Alluvia City
The only natural hot-spring eco-city on the Red River
A low-rise township with only 16% building density and a natural hot-spring source inside the project, on the Red River next to Ecopark. On this page I have put together everything you need before a site visit: location, homes, prices, sales policy, legal status, timeline, and the points worth thinking about.
Updated: 15 Oct 2026 · Sales policy dated 20 May 2026 (the developer confirmed it stays the same through October)
Master-plan rendering of Alluvia City on the Red River (developer material, for illustration).
Alluvia City at a glance
| Project | Alluvia City (low-rise zones Alluvia Onsen and Villa Onsen; high-rise Alumi) |
|---|---|
| Developer | Xuan Cau Holdings · Development manager: EDGE |
| Location | On the Red River, Van Giang, Hung Yen, next to Ecopark. About 12–15 km from central Hanoi |
| Scale | Low-rise zone Alluvia Onsen: 4 sub-zones, about 37 ha, 719 homes · Building density only about 16–17% · 20% of the land is greenery and water |
| On sale | Low-rise sub-zones 1, 2 and 5 (Alluvia Onsen): townhouses, shophouses, semi-detached and detached villas · Sub-zone 4 (Villa Onsen) · Shophouses on the 36 m boulevard |
| High-rise | No new apartment launches until the end of 2026 |
| Roads | Ring Road 3.5 runs along the project · Phu Sa main boulevard 36 m · Bich Chau street 24 m |
| Handover | Shell construction with finished exterior |
| Signature | Natural hot spring inside the project, about 35.8°C. An Onsen hotel to be run by a Japanese brand (agreement expected Nov 2026) |
| Distribution | Cen Land is an official distribution partner (signed 13 Oct 2026). I am on the Cen Land team in charge of this project |
Signing ceremony, 13 Oct 2026
Cen Land is now an official distributor of Alluvia City. I am the project manager for Alluvia at Cen Land and work directly with the developer's team, so the prices, policies and available units I send you come straight from the source.
Alluvia's hot spring: the real numbers from the documents
This is the question I am asked most. The water comes from borehole GK3 inside the project, from a deep fractured-rock aquifer. The sample was analysed by the Institute of Environmental Technology (Vietnam Academy of Science and Technology), sampled on 3 Oct 2022.
| Parameter | Result | Regulatory threshold | What it means |
|---|---|---|---|
| Temperature | 35.8°C | ≥ 30°C | Qualifies as natural hot water |
| Metasilicic acid (H₂SiO₃) | 66.57 mg/l | ≥ 50 mg/l | Qualifies as silicic mineral water (Vietnam and Japan use the same 50 mg/l threshold) |
| Total dissolved solids (TDS) | 180 mg/l | 50–500 mg/l | Low-mineral water, little residue |
| Hardness (CaCO₃) | 49.42 mg/l | limit 500 mg/l | Soft water |
| pH | 7.04 | 5.5–8.5 | Neutral |
| Microbiology (Coliform, E. coli) | Not detected | — | Microbiologically clean sample |
Classified under Circular 52/2014/TT-BTNMT on natural mineral and hot water and QCVN 09-MT:2015/BTNMT. Test reports No. 05466 and 05467/2022/PKQ.
Original documents · see for yourself
Photos of documents from the developer's dossier for agents (in Vietnamese). Key figures are circled in red.
Test report · page 1
Temperature 35.8°C (hot-water threshold ≥ 30°C) and total dissolved solids 180 mg/l.
Test report · page 2
Metasilicic acid 66.57 mg/l, conclusion "silicic mineral water" under Circular 52/2014/TT-BTNMT.
Groundwater exploration licence
3 wells, planned flow 2,900 m³ per day, an area of about 50.9 ha in Van Giang.
What is "silicic mineral water"?
Metasilicic acid is common in hot springs. In Japan, water rich in it is often described as moisturising and gentle on the skin for bathing.
Why soft water matters
With few hard minerals, soap lathers well, there is little scale, and skin and hair do not dry out after bathing. The Onsen consultant rates the water as gentle for sensitive skin and children.
Compared with Japanese onsen
Under Japan's Hot Springs Act, water counts as onsen if it is above 25°C or contains a listed component above its threshold. Alluvia's water meets both: 35.8°C and 66.57 mg/l metasilicic acid.
Permits and where to experience it
| Licence | Hung Yen Provincial People's Committee granted the developer a groundwater exploration licence on 8 Jun 2022: 3 wells, planned flow about 2,900 m³ per day |
|---|---|
| National plan | The Mineral Resources Plan 2021–2030 (Decision 866/QĐ-TTg, 18 Jul 2023) lists Hung Yen for exploring mineral and hot water for resort tourism |
| Try it | The outdoor hot-spring foot bath is expected to open in late October or early November 2026 |
| Coming | Alluvia Onsen Center and an Onsen hotel run by a Japanese brand (agreement expected Nov 2026, construction start Dec 2026). Onsen design consultant: E.D&C, who worked on Yoko Onsen Quang Hanh and Sun Onsen Village |
| Piped to each home | Only the 99 island villas in Villa Onsen (sub-zone 4) have hot-spring water piped to the house. Sub-zones 1, 2 and 5 use the hot spring at Alluvia Onsen Center and the shared foot baths (confirmed by the developer, Oct 2026) |
Where the hot spring is in the project
Renderings from developer material, for illustration. The foot bath is expected to open in late October or early November 2026; the Onsen Center and hotel are in progress.
At Alluvia the hot spring is an amenity for rest and relaxation close to Hanoi. I make no health or medical claims. The figures come from a 2022 analysis of one well; you can see the test report and licence on site or ask me for copies.
On the Red River, next to Ecopark, on the Ngoc Hoi Bridge axis
The project sits in East Hanoi's fastest-growing infrastructure zone: Ngoc Hoi Bridge, Ring Road 3.5, the riverside road and Ring Road 4.
| Destination | Travel time I checked |
|---|---|
| Hoan Kiem Lake, morning rush hour | about 50 minutes |
| Hoan Kiem Lake, midday | about 35–45 minutes |
| Ecopark | right next door |
Open directions in Google Maps →
Travel times are Google Maps estimates on 8 Oct 2026, starting from Ecopark next to the project. Once Ngoc Hoi Bridge opens (target 2027), there will be another route into Hanoi. I don't quote "15 minutes" because you will find it different when you drive it yourself.
The Alluvia Onsen low-rise zone
Four sub-zones around four landscaped lakes, along Ring Road 3.5. Tap the image to see the full-size plan.
| Sub-zone | Area | Homes | Features |
|---|---|---|---|
| Sub-zone 1 | 7.3 ha | 203 | Townhouses, semi-detached; next to Alluvia Gallery and Hoa Tien lake |
| Sub-zone 2 | 8 ha | 200 | Townhouses, semi-detached; clubhouse, walking street, Suong Mai lake |
| Sub-zone 4 · Villa Onsen | 9.6 ha | 99 | Island villas surrounded by Anh Duong lake; hot-spring water piped to each home |
| Sub-zone 5 | 12.11 ha | 217 | Townhouses, semi-detached, detached; K-12 school, sports complex |
Sub-zone 3 is the Alumi high-rise (no new launches until the end of 2026). Figures from the developer's site plan, Jun 2026.
Four low-rise house types
Consistent neoclassical architecture, handed over as a shell with finished exterior. Tap each plan below to see every floor.
Townhouse · Shophouse
- Land 120–260 m²
- 5 floors · floor area 408–434 m²
- Commercial (shophouse) and standard (townhouse); some with a double-height void
Semi-detached · standard
- Land 180–306 m² · frontage 10–12 m
- 4 floors · floor area 313–320 m²
- Front yard for parking, skylight courtyard
Semi-detached · commercial
- Land 160–268 m²
- 4 floors · floor area about 313 m²
- On a main road, suitable to live in and run a business
Detached villa
- Land 273–451 m²
- 3–4 floors · floor area 315–420 m²
- Standard and commercial types; the Villa Onsen homes in sub-zone 4 have hot-spring water piped in
Floor plans by house type
I combined the developer's separate drawings into one image per house type, so you can see every floor at once (labels in Vietnamese).
Townhouse · Shophouse (no void)
Townhouse · with double-height void
Semi-detached · standard
Semi-detached · commercial
Detached villa (4 floors)
Detached · commercial (3 floors)
Villa Onsen · type BT300 (sub-zone 4)
Specifications from the developer's concept design (Mar 2026) and may vary by plot. I can send you the full drawings for every floor.
36 amenities and landscape features
At the centre are Alluvia Onsen Center and four lakes, linked by 1,200 m of walking trails.
Hot spring & sport
Alluvia Onsen Center · two natural hot-spring foot-bath areas · sports complex · sports courts
Lakes & water
Anh Duong, Suong Mai, Ang May and Hoa Tien lakes · Green Island · Rainbow bridge · wooden bridge · fishing deck · viewing decks · interactive stone water terrace · Wonderboat
Gardens & walks
Moc Lan trail · multi-sensory garden · flower garden · BBQ garden · glamping garden · starlight garden · wind-chime garden · lawns · kite field · cubic-stone yard
Community & services
Clubhouse · walking street · K-12 school · children's playground · Alluvia Gallery · show houses · entrance gate · parking · buggy stops
List based on the developer's amenity plan, Jun 2026. Renderings are for illustration.
Six things that set Alluvia City apart
Natural hot spring
A source of about 35.8°C inside the project. Metasilicic acid 66.57 mg/l, above the 50 mg/l mineral-water threshold. Soft, low-mineral water.
Low density, river breeze
Building density of only 16%. Landscaping built on "alluvium, flow, river breeze", far more open than dense urban areas.
Riverside, next to Ecopark
Close to Ecopark's amenities, about 12–15 km from central Hanoi, on the Ngoc Hoi Bridge and Ring Road 3.5 axis.
Complete legal documents
1/500 detailed plan, construction permit, Department of Construction notice that the homes are eligible for sale, and a Vietcombank guarantee.
The team behind it
Architecture NDA Group · landscape PLA Studio · contractor Sol E&C · Onsen consultant E.D&C (Sun Onsen, Yoko Onsen Quang Hanh).
Work is moving
The outdoor hot-spring foot bath is expected to open in late Oct or early Nov; show houses and 22 sample townhouses open in November.
Indicative unit prices and totals
Homes are sold unit by unit. Each price depends on position, orientation and size. The table gives the general range to help you plan a budget.
| Type | Land area | Indicative price | Indicative total |
|---|---|---|---|
| Townhouse (sub-zones 1, 2, 5) | 120–140 m² | about VND 140–155 million/m² | from about VND 16 billion |
| Shophouse (sub-zones 1, 2, 5) | 120–260 m² | about VND 170–190 million/m² | from about VND 20 billion |
| Semi-detached villa | 160–306 m² (typically 200 m²) | about VND 130–145 million/m² | from about VND 25 billion |
| Detached villa | 273–451 m² (typically 300 m²) | about VND 120–140 million/m² | from about VND 40 billion |
| Villa Onsen (sub-zone 4) | 300–500 m² | Message me for prices | |
| Shophouse on the 36 m boulevard | about 140 m² | Message me for prices | |
Example: a 200 m² semi-detached villa
With a bank loan: about VND 29.5 billion · Paying 95% early: about VND 26.2 billion. For the same home, the payment option changes the total by about VND 3 billion, so I always work out both for you to compare.
Indicative ranges based on current market asking prices, compiled 14 Oct 2026. Unit price = home price (land and house) divided by land area, before discounts. Exact prices follow the developer's official price sheet at the time of purchase. Message me for the latest price list and available units.
Current low-rise sales policy
Dated 20 May 2026, for sub-zones 1, 2, 4 and 5. The developer confirmed it stays the same through October 2026.
| Deposit | VND 1 billion per home, paid to the developer's account |
|---|---|
| Early booking | Discount 1% (sub-zones 1, 2, 5) · 2% (sub-zone 4) |
| No bank guarantee | Discount 0.5% |
| Gift | Free management service for 5 years from handover |
| Paying ahead of schedule | Incentive of 9% per year on the amount and days paid early (minimum 15 days), deducted from the final instalment |
Three payment options (choose one)
| Standard | Early payment 95% | Bank loan | |
|---|---|---|---|
| Discount | 6% | 13% | No payment-option discount; interest support instead |
| Schedule | 15% at signing · 15% after 2 months · 5% every 2 months × 5 · 40% at handover · 5% at title certificate | 15% at signing · 15% after 1 month · 65% after 2 months · 5% at title certificate | 15% at signing · bank disburses 65% · 15% own funds within 60 days · 5% at title certificate |
Loan up to 65%
Interest support on a loan of up to 65% of the sale contract value.
0% interest for 24 months
From the first disbursement, with a grace period on principal.
The next 36 months
You pay at most 8% per year; the developer covers the difference (up to 1% per year). Total principal grace period 36 months.
Discounts apply to the pre-VAT price in this order: early booking → no bank guarantee → payment option. If you repay the loan early, the remaining interest support ends and bank fees apply. Policy may change; the developer may issue a new policy in Nov–Dec 2026. "Signing" means signing the sale and purchase contract.
Legal documents in place
| ✔ Investment policy approval |
| ✔ Land allocation decisions |
| ✔ 1/500 detailed plan |
| ✔ Construction permit |
| ✔ Department of Construction notice: eligible for sale |
| ✔ Vietcombank bank guarantee |
According to the developer, this is the first project licensed to build outside the main dyke, after a 5-month appraisal. I can send you copies of the documents (in Vietnamese).
Upcoming milestones
- 13 Oct 2026
Official distribution partner signing.
- October 2026
High-rise show apartment completed · outdoor hot-spring foot bath expected to open late October or early November.
- November 2026
Show houses open, foot-bath experience · exteriors of 22 sample townhouses finished · Onsen hotel operator agreement expected.
- December 2026
Exteriors of sub-zones 1 and 2 finished · shophouse show unit · Onsen hotel construction expected to start.
"Expected" milestones follow the developer's plan announced on 9 Oct 2026. I update this page when anything changes.
Can foreigners buy at Alluvia City?
Under Vietnam's 2023 Housing Law, foreign individuals may own homes in commercial housing projects, within quotas set by the law and for a term of up to 50 years (extendable). Whether a specific home at Alluvia City can be sold to a foreign buyer depends on the developer's quota and the area's status, so I check this with the developer for each unit before you commit.
What I help with
Checking eligibility for each unit, explaining the contract and payment schedule in English, and arranging a site visit with an English-speaking guide.
What you will need
A valid passport with a Vietnam entry stamp. Payments must come through a bank account in Vietnam. Get independent legal advice before signing.
Easiest way to reach me
WhatsApp or email in English: +84 986 855 933 · duonghoa855933@gmail.com.
General information only, not legal advice. Rules and quotas can change.
Who Alluvia City suits, and what to weigh up
I have worked in real estate since 2013, I live in East Hanoi, and I am the Alluvia project manager at Cen Land, working directly with the developer's team. This is what I tell clients honestly before a visit.
A good fit for
- Families aged 35–55 moving up to a larger, greener low-rise home with room for grandparents
- People who want a weekend home without a 2–3 hour drive
- Long-term buyers who value clear legal status and a location on new infrastructure
- Business owners interested in shophouses on the 36 m boulevard
Not yet a fit for
- Anyone who needs to move in now: homes are handed over as shells and need fitting out
- Budgets under about VND 15 billion: I will suggest better-suited options
- Short-term flipping
Worth considering
- The project is outside the main dyke. In 2024, Typhoon Yagi broke a section of the outer dyke in Van Giang. Ask about the dyke plan in detail, and I will go through the appraisal documents with you.
- The road from Ngoc Hoi Bridge to the project is being worked out between the developer and the authorities; for now the project has one main gate.
- When comparing with Ecopark, compare like for like, and look at what you actually pay in the first 2 years with a loan, not only the price per m².
Questions clients often ask me
The area flooded in 2024. Should I worry?
To be upfront: Typhoon Yagi in 2024 broke a section of the outer dyke in Van Giang and water came in. The outer dyke has since been reinforced. According to the developer, the project was licensed to build outside the main dyke after a 5-month review by ministries and departments. I am waiting for the developer's detailed dyke upgrade plan and will send it to you when available.
How long does it take to get to central Hanoi?
About 12–15 km. From Google Maps (starting from Ecopark next to the project): about 50 minutes to Hoan Kiem Lake in the morning rush hour, about 35–45 minutes at midday. Ngoc Hoi Bridge will add another route when it opens.
Is the hot spring real?
Yes. Hung Yen Provincial People's Committee granted a groundwater exploration licence in 2022. Water from borehole GK3 was analysed by the Institute of Environmental Technology: 35.8°C and 66.57 mg/l metasilicic acid, meeting the standards for hot water and silicic mineral water. The outdoor foot bath is expected to open in late October or early November 2026. See the Hot spring section.
Is the hot-spring water piped to every home?
Only the 99 island villas in Villa Onsen (sub-zone 4) have it piped to the house. Homes in sub-zones 1, 2 and 5 use the hot spring at Alluvia Onsen Center and the shared foot baths.
Should I wait until the end of the year for a better policy?
The developer may issue a new policy in Nov–Dec 2026, but nothing has been announced. I don't promise prices will go up or down. Right now early booking gets a 1–2% discount.
Are apartments still for sale?
The developer has no new apartment launches until the end of 2026. Sales currently focus on low-rise homes.
How do I visit the project?
Visits must be registered in advance so the developer can confirm the time and guide you along the visitor route by car. Send me the date and time you would like to go; I register and go with you.
Want to see Alluvia City in person?
Send me the date you would like to visit, your budget and the type of home you are interested in. I will register the visit with the developer, send you prices for suitable units beforehand, and go with you.
Compiled by Duong Hoa (Cen Land) from developer documents and first-hand visits, updated 15 Oct 2026. Prices, policies and timelines may change; the developer's official documents at the time of purchase prevail. This English version is a translation for convenience; if anything differs, the Vietnamese page prevails.