The Value Proposition of Real Estate Adjacent to Metro Lines and Ring Roads

When transport infrastructure changes, real estate values follow. This is a proven rule in global markets and right here in Ho Chi Minh City (HCMC). This article analyzes why the East area is becoming the most attractive investment destination. Furthermore, it shares what individual investors need to know to catch this opportunity.

East HCMC’s Infrastructure: A New Era of Connectivity

East HCMC is now going through its biggest infrastructure upgrade period ever. Notably, for the first time, the East area possesses a complete transport network instead of individual projects. Consequently, when infrastructure is synchronized, it raises the real estate value of the entire region.

1. Two road construction projects enhancing the transportation system of the East
   • First, the An Phu Intersection, a long-time traffic jam spot at the Eastern gateway, has opened its underpasses.
   • Following to the plan, this helps traffic flow much more smoothly. Even bigger, Ring Road 3 will serve as the main axis connecting HCMC with Southeast provinces.
2. Metro Line 1 (Ben Thanh – Suoi Tien)
   • This line is changing how people travel. It takes only 30 minutes from the East to the center with a 10-minute frequency. As a result, residents can go to work without a motorbike or car for the first time.

What does this mean?

Based on the current progress, East HCMC finally has a complete transport network rather than separate projects. When infrastructure becomes synchronized, property values across the whole area increase accordingly.

Do Properties Near Metro Lines Actually Increase and by What Percentage?

Yes, and data has proven that.

• According to a report from JLL Vietnam (2026), projects within a 10-minute walk from the station increased by 8% per year. This rate is double the average market level.
• Apartment prices along Metro Line 1 increased by an average of 200–250 USD/sqm each year after the line started operating.

As stated by Dr. Arch. Ngo Viet Nam Son (Ngo Viet Architects & Planners), values do not increase evenly. Instead, they concentrate in three clear zones:

A recent policy allows HCMC to keep 100% of TOD revenue to reinvest in the metro system. The city aims to build 187 km of public transport lines by 2030 and 355 km by 2035 (Ministry of Construction, 2026). This commitment reinforces the upward price trend for real estate near major transit routes and public transport lines.

Where Should Investors Be Looking Right Now in East HCMC?

Based on the data above, the greatest advantages are concentrated in projects located at the intersection of multiple transportation routes.

• The Lien Phuong – Vo Nguyen Giap street is currently the hottest spot:
  • It serves as the intersection of three major axes: Metro Line 1, Lien Phuong Street, and the An Phu Intersection.
  • Apartment prices in the East increased by 36% year-on-year (Ministry of Construction, Q2/2025).
  • Over 40% of transactions come from buyers who want to live there or rent the property out (Batdongsan.com.vn). This means real demand, rather than speculation, leads the market today. Consequently, price growth is more sustainable and risks are lower compared to previous cycles.
• The Global City is a typical example in the “core zone”:
  • Located in East HCMC, it sits directly on the road connecting to Metro Line 1 (Vo Nguyen Giap Street).
  • It is only 5 minutes from the largest highway intersection at the Eastern gateway (An Phu intersection) and 10–15 minutes from the Thu Thiem financial center.
  • 30 minutes to Tan Son Nhat International Airport.
  • 40 minutes to Long Thanh International Airport (opening in late 2026).

How to Spot High-Growth Projects in East HCMC?

Criteria for selecting a project:

• Choose projects in the core zone (800m–1.2km) or expanded zone (1.6–2km) of a metro station.
• Select locations on infrastructure corridors currently under completion (Ring Road 3, An Phu Intersection, etc.).
• Ensure the project has clear legal status and a capable developer with a proven track record.
• Focus on rental potential, especially for expatriates and foreign experts.

Timing is more important than you think: Eastern infrastructure is reaching the finish line, policies are supporting growth, and real demand is rising. These three factors rarely meet at the same time. The window of opportunity is narrowing as each project completes.