District 7 Real Estate – February 2026: The Rental Yield Race Between Veteran Sky Garden and Gateway Sunrise Riverside

(VHouse Vietnam) – Immediately after Binh Ngo Tet, the wave of returning expatriates (Korean, Taiwanese) and international university students (RMIT, Ton Duc Thang) to South Saigon has activated the vibrant rental market. However, with floating interest rates in 2026 hovering at 9.5 – 10.5%, investors must carefully calculate the “Yield” equation among established operational projects. Which is the “golden goose” in the lineup: Sky Garden, Scenic Valley, My Toan, or Sunrise Riverside?

1. Sky Garden 1, 2, 3: Does the “Korean Town” Legend Still Hold Its Form?

Although nearly two decades old, the Sky Garden project series remains the first name mentioned when discussing District 7 real estate in the affordable to mid-end rental segment.

2026 Situation:

• Advantages: Location at the gateway to Phu My Hung, amenities “right outside your doorstep” (Vivocity, restaurants). Extremely large and cohesive Korean community.

• Disadvantages: Deteriorating physical infrastructure (elevators, parking basements, water pipes). Management fees in 2026 are trending upward to cover maintenance.

Investment Performance: 2-bedroom apartment prices currently range from 3 – 3.8 billion VND. Rental rates reach 12 – 16 million/month. Actual yield stands at approximately 4.5 – 5% per annum.

Advice: In 2026, Sky Garden offers no remaining capital appreciation potential. This is a pure cash-flow investment channel. If purchasing, you must invest an additional 200-300 million VND in renovation to compete with newer projects.

2. Scenic Valley: The Market’s “Sweet Spot”

Located opposite the Franco-Vietnamese Hospital and the golf course, VHouse Vietnam assesses Scenic Valley as the most balanced project (Best Balance) in District 7 currently.

2026 Situation:

• Liquidity: Excellent. This is the most preferred project by young Vietnamese families due to reasonable floor areas (70-77m²), fair management fees, and non-obsolete design.

• Value: Current selling price ranges from 4.8 – 6 billion VND for 2-bedroom units. Rental rates remain stable at 18 – 22 million/month.

• Potential: Scenic Valley holds value remarkably well regardless of market fluctuations. This is a safe “defensive” asset for idle capital in 2026.

3. My Toan Area: The Value of Commercial Real Estate

Unlike condominiums, the My Toan area (along Nguyen Van Linh Boulevard) represents the shophouse and low-rise apartment segment.

2026 Situation:

• Business Performance: Benefits significantly from Nguyen Van Linh street upgrades. F&B and office space occupancy rates reach 95%.

• Advice: This is not a playground for short-term flippers. My Toan suits investors seeking permanent “golden land” with Pink Books in Phu My Hung. Values here increase slowly but steadily, alongside the scarcity of central low-rise land funds.

4. Sunrise Riverside (Nha Be – Bordering District 7): The Infrastructure Boost

Though technically in Nha Be district, Sunrise Riverside (Novaland) has always been considered part of the South Saigon market due to its location at the foot of Rach Dia Bridge.

2026 Situation:

• Infrastructure Boost: Completion of the Nguyen Van Linh – Nguyen Huu Tho intersection and the opening of the underpass have resolved 80% of the traffic congestion issues—the project’s biggest previous drawback.

• Pricing: Softer prices compared to central Phu My Hung (approximately 38 – 45 million/m² for secondary units) make it the top choice for Gen Z and office workers.

• Risks & Opportunities: In 2026, Novaland’s legal obstacles are gradually being resolved. If purchasing units with existing Pink Books or clear legal status, this project offers the best price appreciation margin in the group (approximately 10-12% this year) thanks to infrastructure effects.

Conclusion and Investment Advice

• For steady, predictable monthly rental income: Choose Sky Garden (but account for renovation costs) or Scenic Valley.

• For price appreciation expectations with limited capital: Choose Sunrise Riverside (catching the infrastructure completion wave).

• For value preservation against inflation: Choose My Toan or Scenic Valley.