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Where real estate and urban development meet
Published
1 month agoon
The Transit-Oriented Development (TOD) itself, if properly planned and implemented, can lower the barrier to the use of public transport, lessen the dependency on private vehicles, contributing to the liveability of communities and cities, write Avison Young Vietnam analysts.

A corner of Ho Chi Minh City, southern Vietnam. Photo courtesy of Dan Tri (Intellect) newspaper.
Like many cities in Asia Pacific, the rapid growth of Hanoi and Ho Chi Minh city is in tandem with urban challenges, including traffic congestions, housing shortages, overburdened public facilities, and lack of recreational places and green areas.
Both cities are piloting the Transit-Oriented Development (TOD) model – an urban planning and development method that promotes efficient and balanced land use by locating housing, public facilities, commercial, and entertainment space in the vicinity of public transportation nodes.
Looking into real cases of TOD, this analysis offers insights into potential development directions for the real estate market in Hanoi and HCMC.
Trusted public-private partnership critical to the development of TOD
The TOD model aims to create dynamic and liveable urban areas by concentrating jobs, housing, services, and amenities around urban railways (Mass Rapid Transit, MRT) or rapid buses (Bus Rapid Transit, BRT).
Development or redevelopment under the TOD model requires a multi-functional approach, combining residential units, commercial spaces (offices, retail), and entertainment venues to attract residents, workers, shoppers, and visitors.
On the one hand, TOD can induce higher ridership for public transport, foster the certainty of demand which is critical for cashflow projection, and likely to be of interest to infrastructure investors.
On the other hand, it can provide real estate developers with the probability to estimate the population size, traffic flow, footfall, and growth potential of an area. Another aspect is that from TOD developments, new revenue sources arise from the space surrounding and within the stations, cultivated from advertising, taxation, etc. and can be shared among stakeholders.
Opportunities emerges for public-private partnerships in infrastructure investment and project development.
“The proper TOD development requires a clear vision and long-term planning, high levels of co-ordination between different stakeholders, and consistency across levels of implementation (from regional to municipal agencies). Here comes the critical node of transparency and trust building among stakeholders, apart from financial resources, capability and long-term commitment,” said David Jackson, principal and CEO of Avison Young Vietnam.

David Jackson, principal and CEO of Avison Young Vietnam. Photo courtesy of the company.
Real cases of TOD adoption
Metro Vancouver, British Columbia, is an example of large-scale, mixed-use TOD projects that converge to form “closed urban areas” – essentially cities within cities.
In 2011, the federal government of 21 cities developed a regional growth strategy (RGS) called Metro Vancouver 2040: Shaping Our Future. This plan emphasizes the concentration of mixed-use TOD developments around public transport hubs, identifying key locations and providing design and construction guidelines, especially in areas with limited land availability.
Based on this master plan, local governments and real estate developers adapted their strategies, redeveloping traditional industrial and commercial land into high-density, self-contained complexes of housing, retail, office, and public spaces.
These projects are directly linked to or located near public transportation, such as SkyTrain rapid rail lines and the TransLink bus system. Today, Metro Vancouver has become the most populous region in the Lower Mainland of British Columbia, capable of accommodating millions of new inhabitants each year thanks to sound planning and design based on three pillars: architecture, infrastructure, and sustainability.
Another example is the Shibuya Station’s redevelopment in Tokyo, Japan. Shibuya station has eight rail lines go through the central area and a daily ridership of about 2.1 million people.
However, the area had a lack of public space, congestion, complex line transfers, insufficient capacity, and decrepit buildings. Office vacancy rate in Shibuya has been declining, pushing the rise of average office rents faster than the five central wards of Tokyo.
Adding to those challenges is the public budget constraints and the demand for sustainable energy use. Hence, there was a desire to reduce the impact of redevelopment of the Shibuya railway terminal on the public budget.
The TOD model is adopted for Shibuya redevelopment project, and it is being completed in stages, with the participation from both the public and private sectors, including key stakeholders: Tokyu Corporation, Tokyo Land Corporation, East Japan Railway Co., and Tokyo Metro Co.
The integrated city-station redevelopment enhances accessibility among various urban spaces for city residences and visitors, also turning the stations to not only transport hubs but also integrated city spaces.
Closer to Vietnam, there is the example of the efficacy of TOD in Singapore. The city state has integrated its urban transit development with spatial design and planning, resulting in a constellation of satellite towns that surround a central core, with rail networks that link these towns to industrial parks and the city centre.
These satellite towns are self-sustaining, with common public amenities within walking distance and a reduced need to venture out for common daily needs.
Singapore’s adoption of TOD also includes affordable public housing in well-connected areas. Joint developments come from the efforts of state agencies and key value chain players for TOD such as real estate businesses, financiers, legal and construction advisors.
The robust urban planning and TOD help instil confidence for the participation of developers and investors, also technology providers and operators.
Mixed-use TOD projects with a focus on sustainability
TOD itself, if properly planned and implemented, can lower the barrier to the use of public transport, lessen the dependency on private vehicles, contributing to the liveability of communities and cities.
This is in line with the goals of sustainable development in real estate: conserving energy, reducing emissions, and promoting healthy lifestyles. “That said, developing projects in an integration with TOD model can create sustainable communities which balance the benefits of people, the environment, and the economy,” Jackson added.
In the case of Metro Vancouver mentioned above, beyond mixed-use functionality, the area also emphasizes sustainability in its development projects.
On the notion of green real estate projects often being associated with heightened development costs, the answer can be found in the 2013 report of “The Business Case for Green Building: A Review of the Costs and Benefits for Developers, Investors, and Occupants” by the World Green Building Council. In this report. the authors analysed five key aspects of business benefits associated with green building development:
Design and construction costs
Green building construction does not necessarily have to be more expensive if cost, environmental, and project management strategies are integrated into the development process from the outset.
Asset value
As investors and tenants become more aware of the environmental and social impacts of a project, green-certified buildings tend to have higher liquidity and asset value.
Operating costs
Green buildings reduce long-term operating and maintenance expenses by minimizing energy and water usage.
Workplace productivity and health
The design and indoor environment of green buildings can enhance worker health and well-being, leading to increased productivity and benefits for businesses.
Risk mitigation
Effective risk control can significantly influence future rental rates and property values, thereby affecting the return on investment (ROI).
Implications for Vietnam
Hanoi and Ho Chi Minh city have long been the economic magnets, hosting the highest number of businesses in Vietnam. As the two major hubs, these are also the most populous cities in the country, of which HCMC takes the lead with roughly 9.5 million people and a population density of 4,513 people per square kilometer.
Hanoi follows with a population of more than 8.5 million and 2,556 people/km2 in terms of population density. If using the criterion of 10 million people for a megacity, HCMC is going to become the first megacity in the country, and Hanoi is expected to follow soon. Hence the pressure on land management and infrastructure development will only be heightened if not being properly addressed.
The two cities are adopting the TOD model as one of the solutions for sustainable urban development, prioritizing the construction of urban railway lines to meet travel demands and address traffic congestion.
By 2030, with a vision towards 2050, Hanoi is expected to have eight metro lines, three monorail lines, and eight BRT lines. Currently, Line 2A (Cat Linh-Ha Dong) and Line 3 (Nhon-Hanoi Station section) are operational.
Meanwhile, HCMC plans to develop eight metro lines, one tramway, and two monorail lines by 2030; among which Line 1 (Ben Thanh-Suoi Tien), with three underground stations and 11 elevated stations, nearing completion.
While financial puzzles, a commonality of urban development in developing countries, are to be tackled, some good insights can be learnt from the real cases mentioned above.
Additionally, the case of Singapore shows that TOD can contribute to suburbanization. On the one hand, the expansion of urban railway network improves connectivity, increases accessibility, and enables the ease of travelling. On the other hand, it helps to shape satellite communities, in a sense new suburban CBD.
For developers, the suburban development cost is usually not too high, hence they can deliver to the market real estate products at more affordable prices. And it has long been known that property prices tend to go up when infrastructure and connectivity are improved, something of interest for both developers and investors.
But for the above-mentioned to be realized, a concerted planning and implementation is in place. Not to mention that the robust projection of revenue, and long-term commitment are crucial to call for participation from real estate developers, infrastructure investors, technological providers, operators, etc.
“It is also of great importance to ensure transparent communication, keeping all stakeholders engaged and get them buy-in along the way,” Jackson concluded.
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Visa realignment considered towards more foreign visitors
Published
36 minutes agoon
March 12, 2025Several ministries have been instructed to study appropriate visa policies and diversify exemptions for some countries, with an added target of enticing the ultra-rich to spend more time in Vietnam, as part of a 2025 tourism stimulus programme issued in January.
At a regular government meeting on March 5, Prime Minister Pham Minh Chinh directed the Ministry of Foreign Affairs to look at bilateral negotiations to expand visa exemptions and protection for Vietnamese citizens when travelling abroad, as well as to coordinates with authorities to simplify immigration procedures.
At the same time, the Ministry of Public Security, in particular the Vietnam Immigration Department and Department of Foreign Relations, are responsible for reviewing visas when entering the country.
The Ministry of Culture, Sports, and Tourism is tasked with further promoting the nation, attracting tourists, and managing hotels, services, and tourist agencies.
Pham Ha, CEO of travel company Lux Group, said implementing visa exemption policies could open up opportunities to attract investment from the upper class, contributing to promoting economic growth and developing luxury tourism in Vietnam.
“The tourism industry needs to have a strategy and tactics, such as the possibility of completely waiving visas for strategic partner countries like Australia, New Zealand, and the United States. Countries that have been granted visa exemptions also need to encourage stronger bilateral relations, and design and develop specialised products, such as heritage exploration products of national culture and territories worldwide,” Ha said.
Many countries have implemented so-called golden visa programmes by simplifying policies for investors and foreigners with high demand as a way to encourage investment.
Last month, the New Zealand government decided to simplify its Active Investor visa to support the recovery of its declining economy. To meet the requirements, investors must commit to have a minimum investment amount of $3.1 million into businesses in the country.
Starting from April 1, the Active Investor Plus visa programme will be simplified with an expanded scope of investment. The English language test for applicants will be abolished, while the requirement for minimum residency time for investors will also be reduced.
Last month, US President Donald Trump also put forward the idea of selling a “gold card” to wealthy foreigners, giving them the right to live and work in the US and offering a path to citizenship in exchange for a $5 million fee.
Those who own a gold card would be granted legal residency privileges similar to the green card issued to permanent residents of the US, with investment options including buying a house, establishing a company, or making contributions.
From March 1, the Vietnamese government had already begun visa exemption for citizens of Poland, Czech Republic, and Switzerland, to join 13 other nations that already enjoy the advantage. The newest exemption will initially last until the end of the year through tour programmes from Vietnamese travel companies with a temporary stay of 45 days, regardless of passport type.
Pham Hai Quynh, director of the Asian Tourism Development Institute, evaluated that 2025’s tourism stimulus strategy combined with additional visa exemptions will attract more people from new markets and increase access to potential markets for Vietnam’s tourism industry.
“Tourists from Poland, Czech Republic, and Switzerland are willing to pay for high-end resort services, and unique cultural experiences with a strong local imprint. Therefore, opening up to these markets can create many opportunities for the development of tourism and services,” Quynh said. “The decision is a positive step by the government in attracting international tourists, especially from countries with high spending potential.”
According to Vu The Binh, chairman of the Vietnam Tourism Association, investors from developed countries are also interested in coming to Vietnam to explore the market, seek partners, and participate in economic conferences combined with leisure tourism.
“Thanks to convenient visa policies, the trade connection between Vietnamese and foreign businesses will become stronger. Furthermore, this policy will likely pave the way for Vietnamese tourism to access more markets across Europe,” Binh predicted.
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Some localities are catering to well-off groups who come for sightseeing, relaxation, or lavish weddings, photo Le Toan |
A month ago, two American millionaires from the financial sector, Jeff Grinspoon and John Thomas Foley, participated in a three-day, two-night tour of Halong Bay as part of an exclusive tour programme for the ultra-wealthy being promoted by the northeastern province of Quang Ninh.
On the first day, the pair enjoyed relaxation, dining, and entertainment on a cruise, kayaking around Cong Do and Tra San areas. On the second day, they visited the fishing village of Vung Vieng, explored the Tien Ong area, and kayaked on Ba Ham Lake.
On the final day of the journey, the guests admired the landscapes of Bai Tu Long Bay and Halong Bay before moving back to Tuan Chau Port to conclude the trip.
To cater to such travellers, Quang Ninh has prepared conditions to ensure their satisfaction, including expeditiously developing the beaches Soi Sim, Hang Co, and Trinh Nu as well as identifying seven pristine island areas and exclusive beaches for the super luxury segment.
At the same time, the province is focused on enhancing the tourism experience through connecting private cruise services to islands or helicopter transfers, and researching the holding of art performances combined with cocktail parties in well-equipped caves to create a unique experience.
Quang Ninh Department of Tourism understands that several wealthy groups from around the world will visit Halong on special tour programmes in May. In June, around 200 other wealthy people from various countries are expected to visit the destination as part of the Art for Climate Festival Halong.
According to Deputy Minister of Culture, Sports, and Tourism Ho An Phong, the global luxury tourism market reached over $2.18 trillion in 2024 and is forecasted to exceed $3 trillion by 2032. “Vietnam has one of the new seven natural wonders of the world, three UNESCO world natural heritage sites, 15 intangible cultural heritage sites, over 40,000 historical and scenic sites, a rich folk music tradition, and diverse cuisine. It has many advantages to develop luxury tour products,” Phong said.
One successful example is the Son Doong cave expedition in the central province of Quang Binh. Although the tour is expensive and has a limited number of guests, it is typically sold out as soon as bookings are opened, said DM Phong. “This is an opportunity for Vietnam to enhance its exploitation of the luxury market, a huge revenue source for Vietnamese tourism,” he added.
Prof. Pham Hong Long, head of the Tourism Department at Hanoi University of Social Sciences and Humanities, stated that to exploit the potential of high-end products, Vietnam’s tourism industry must focus on developing culture, cuisine, customisation, community, and content.
“Traditional cultural values need to be preserved and promoted, combined with modern experiences to create trips rich in identity,” Long said. “Investment in premium culinary experiences, service design based on each tourist’s individual needs, opportunities for tourists to immerse themselves in local life, and continuous innovation of new tourism products – ranging from golf and helicopter sightseeing to cruises and wellness – are necessary to meet the diverse demands.”
The Vietnamese tourism industry also needs to focus on infrastructure, improving services, and building policies to support businesses, he added.
“Airports, highways, and marinas need to be well-invested to ensure convenient connections between high-end destinations, and luxury resorts must meet international standards in terms of design, amenities, and services,” Long said. “At the same time, simplifying entry procedures will help luxury tourists easily choose Vietnam as a destination.”
Ngo Thi Huong, vice general director of Business and Marketing at Vinpearl, said that the high-end customer segment demands unique and personalised products.
“To attract high-end tourists, the tourism industry needs to build products related to healthcare, green tourism, and sustainable tourism. Depending on the target customer, tailored products are required. For instance, South Korean tourists who enjoy golf tourism need high-quality related products, supported by specific promotional policies,” Huong advised.
According to Vietravel chairman Nguyen Quoc Ky, trips taken by ultra-wealthy individuals are typically tightly controlled in terms of their personal information and schedules.
However, the impact of these trips still gradually spreads within the network of entrepreneurs and high-level relationships, opening up opportunities to welcome more guests from elite circles.
“An ordinary product can still become a high-end one if managed properly,” Ky said. “The perception of the customer will determine whether the product is considered high-end or low-end tourism. A hotel with 5-star facilities but an unprofessional staff and poor service will not be perceived as one by tourists.”
All Asia Vacation CEO Nguyen Duc Hanh said that travelling to Vietnam is becoming a trend among the ultra-wealthy. “Among individuals with total assets over $30 million, the company has served about 100 different clients travelling to Vietnam in 2024, a 12 per cent increase from the previous year,” Hanh said. “Many destinations around the world have become outdated for ultra-wealthy guests. Vietnam also has the advantage of being a relatively new tourist destination, so there is a demand for unique experiences here.”
According to World Ultra Wealth 2024, in the next five years, the global ultra-wealthy population is projected to increase by 38 per cent, reaching 587,600 individuals with a total wealth increase of $19 trillion.
Investing
Green e-commerce in Vietnam still faces challenges
Published
5 hours agoon
March 12, 2025![]() |
Vietnam’s e-commerce market is projected to grow at an average annual rate of over 20 per cent between 2024 and 2030, reaching approximately 90 billion USD by 2030, according to VECOM. (Photo: tapchitaichinh.vn) |
Hanoi – While the overall macro policies on environmental protection and sustainable development are creating favourable conditions for green e-commerce, the actual implementation of green transformation still faces numerous challenges.
One key obstacle is that policies have yet to link environmental protection requirements, according to the report on the E-commerce Green Index (ECGI), released by a research team from the Vietnam E-commerce Association (VECOM) and the World Wide Fund (WWF) Vietnam.
Legal documents related to e-commerce rarely include specific environmental protection regulations. Instead, they primarily focus on restricting the trade of certain prohibited or conditionally permitted goods and services.
Additionally, there is a lack of coordinated action among stakeholders, including Government agencies overseeing e-commerce, logistics, postal services, environmental management, businesses and consumers.
Most online businesses are not actively engaged in environmental protection efforts due to limited awareness, increased operational costs and the absence of clear legal regulations.
This situation also affects awareness-raising efforts for businesses and consumers in the green e-commerce sector, which remains fragmented and insufficient.
Roadmap for transformation
To address these challenges, the research team has introduced the ECGI framework, which sets out criteria and a roadmap for gradually transitioning toward greener e-commerce.
The framework is designed to help businesses quickly and comprehensively identify specific environmentally friendly actions. This, in turn, enhances their reputation and business efficiency, especially as consumers are increasingly prioritising brands that demonstrate environmental responsibility.
It is structured into six major criteria, comprising 19 sub-criteria. The first group is the commitment to deploy green e-commerce in a sustainable model. In this criterion, the research unit recommends that businesses make a clear commitment to green e-commerce businesses following a sustainable model.
The second is goods-related standards. This includes two sub-criteria, which are prohibiting the sale of environmental products banned by law and ensuring compliance with regulations governing restricted and conditionally permitted products.
The third group of criteria is order fulfilment services. It encompasses several sub-criteria, including avoiding the use of plastic packaging and materials prohibited by law, limiting the use of plastic packaging and other environmentally harmful materials in order fulfilment, prioritising eco-friendly packaging and managing warehouses and delivery operations sustainably.
It is essential to encourage and assist customers in reducing or eliminating the use of single-use plastics, promote low-carbon delivery options and facilitate consumer feedback on businesses’ environmental protection activities.
Following are internal green commitments. The research team proposed the need for environmental protection policies, energy saving and the integration of renewable energy sources into their operations.
The final group of criteria is researching and implementing green business models. This includes promoting circular economy practices, developing responsible business guidelines for consumer protection in e-commerce and adopting the Corporate Sustainability Index (CSI) for e-commerce enterprises.
Vietnam’s e-commerce market is projected to grow at an average annual rate of over 20 per cent between 2024 and 2030, reaching approximately 90 billion USD by 2030, according to VECOM.
While this growth brings economic benefits, it also exerts increasing pressure on the environment.
The rising volume of plastic waste from packaging and greenhouse gas emissions from delivery operations have surged alongside the sector’s rapid expansion. Addressing these environmental concerns is crucial to ensuring that Vietnam’s e-commerce industry develops sustainably.
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