In this context, Citigrand chose a different direction: instead of just competing by location or price, the project focused on creating “emotional value” – peace, relaxation and pride in living here.

From multi-storey green ecosystems, billion-dollar infrastructure connections to 5.4m high ceiling Signature apartments, Citigrand is showing a sustainable approach in the new era of urban real estate.

The divergence of the market and the question of “real value”

The real estate market in Ho Chi Minh City is witnessing a period of obvious differentiation. In the central area, super-luxury projects continue to set price records, but the living space is increasingly compacted, likened to “luxury in a glass cage”. On the contrary, in the suburbs, there are many projects that are heavily promoted, but many of them struggle to shape the value, making buyers skeptical about the growth potential as well as the actual quality of life.

In this context, a core question arises: what determines the sustainability of real estate? When housing is not only an asset for storage but also a long-term consumer product, it is not enough to just meet the use function. The key factor lies in the ability to bring “emotional value” – the feeling of relaxation, safety and pride of living there.

With this philosophy, Citigrand chooses to affirm its position by creating a “Perfect Living Radius”, where every living experience is calculated to touch the emotions of residents.

Perfect living radius – Nature, infrastructure and amenities converge

The big difference of Citigrand lies in the multi-tiered green ecosystem. The project belongs to the 152-hectare Cat Lai urban area – a rare land fund planned synchronously in the East Area, with a density of 7m²/person, 9 times higher than the inner city. Residents enjoy the fresh air every day, purified by the giant “green lungs”.

Not only that, the 4-hectare central park is located right next to the project, creating a real living space: jogging, picnics, playing for young children. Nature in Citigrand is not a “backdrop” to “view”, but a part associated with the lifestyle of residents. The architectural highlight is also reflected in 6 green cores through floors – a rare “breathing” solution, bringing light and wind to spread throughout the corridor and each apartment, creating a cool microclimate even in the building.

Along with nature is the advantage of infrastructure. Citigrand is located near the intersection of Metro lines 6 and 10, opening up a future of convenient mobility, reducing dependence on personal vehicles. At the same time, a series of billion-dollar projects such as Ring Road 2, Ring Road 3, Cat Lai Bridge… is repositioning Cat Lai from an expanded inner city area that was once forgotten to an axis of inter-regional connection, making this place a new development center of Ho Chi Minh City.

Closing the picture of the perfect living radius is a delicate and closed utility system: an overhead infinity pool, a sunset lounge, a gym, a spa… especially the Signature apartment line with a ceiling height of 5.4m, the “Lifestyle Manifesto” allows owners to create personal space from art studios, home offices to private exhibition halls.

More importantly, the project has fulfilled all financial obligations before applying the new land laws, bringing peace of mind to real buyers and investors. This is not only a legal advantage, but also a solid guarantee to help investors and real buyers believe in Citigrand’s sustainable value.

When real estate touches “emotional value”

After the fevers, the real estate market is gradually returning to real value. A project that wants to succeed in the long term must converge all three factors: asset value (potential for price appreciation), use value (functionality, utility) and most importantly, emotional value (feeling of peace, pride in ownership).

Citigrand has proven its ability to fully satisfy all three factors. This is not only a place to live, but also a wise investment in a sustainable lifestyle where material and spiritual resonate to enhance the value of life.

In the wave of booming infrastructure in the East, Citigrand’s long-term competitive advantage does not lie in the price or location, but in the feeling of living fully brought by the project to the owner. Because, only when touching emotions, real estate can really become a true “home” and also the most solid guarantee for lasting value.

Anh Duong

Thanh Nien Viet

According to experts, after a slowdown at the beginning of the year due to seasonal factors and interest rate/macroeconomic pressures, the real estate market in Q2 2026 is expected to perform more positively than in Q1 2026. This is because businesses are starting to get back on track with projects, public investment continues to be boosted, and buyer demand remains present in the market.

Ms. Nguyen Thi Kim Thoa, Director of Business Development – Products at Dat Xanh Services, commented that the Vietnamese residential real estate market in the second quarter will see positive changes, with a significant increase in new supply compared to the beginning of the year, especially in the context of a more stable macroeconomic outlook, but with policies still being managed cautiously.

However, the growth rate and absorption rate will depend on many factors, resulting in three different scenarios.

In the ideal scenario, supply increases by approximately 40% – 50%; selling prices increase by 10% – 15%; floating interest rates remain at 9% – 11%; and the absorption rate reaches 50% – 60%. This represents strong growth, but it heavily depends on the ability to ease policies, open up credit for real estate, and the simultaneous improvement of many fundamental factors.

In the expected scenario, the market operates at a controlled growth rate. Supply increases by 30-40%; selling prices increase by 2-5%; interest rates float at 10-12%; and the absorption rate reaches 30-40%.

In the challenging scenario, where capital costs increase and monetary policy remains tightly controlled, supply increases by 20% – 30%; selling prices remain stable or decrease slightly; interest rates float at 12% – 14%; and the absorption rate is below 20%.

The real estate market is predicted to perform better in the second quarter than in the first quarter. (Illustrative image: Minh Duc).

Mr. Dinh Minh Tuan, Director of PropertyGuru Vietnam in the Southern region, commented that the real estate market entering the second quarter is no longer in a state of decline, but it is also not yet in a boom phase; it is in a transitional phase. After a slowdown at the beginning of the year, buyer interest has started to return, although still lower than the same period last year.

“I believe that the real estate market will be more positive in the second quarter. The market doesn’t lack opportunities; it’s just lacking products that are good enough to absorb the investment.” Mr. Tuan said.

The key point, according to Mr. Tuan, is that the demand structure has changed significantly. The current market is driven by genuine homebuyers and long-term investors, rather than short-term speculative capital as in previous cycles.

In addition, a positive sign in the second quarter is the gradual improvement in liquidity, but with a highly selective approach.

Specifically, the apartment segment in major cities continues to play a leading role thanks to stable demand for actual housing. Meanwhile, land plots in suburban areas are starting to show signs of renewed interest, but there will no longer be strong “waves” like before, and it will depend heavily on planning and infrastructure.

“If the positive scenario unfolds with interest rates cooling down, public investment continuing to be strongly promoted, and the government prioritizing economic growth targets, then the market will see more active sales transactions.” Mr. Tuan commented.

However, geopolitical factors still pose significant uncertainties, as prolonged wars could lead to energy crises, disrupt global supply chains, and inflation and austerity measures will have conflicting impacts on the market in the second quarter, as well as the remaining quarters of 2026.

Businesses need to adjust their strategies

According to Mr. Nguyen Van Dinh, Chairman of the Vietnam Real Estate Brokers Association, the high interest rate environment is forcing businesses to change their management mindset, shifting from a rapid expansion strategy to prioritizing risk management, and from short-term goals to a more long-term and sustainable orientation.

While capital is not completely withdrawing from the market, it is becoming more cautious.

However, Mr. Dinh noted that real estate prices are unlikely to fall across the board given the rising costs of land, construction, capital, etc. The market will continue to be strongly differentiated.

Products with clear legal status, reasonable prices, and connected to real infrastructure will maintain liquidity, while products overpriced beyond their potential value will face many difficulties.

From a business perspective, Ms. Nguyen Thi Thanh Huong, General Director of Eras Land, said that after facing many uncontrollable fluctuations in the first quarter, real estate businesses are all taking a cautious approach and adjusting their business plans to prioritize resource preservation.

Developers are focusing on flexible payment policies to support customers in overcoming the period of high interest rates.

According to Ms. Huong, the second quarter plays a crucial role in determining the real estate market situation in 2026. There is a high probability that interest rates will be adjusted and significantly reduced in the second quarter.

Along with that, to increase sales efficiency, developers still need to offer flexible payment solutions for buyers.

Sharing the same view, Ms. Nguyen Thi Thanh Thao – Deputy General Director in charge of Business and Marketing at Phu Dong Group – also shared that the first quarter of 2026 was a period when the market was clearly impacted by the information about rising mortgage interest rates, creating a short-term “brake.”

However, looking deeper, the market is not weakening at all, but is entering a process of rebalancing. Liquidity is not lost but is shifting towards products that are more suitable to affordability and actual usage needs.

Entering the second quarter, the market will shift to a selective recovery phase. Buyers will begin to return, but with a more cautious mindset and higher standards.

Ms. Thao predicted that in the third quarter, the market would enter a supply boom phase as many projects simultaneously launched after a long period of stagnation.

In this context, the second quarter can be considered a crucial preparatory period before the new supply surge. This is when market sentiment gradually stabilizes, and buyer preferences become clearer.

“From a business perspective, we believe that Q2/2026 is a pivotal period for reviewing our product portfolio, finalizing legal frameworks, and adjusting pricing strategies and sales policies to anticipate the surge in supply expected from Q3 onwards.”

“The market will be very clearly differentiated between segments. Apartments – especially the mid-range, affordable segment – will continue to play a leading role in liquidity thanks to their accessible prices. Along with that, satellite urban areas of Ho Chi Minh City connected to major infrastructure such as ring roads and metro lines will be the focal point attracting buyers.” Ms. Thao stated.

On November 5th, the Ministry of Construction organized the Vietnam Urban Sustainable Development Forum 2025. At the forum, experts discussed: solutions to improve the efficiency of urban planning, management, and operation; mobilizing and allocating resources for green and smart urban development; policy mechanisms for urban digital transformation; modern urban development management models; solutions for adapting to climate change, preventing and mitigating natural disasters, and reducing emissions; and linking urban development with rural development.

THE URBANIZATION PROCESS STILL FACES MANY CHALLENGES

Over the years, urban areas have increasingly demonstrated their role as a driving force and engine of socio-economic development for regions and the entire country, contributing approximately 70% of the national GDP.

Speaking at the forum, Deputy Minister of Construction Nguyen Tuong Van assessed that Vietnam’s urban system has been playing a driving role in the country’s construction and development, not only making significant contributions to economic development but also holding an important political, cultural, social, and environmental role. However, alongside these very important development achievements, Vietnam’s urban system is also facing major challenges such as: rapid but uneven urbanization; pressure on technical and social infrastructure, environment, and housing; the increasingly evident impact of climate change, natural disasters, and epidemics; and the need to transform the development model based on innovation and digital data…

Further analyzing this situation, Mr. Tran Van Giai Phong, Senior Program Officer at the Swiss Embassy in Vietnam, stated: “Cities from North to South are constantly facing severe flooding, directly affecting people’s lives and essential infrastructure. This shows that urban resilience is not just a technical issue but also relates to community safety and socio-economic sustainability.” He emphasized five priorities: strengthening management and coordination; putting people at the center; ensuring sustainable financing; developing human resources; and transforming knowledge into systemic capabilities.

Also speaking about urban flooding, Mr. Pham Doan Khanh, Deputy Head of the International Cooperation Department, Department of Dike Management and Disaster Prevention (Ministry of Agriculture and Rural Development), acknowledged the reality of urban flooding in the central coastal provinces due to low-lying terrain, unusually heavy rainfall, and ineffective urban development management. Historical floods such as those in 1999, 2020, and recently have caused severe damage to people and property. He proposed a group of solutions including: upgrading drainage systems, increasing permeable surface area, strictly managing land use, developing green spaces, strengthening early warning systems, and educating the community to improve response capacity.

Meanwhile, Sabina Stein, Head of Governance and Engagement at the United Nations Development Programme (UNDP), noted that cities like Hanoi, Ho Chi Minh City, and Da Nang are facing extreme heat, air pollution, and increased flooding. Vulnerable populations include outdoor workers, the elderly, people with underlying health conditions, and people with disabilities. According to the Provincial Governance and Public Administration Performance Index survey conducted by the UNDP, public confidence in effective environmental governance is trending downward.

PUTTING PEOPLE AT THE CENTER OF DEVELOPMENT

Based on this, Sabina Stein recommends that cities should integrate community voices into policy planning and prioritize solutions that ensure equity in climate adaptation.

From the perspective of planning and institutional experts, Antonie Mougenot of the French Development Agency (AFD) argues that many cities are currently developed based on outdated climate data, no longer suitable for extreme rainfall and sea-level rise. AFD proposes mandatory hydro-hydraulic simulation in planning, updating building standards to reflect new climate scenarios, integrating land, water, and infrastructure management, and establishing a unified data platform across ministries and agencies. “Resilience begins with planning, and planning must begin with risk identification,” said Antonie Mougenot.

Focusing on climate finance, Steven Louis Rubinyi, Senior Specialist in Disaster Risk Management at the World Bank, stated that urban areas contribute over 70% of Vietnam’s GDP and 90% of new non-agricultural jobs, but the majority are located in areas vulnerable to natural disasters. Average annual losses amount to $3.75 billion. Experience from the climate-resilient urban development project in Can Tho shows that flooding duration has been reduced by 60% thanks to investment in climate-smart infrastructure.

Steven Louis Rubinyi proposed expanding concessional funding, labeling budgets with climate data, and integrating disaster risk assessments into all public investment decisions.

At the forum, experts unanimously agreed that climate-resilient urban development is a long-term and urgent task. Vietnam needs to improve its institutions, ensure sustainable financing, enhance human resource capacity, and promote the application of science and technology. In particular, it needs a shift in mindset, planning methods, governance, and urban development models… in order to build a safer, greener, and more sustainable urban system in Vietnam for the future.

“The quality of urban life is not only measured by income or material amenities, but also by a safe, clean, civilized, humane, and creative living environment. To achieve this, we must shift from “development management” to “development governance”; from “supply-based planning” to “need-based planning and living values.” Planning is the “language of the future,” while governance is the “method to turn planning into reality.” Without a good planning vision and effective governance mechanisms, urbanization can lead to fragmentation, loss of identity, and unsustainability – something many countries are paying the price for,” emphasized Ms. Tran Thu Hang, Director of the Planning and Architecture Department, Ministry of Construction.

Theo Phan Dương / Vneconomy

Vneconomy

While colorful walls and plaster ceilings have become commonplace, designers are now seeking a new element to breathe life into a space: window frames. Whether you’re going for an elegant minimalist style or a vibrant, colorful look, a window frame adorned with color or design will instantly create an eye-catching focal point, subtly enhancing existing architectural lines and even transforming a small detail into a charming artistic touch.

To inspire you, ELLE Decoration suggests 7 creative ideas to transform window frames from a quiet detail into an artistic focal point, thereby elevating the overall look of your home.

1. Striking color stripes

Don’t be afraid to use vibrant colors! In a minimalist hallway painted white, designer Emil Dervish breathed life and warmth into it with a simple yet bold detail: an arched doorway covered in a fierce orange-red hue. Though just a small accent, this color ignited vitality, dispelling any monotony or coldness.

2. Slim door sills for a sophisticated minimalist space

In interior design, standard door frames sometimes present a dilemma: they’re not large enough to make a strong impression, nor are they slender enough to blend seamlessly into the wall. If you’re aiming for a minimalist and modern style, you can take inspiration from Norm Architects’ design. Instead of conventional door frames, the design team uses tall, slender, floor-to-ceiling doors combined with a streamlined door frame.

According to founding architect Jonas Bjerre-Poulsen, these interior doors are inspired by the design of tall, slender wooden cabinet doors, maximizing space efficiency in small areas while creating a seamless aesthetic. The key element lies in height: extending the doors from floor to ceiling creates a visual effect that stretches the space, making the ceiling appear higher, wider, and more airy.

3. Simulated door frame

Interior designer Aldous Bertram shared: “This apartment originally didn’t have actual lintels or door frames, so I created them by painting.” This is an innovative solution that transforms plain, flat walls into vibrant, artistic living spaces. To do this, you need to use stencils or carefully sketch the outlines before starting to paint. This technique not only creates subtle architectural lines but also allows you to flexibly decide on the shape, size, and color of the door frame, providing a classic, elegant look without requiring complex installation costs.

4. Synchronize with decorative materials

In the master bathroom of a New York apartment, Home Studios used green mosaic tiles to border key details such as the sink and, notably, the door frame. The subtlety lies in the softly curved corners, giving the space a fresh and modern look. Ultimately, the space has a unique appeal with its seamlessness, optimal moisture resistance, and a sense of meticulous attention to detail from the outset – all thanks to a seemingly simple material choice.

5. Clear and distinct lines

Marble is a popular choice in high-end interior design, offering a luxurious alternative to traditional wooden door frames. The material shines brightest when used to frame doorways – creating a striking visual accent and serving as a fantastic way to frame the view from one space to another, while simultaneously enhancing the room’s architecture. Interior designer Tim Veresnovsky shared about a favorite project in St. Petersburg, Russia: “I love accent details. Using marble elevated a otherwise simple design into something truly special.”

6. Flexible wall border

If you don’t want to pick up a paintbrush, another great solution for decorating window frames is to use wall trim. Interior designer Susie Atkinson shares: “Wall trim has long been used to elevate even the simplest rooms, adding interesting detail easily and affordably”. Border wallpaper is a versatile option, bringing color and appeal to the wall, creating a contrasting accent or harmoniously complementing the space.

7. Spontaneity in lines

In this cheerful dining room design by 2LG Studio, the designers created soft, spontaneous curves for the door frame. The Danish Pastel style space is enlivened by the combination of complementary pink and green in various shades and textures, while the minimalist form also creates a vibrant and youthful visual effect for the interior.

Execution: Thien Thu