Dat and Lotte looks like this:
| Plot | Use | Who develops it | Status (Nov 2026) |
|---|---|---|---|
| 2-1 | Commercial, services and Grade A office tower | Phat Dat (full development) | Under construction since 23 Oct 2026 |
| 2-3 | Commercial, services and Grade A office tower | Phat Dat (full development) | Under construction since 23 Oct 2026 |
| 2-2 | Residential (apartments) | Lotte Properties HCMC with Phat Dat | Not launched |
| 2-4 | Residential (apartments) | Lotte Properties HCMC with Phat Dat | Not launched |
| 2-6 | Residential (apartments) | Lotte Properties HCMC with Phat Dat | Not launched |
| 2-5 | Commercial / services component | Lotte-led (details not published) | Not announced |
Plots 2-1 and 2-3, together with the retail podium and basements, add up to about 219,722 m² of gross floor area and are scheduled for a 36-month build, from 23 October 2026 to 23 October 2029. Earlier concepts showed around 11 towers of 5 to 50 storeys, and in 2022 Lotte described a 60-storey design over five basements. Final heights for each tower will only be fixed in the approved construction documents, so treat any floor count you see in ads as provisional.
What the complex will include
Lotte Thu Thiem apartments and penthouses
The residential part sits on plots 2-2, 2-4 and 2-6 and is pitched at the high end of the market. Unit count, layouts, sizes and handover standard have not been published. Penthouses are widely expected given the location and Lotte’s positioning, but no penthouse product has been officially announced, so any “Penthouse Lotte Thu Thiem” offer today is speculation.
Shophouses and the shopping mall
Retail is Lotte’s core business, and the plan includes a shopping mall plus a retail podium under the office towers. Given Lotte Shopping’s role, many expect a Lotte Mall-style anchor, though the brand and size of the mall have not been confirmed. Ground-floor shophouse units in the residential blocks are likely in a project like this, but none have been offered for sale.
Grade A offices
The two towers on plots 2-1 and 2-3 combine commercial services with Grade A office space. This is the part that is actually being built now, and it fits the city’s plan to turn Thu Thiem into the home of its International Financial Center.
A 5-star hotel?
Hotel Lotte is one of the shareholders and the plans include a hospitality component, so a Lotte-branded hotel is a reasonable expectation. The star rating, room count and brand (Lotte Hotel, Signiel or L7, for example) have not been announced, so “5-star hotel Lotte Thu Thiem” is a market assumption rather than a confirmed fact.
What “smart city 4.0” means here
The “Eco Smart City” name comes from Lotte’s goal, stated at the first 2022 ceremony, of building one of Vietnam’s leading smart complexes by combining its building technology with its retail and service know-how. In practice that usually means integrated building management, app-based access and services, energy-saving systems and smart parking. Lotte has not published a detailed technology or green-certification spec for Thu Thiem yet, so judge the “4.0” label by what appears in the eventual sales documents, not by marketing slogans.
Infrastructure and connections
Few sites in the city are as well connected on paper. The key links for Lotte Eco Smart City are:
- Thu Thiem Tunnel under the Saigon River, a few minutes’ drive to Ham Nghi and the Ben Thanh area of District 1.
- Ba Son Bridge (formerly Thu Thiem 2 Bridge), opened in 2022, linking Thu Thiem with Ton Duc Thang Street in District 1.
- Planned metro stations at To Huu and Thu Thiem, plus the proposed Thu Thiem–Long Thanh metro line towards Long Thanh International Airport.
- Mai Chi Tho Boulevard and the Long Thanh–Dau Giay expressway for the drive east to the new airport and Dong Nai.
The tunnel and bridge already work today. The metro lines are still plans with their own timelines, so do not price them in as if they were running.
Timeline: from 2017 bid to 2029 completion target
| When | What happened |
|---|---|
| 2017 | Lotte wins the bid; investment contract signed with HCMC for the Zone 2A smart complex (initial capital VND 20.1 trillion) |
| 2 Sep 2022 | First groundbreaking ceremony, attended by Lotte Chairman Shin Dong-bin; no real construction follows because of land and legal issues |
| 2023 – early 2026 | Delays over land valuation and land use fee; Lotte at one point considers pulling out, then reverses course |
| 26 May 2026 | Lotte Properties HCMC and Phat Dat sign an MoU |
| 26 Jun 2026 | Investment cooperation contract signed; total investment raised to about VND 60 trillion |
| 3 Jul 2026 | Phat Dat officially owns 35% of Lotte Properties HCMC |
| 31 Jul 2026 | Land use fee of VND 17,569 billion paid in full |
| 23 Oct 2026 | Construction restarts on plots 2-1 and 2-3 |
| Oct 2029 | Completion target for plots 2-1 and 2-3; residential timeline not yet announced |
Investment capital, land use fee and legal status
The investment capital of Lotte Thu Thiem was approved at VND 20.1 trillion and has now been raised to about VND 60 trillion, roughly three times the original figure. The jump reflects both a larger development programme and the much higher cost of land: the land use fee, approved at VND 16,190 billion in an earlier valuation, ended up at VND 17,569 billion, paid in full on 31 July 2026.
On the legal status side, paying the land fee was the big unlock. It removed the main obstacle that kept the site empty after the 2022 ceremony and allowed real construction to begin. For apartment buyers, though, the checks that matter come later: an approved basic design and construction permit for the residential blocks, completed foundations, and the provincial housing authority’s written confirmation that the apartments are eligible for off-plan sale. None of these have been announced for plots 2-2, 2-4 and 2-6 yet.
Prices, launch, booking and payment policy
Lotte Eco Smart City apartment price
There is no official price. Figures circulating online are agents’ estimates, usually benchmarked against nearby luxury projects in the Thu Thiem core, where new launches already sit at the top of the city’s market. Expect Lotte Thu Thiem to be priced in that bracket or above, but wait for a published price list before comparing.
When will apartments be launched, and can I book now?
The residential launch date has not been announced. Any “booking Lotte Eco Smart City” offered today is an informal reservation with an agent or a third party, not a deposit with the developer. Under Vietnam’s Law on Real Estate Business 2023, a developer may only take a deposit for off-plan housing once the project meets the conditions for sale, and that deposit is capped at 5% of the selling price. If someone asks you for money now, ask for the written sale-eligibility confirmation first.
Payment policy
Lotte and Phat Dat have not published a payment schedule for Lotte Thu Thiem. Whatever they announce has to follow the legal caps for off-plan homes: the first payment, deposit included, cannot exceed 30% of the contract value; total payments before handover cannot exceed 70%; and no more than 95% can be collected before the ownership certificate is issued. Our guide to buying off-plan property in Vietnam as a foreigner explains these protections in more detail.
Should you invest in Lotte Thu Thiem?
It depends on your horizon. This is a long-dated, top-of-market bet on the Thu Thiem core, not a quick flip.
Reasons it appeals
- One of the last large plots in the Thu Thiem core, beside the Central Square and the Thu Thiem Tunnel.
- Backed by a major Korean conglomerate with in-house retail, hotel and construction arms, plus a listed local partner.
- Land fee fully paid and construction under way, which removes the biggest risk that stalled the site for years.
- A built-in mall, offices and hotel should create footfall and rental demand from Korean and other foreign professionals.
Reasons for caution
- No residential launch date, price, unit mix or sales permit yet.
- The project has a long history of delays, and the 2029 date covers only the commercial towers.
- Expected entry prices are at the top of the city’s market, which limits rental yield.
- Much of the surrounding Thu Thiem infrastructure, especially the metro, is still years away.
A sensible approach: register interest, follow official announcements from Lotte Properties HCMC and Phat Dat, and only commit money once the residential blocks are cleared for sale. If you are buying from overseas, read can foreigners buy property in Vietnam first: foreigners can usually own apartments in commercial projects like this, within a 30% cap per building and on a 50-year renewable term.
Alternatives in Thu Thiem you can buy or rent today
If you want to live in Thu Thiem now rather than in 2030, these completed or near-complete projects are a few minutes away:
- The Metropole Thu Thiem – riverside luxury by SonKim Land, near Ba Son Bridge.
- Empire City Thu Thiem – riverfront towers by the Thu Thiem Tunnel exit.
- The River Thu Thiem – low-density riverside apartments.
- Thu Thiem Zeit River – handed-over, Korean-developed riverside project.
For day-to-day life in the area, see our Thu Thiem expat living guide.
Frequently asked questions
What is Lotte Thu Thiem?
Lotte Thu Thiem is the common name for Lotte Eco Smart City Thu Thiem, a VND 60 trillion mixed-use complex of apartments, Grade A offices, a shopping mall and a hotel on about 7.45 ha in Zone 2A of Thu Thiem New Urban Area, An Khanh Ward, Ho Chi Minh City. It is developed by Lotte Properties HCMC, owned by Lotte Group companies and Phat Dat.
Where exactly is Lotte Eco Smart City located?
In Functional Zone 2A, the central core of Thu Thiem New Urban Area, An Khanh Ward, Ho Chi Minh City. The site is beside Thu Thiem’s Central Square and central lake, near the Thu Thiem Tunnel exit, with views across the Saigon River to District 1.
How many plots does Lotte Thu Thiem have?
Six plots, numbered 2-1 to 2-6, on about 74,513 m² of land. Plots 2-1 and 2-3 are commercial and Grade A office towers developed by Phat Dat; plots 2-2, 2-4 and 2-6 are residential, co-developed by Lotte Properties HCMC and Phat Dat.
When did construction of Lotte Eco Smart City start?
A ceremonial groundbreaking took place on 2 September 2022, but real construction only began on 23 October 2026, after the land use fee was paid. Plots 2-1 and 2-3 are scheduled to be finished by October 2029.
What is the price of Lotte Thu Thiem apartments?
No official price has been published. The residential blocks have not been launched, so any price you see now is an agent’s estimate rather than a developer price list.
Can I book an apartment at Lotte Eco Smart City now?
Not through the developer. Under the Law on Real Estate Business 2023, a developer can only take a deposit of up to 5% once the project is legally eligible for off-plan sale, which has not been announced for the residential plots. Any booking offered today is informal and carries risk.
How much has Lotte paid in land use fees for Thu Thiem?
Lotte Properties HCMC paid VND 17,569 billion in land use fees, completing its land obligations on 31 July 2026. This cleared the main legal hurdle that had stalled the project since 2022.
Can foreigners buy at Lotte Thu Thiem?
Foreigners can generally buy apartments in commercial housing projects such as this one, subject to a cap of 30% of units per building and a 50-year ownership term that can be extended. Foreign quota and sales details will only be known once the residential blocks are launched.
Sources
- Phat Dat – plots 2-1 and 2-3 construction schedule (Sep 2026)
- VOV – Lotte Eco Smart City breaks ground in Thu Thiem (23 Oct 2026)
- The Investor – Lotte raises investment to $2.28 bln, partners with Phat Dat (Jun 2026)
- Cong Thuong – Phat Dat’s 35% stake and cooperation timeline (Oct 2026)
- CafeF – 74,513 m² site, VND 60 trillion capital, land fee paid (Oct 2026)
- The Korea Times – 2022 groundbreaking and original plan
- VietnamFinance – land price approved at VND 16,190 billion
Last updated: 2 November 2026. Project details may change; always confirm with the developer’s official documents before paying any money.