For Rent
$2,857/mo 72.000.000 ₫/mo
An Phu, Thu Duc City, Ho Chi Minh City
An Phu Superior Villa 5BR For Rent | Riviera Cove Compound
5 Bed
4 Bath
320 m²
Alex Mercer
Verified Agent
For Rent
Featured
Pink Book Verified
District 2 Luxury Villa 5BR | An Phu Compound Private Pool
An Phu, District 2, Ho Chi Minh City
$3,373/mo 85.000.000 ₫/mo
Includes verified landlord Pink Book audit & bilingual lease
Overview & Key Specifications
Monthly Rent
$3,373/mo 85.000.000 ₫/mo
Usable Area
400 m² ~4306 sq.ft
Bedrooms
5 Beds 5 private suites
Bathrooms
5 Baths Full en-suite
Property Type
luxury villa Mid-High Floor
Move-in Readiness
For Rent Immediate move-in
Furnishing Status
Fully Furnished Designer package
Deposit & Title
Pink Book Verified 2 Months Security Deposit
Detailed Property Description & Editorial Review
An Phu: The Smart Alternative
An Phu has emerged as the intelligent choice for expat families who want space, security, and value — without the Thao Dien price premium. Located just 10 minutes from District 1 via the Hanoi Highway, An Phu offers villa compounds that Thao Dien can’t match at comparable prices.
The An Phu proposition:
- 20-30% lower rent than equivalent Thao Dien properties
- Villa-focused (not apartment/townhouse heavy like Thao Dien)
- Direct Metro Line 1 access (An Phu station)
- Quieter, more residential character
- Walking distance to international schools (ISHCMC, AIS)
- Established expat community since 2010
2026 context: As Metro Line 1 opens and Thu Thiem develops, An Phu’s “middle position” becomes more valuable — close to both CBDs, affordable, spacious.
The Villa: Resort-Style Living
Overview
This 5-bedroom villa occupies a 600 sqm plot within a secure compound of 24 villas. The property offers genuine resort-style living with private pool, garden, and generous living spaces rarely found in urban Saigon.
Key metrics:
- Land area: 600 sqm
- Built area: 400 sqm across 2 floors
- Bedrooms: 5 (all with ensuites)
- Bathrooms: 5 + 1 powder room
- Floors: Ground + First
- Pool: 8m x 4m private swimming pool
- Garden: 300 sqm tropical landscaped garden
Ground Floor
Living spaces:
- Great Room: 60 sqm open-plan living/dining with 4.5m ceilings
- Family Room: 25 sqm TV lounge
- Dining Area: Formal dining for 12
- Kitchen: 30 sqm gourmet kitchen with island
- Guest Bedroom: 20 sqm with ensuite (ideal for elderly parent or office)
- Maid’s Quarters: Separate room with bathroom
- Laundry: Dedicated laundry room
Outdoor:
- Swimming pool with sun deck
- Covered outdoor dining (seats 10)
- Garden with mature trees (banana, mango, frangipani)
- 2-car covered parking
First Floor
Private quarters:
- Master Suite: 50 sqm with ensuite, balcony, walk-in closet
- Bedroom 2: 25 sqm, garden view, ensuite
- Bedroom 3: 22 sqm, pool view, ensuite
- Bedroom 4: 20 sqm, currently children’s room, ensuite
- Bedroom 5: 18 sqm, study or guest room, ensuite
- Family Lounge: 15 sqm second-floor TV area
Design and Finishes
- Acoustics & Glazing: Double-glazed Low-E casement windows (STC 40 rating), master bedroom noise below 40 dB.
- Ceiling Height: 4.2m ground floor living salon, 3.5m upper bedroom suites
| Element | Specification |
|---|---|
| Architecture | Modern tropical, floor-to-ceiling windows |
| Flooring | Imported tiles ground floor, timber first floor |
| Kitchen | SMEG appliances, marble counters, island |
| Bathrooms | Rain showers, soaking tubs (master), premium fixtures |
| Windows | Aluminum frame, double-glazed, mosquito screens |
| Climate | Multi-zone AC, ceiling fans throughout |
| Security | Alarm system, safe room, compound security |
The Compound: Security and Community
Compound Features
| Feature | Detail |
|---|---|
| Security | 24/7 guards, CCTV, biometric entry |
| Common Pool | 25m resort-style pool (besides private pools) |
| Tennis Court | Floodlit court for resident use |
| Playground | Children’s playground, BBQ area |
| Clubhouse | Resident lounge, gym, function room |
| Management | On-site property management, maintenance |
Compound Lifestyle
Typical day:
- 6:30 AM: Lap in private pool before work
- 7:30 AM: Kids walk to school (ISHCMC 10 min walk)
- 8:00 AM: Drive to District 1 (10-15 minutes)
- 4:00 PM: Kids home, play in garden, compound friends over
- 6:00 PM: Dinner in garden or nearby restaurant
- 8:00 PM: Evening swim, movie in family room
Weekend:
- Saturday: Brunch in Thao Dien, grocery shopping, pool time
- Sunday: Compound BBQ, kids’ activities, relaxing at home
Community:
- 24 families, mostly expat
- Active WhatsApp group for coordination
- Monthly compound events (BBQ, holiday parties)
- Shared nanny/car arrangements common
Location and Access
Immediate Vicinity
Walking distance:
- ISHCMC (International School Ho Chi Minh City): 10 min
- Australian International School: 15 min
- An Phu Metro Line 1 station: 12 min
- Local restaurants, cafes, convenience stores: 5-10 min
Short drive:
- Thao Dien (expat amenities): 5 min
- District 1 CBD: 10-15 min
- Vincom Mega Mall: 10 min
- Thu Thiem: 15 min
Transportation
| Route | Time | Best For |
|---|---|---|
| To District 1 | 10-15 min | Car/Grab via Hanoi Highway |
| To Thao Dien | 5 min | Quick errands, dining |
| To Thu Thiem | 15 min | Via Thu Thiem Tunnel |
| Metro to D1 | Future option | An Phu station when Line 1 opens |
School Access
Perfect for families with children at:
- ISHCMC (International School HCMC) — 10 min walk
- AIS (Australian International School) — 15 min walk
- BIS (British International School) — 10 min drive
- ISHCMC Riverside — 15 min drive
Market Position
Pricing Analysis
| Property | Monthly Rent | Comparison |
|---|---|---|
| This villa | VND 85,000,000 (~$3,300) | 5BR, 400 sqm, pool |
| An Phu 4BR villa | VND 65-75M | Standard compound |
| Thao Dien 4BR villa | VND 100-140M | Comparable space |
| Thao Dien 5BR townhouse | VND 80-100M | Less space, shared pool |
| District 7 villa | VND 60-80M | Phu My Hung area |
Value Proposition
Why this pricing works:
- Space value: 400 sqm built + 600 sqm land = space rarely available in central districts
- Private pool: Personal swimming pool (not shared) is premium amenity
- 5 bedrooms: Accommodates large family + guest/office + live-in help
- Compound security: Peace of mind for families
- Location arbitrage: An Phu prices with Thao Dien proximity
Compared to Thao Dien:
- 30% lower rent
- More space (villa vs. townhouse)
- Private pool vs. shared
- Similar school access
- Quieter environment
Target Profile
Ideal for:
| Profile | Why This Works |
|---|---|
| Large expat family | 3-4 kids, need space, want compound |
| With live-in helper | Maid’s quarters, extra bedroom for staff |
| Pool lovers | Private pool = daily lifestyle, not weekend treat |
| Outdoor lifestyle | Garden, BBQ, tropical living |
| School-focused | Walking distance to ISHCMC, AIS |
| Car owners | 2-car parking, garage space |
Not ideal for:
- Singles or couples without kids (too much space)
- Those wanting nightlife walking distance (need Grab to Thao Dien)
- Budget-conscious (this is premium tier)
- High-rise lovers (this is ground-level living)
The Villa Lifestyle
Daily Rhythm
Weekday:
- 6:00 AM: Coffee by the pool, morning quiet
- 7:00 AM: Kids breakfast, walk to school or school bus
- 8:00 AM: Commute to work
- 3:30 PM: Kids home, homework, garden play
- 6:00 PM: Family dinner
- 7:30 PM: Evening swim or movie night
- 9:30 PM: Kids to bed, adults’ time
Weekend:
- Saturday: Sleep in, pool time, brunch out, errands
- Sunday: Compound activities, meal prep for week, relaxing
Entertaining
The villa supports:
- Pool parties (20-30 guests)
- Garden BBQs (15-20 guests)
- Children’s parties (ideal space)
- Intimate dinners (12 in dining room)
Staff support:
- Maid’s quarters allow live-in help
- Compound management can recommend catering
- Private chef for special occasions (common in compound)
Practical Details
Pros
- Space: 400 sqm is massive by Saigon standards
- Private pool: Daily lifestyle, not shared facility
- Garden: Outdoor living, kids’ play, tropical feel
- Security: Compound setting, safe for children
- Schools: Walking distance to international options
- Value: 30% cheaper than Thao Dien equivalent
Cons
- Distance: 10-15 min to District 1 (need car)
- Maintenance: Pool, garden, villa upkeep is work
- Humidity: Tropical climate requires AC management
- Size: May feel too large for small families
- Compound rules: Community living has constraints
Monthly Operating Expenses
| Expense Category | Tariff / Unit Rate | Estimated Monthly Outlay | Billing Channel & Schedule |
|---|---|---|---|
| Base Monthly Rent | VND 85,000,000 | VND 85,000,000 | Direct bank transfer in VND on the 1st of each calendar month |
| Building Management Fee | VND 13,750 / m² / month (400 m²) | VND 5,500,000 | Billed monthly via compound estate office |
| Electricity (EVN Progressive Tariff) | EVN Tier 1–6 (1,893 – 3,302 VND/kWh) | ~VND 3,500,000 – 5,200,000 | Direct payment via EVN mobile app or automated banking |
| Domestic Clean Water | Municipal Sawaco tariff (20,500 VND/m³) | VND 300,000 – 500,000 | Billed monthly on building utility invoice |
| High-Speed Fiber Internet | 500 Mbps – 1 Gbps Dedicated Fiber | VND 350,000 – 550,000 | Direct tenant subscription with local telecommunications provider |
| Basement Car Parking | Private 2-car covered garage (included) | Private 2-car covered garage (included) | Monthly permit card with automated RFID gate entry |
| Motorcycle Parking Bays | Private garage parking (included) | Private garage parking (included) | Monthly permit card billed on building account |
EVN Residential Tiered Electricity Matrix (Estimated Typical Monthly Usage)
Billed directly according to the official EVN progressive residential tariff:
| Consumption Tier | Monthly kWh Range | Base Unit Rate (VND/kWh) | Typical Monthly Apportionment | Subtotal Cost (VND) |
|---|---|---|---|---|
| Tier 1 (0 – 50 kWh) | First 50 kWh | 1,893 VND | 50 kWh | 94,650 VND |
| Tier 2 (51 – 100 kWh) | Next 50 kWh | 1,956 VND | 50 kWh | 97,800 VND |
| Tier 3 (101 – 200 kWh) | Next 100 kWh | 2,271 VND | 100 kWh | 227,100 VND |
| Tier 4 (201 – 300 kWh) | Next 100 kWh | 2,860 VND | 100 kWh | 286,000 VND |
| Tier 5 (301 – 400 kWh) | Next 100 kWh | 3,197 VND | 100 kWh | 319,700 VND |
| Tier 6 (401+ kWh) | Usage over 400 kWh | 3,302 VND | 800 kWh | 2,641,600 VND |
| Total Estimated Energy | ~1200 kWh / month (Continuous Inverter AC) | Average ~2,900 VND/kWh | Complete Residence | ~VND 3,500,000 – 5,200,000 |
Note: For complete details on tenancy utility protections, consult our EVN Electricity Tariff & Landlord Markup Guide 2026.
Lease Terms
| Term | Detail |
|---|---|
| Monthly rent | VND 85,000,000 (~$3,300 USD) |
| Deposit | 2 months rent |
| Lease minimum | 12 months |
| Included | Compound management, common facilities |
| Not included | Electricity, pool/garden maintenance, internet |
| Parking | 2 spaces (covered) |
| Pets | Allowed with approval |
Availability: Immediate. Owner relocating to Bangkok.
For private viewings of this villa and other An Phu compound properties, contact our District 2 villa specialists.
Discover the Neighborhood
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Read our full neighborhood coverage: Renting in District 1 vs District 2 (Thao Dien & Thu…
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Read our full neighborhood coverage: District 7 (Phu My Hung) Neighborhood Guide 2026: The…
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Read our full neighborhood coverage: An Phu Neighborhood Guide 2026: Expat Living & Rent
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Villa Compound Living: Learn about villa rental considerations in our Renting Villa HCMC Expat Guide.
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Pet Governance: Check pet policy standards in Top 5 Pet Friendly Apartments HCMC.
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Residency Registration: Understand police declaration rules in Temporary Residence Registration Guide.
Vietnam EVN Utility Cost Simulator
Official 2026 MOIT 6-tier residential electricity tariff with 8% statutory VAT under Decree 133/2026/NĐ-CP.
8 hours / day
0 hrs (Fan only) 8 hrs (Night only) 16 hrs (Home office) 24 hrs (Continuous)
Electricity (EVN)
~1120 kWh / mo
3.674.905 ₫
~$146
Water (Tap)
~30 m³ (@ 18.9k/m³)
567.000 ₫
~$23
Management Fee
400 m² @ 22k/m²
8.800.000 ₫
~$349
Fiber Internet
300-500 Mbps Int'l
300.000 ₫
~$12
Total Estimated Monthly Utilities
Sum of progressive electricity, water, condominium management, and fiber internet.
13.341.905 ₫/mo
~$529/mo
Legal Expat Protection Notice (Decree 17/2022/NĐ-CP)
Under Article 12, landlords charging expat tenants arbitrary flat electricity rates (e.g. 4,000 - 5,000 VND/kWh) face administrative fines of 20M to 30M VND. Progressive EVN billing saves you 1.365.095 ₫ each month compared to illegal markups.
Features & Amenities Checklist
Verified residential facilities, security standards, and lifestyle amenities.
Building Facilities
- Olympic Lap Pool
- Sky Gym & Studio
- BBQ Pavilion & Garden
- 24/7 Concierge
Interior & Comfort
- Inverter AC System
- European Island Kitchen
- Soundproof Glazing
- Washer & Dryer
Security & Expat Trust
- 24/7 Security & CCTV
- 100% Backup Generator
- Underground EV Parking
- Pink Book Title Verified
Expat District · An Phu 2026 Editorial Briefing
An Phu Expat Relocation Guide 2026
Comprehensive expat guide covering lease standards, pink book title audit, international schools, and metro access in An Phu.
Walk Score
92/100
Transit Score
88/100
Avg Rent
$1,200 - $3,500
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