Thu Duc Guide: Twelve New Wards, Rent, Metro, Floods

Thu Duc is now a ward name inside Ho Chi Minh City. A two-bedroom averages 7 to 12 million VND a month in Thu Duc and 7 to 9 million in the old District 9 on October 2026 listings. The centre is about 12 km away.

By Vincent Nguyen

Thu Duc is now one ward in Ho Chi Minh City. Thu Duc ward joins Binh Tho, Linh Chieu, Truong Tho and parts of Linh Tay and Linh Dong. The city has 113 wards after the merger.

Old maps still say Thu Duc City. The resolution itself calls the earlier units “Tan Phu (Thu Duc city)” and “An Phu (Thu Duc city)”. For the area around Thao Dien, which is now part of An Khanh ward, see the Thao Dien guide.

Who the Thu Duc area suits

• Tight budget? A Thu Duc one-bedroom averages 4 to 6.5 million VND a month.
• Commuting by metro? Line 1 stops at Thu Duc, High-Tech Park and National University.
• Studying here? The Polytechnic, Economics and Law, and Technical Education universities are in the old District 9.
• Skip it if you need a 15-minute commute: the centre is about 12 km away, 30 to 45 minutes.
• Skip the Thu Duc market area if flooding worries you: the city lists it among six frequent heavy-flooding areas.

Twelve new wards

Hiep Binh ward joins the former Hiep Binh Chanh and Hiep Binh Phuoc wards and part of Linh Dong. Tam Binh ward joins Binh Chieu, Tam Phu and Tam Binh. Linh Xuan ward joins Linh Trung, Linh Xuan and the rest of Linh Tay.

Tang Nhon Phu ward joins Tan Phu, Hiep Phu, Tang Nhon Phu A and B and part of Long Thanh My. Long Binh ward joins the former Long Binh and the rest of Long Thanh My. Long Phuoc ward joins Truong Thanh and Long Phuoc. Long Truong ward joins Phu Huu and Long Truong.

Cat Lai ward joins Thanh My Loi and Cat Lai. Binh Trung ward joins Binh Trung Dong, Binh Trung Tay and part of An Phu. Phuoc Long ward joins Phuoc Binh, Phuoc Long A and Phuoc Long B. An Khanh ward joins Thu Thiem, An Loi Dong, Thao Dien, An Khanh and the rest of An Phu.

Thu Duc ward joins Binh Tho, Linh Chieu, Truong Tho and parts of Linh Tay and Linh Dong.

Put the new ward name and its national postal code on contracts. The address format guide has the exact format.

Rent in Thu Duc and the old District 9

Budget from the October 2026 listing averages. Thu Duc draws on 624 listings and the old District 9 on 3,551. The citywide second-hand one-bedroom range is VND 9,000,000 to 27,000,000 on January 2026 statistics.

Thu Duc averages 4 to 6.5 million VND for a one-bedroom, 7 to 12 million for two bedrooms and 9 to 18 million for three. The bands are 25-50 m2, 52-90 m2 and 86-107 m2. Rents by project, in VND a month:

More than 38 apartment projects are built or being completed in Thu Duc. Most listings sit in Thu Duc ward with 168, Hiep Binh with 159 and Tam Binh with 147.

The old District 9 averages 5.5 to 7 million for a one-bedroom, 7 to 9 million for two bedrooms and 9 to 12 million for three. The bands are 30-65 m2, 55-95 m2 and 85-140 m2. Rents by project, in VND a month:

Supply clusters around Nguyen Xien - Phuoc Thien, where Vinhomes Grand Park stands, and the Song Hanh highway - Vo Chi Cong area, where Jamila Khang Dien is. Most old District 9 listings sit in Long Truong with 1,621 and Long Binh with 1,330.

Rents swing around those averages from flat to flat. Rents are VND a month.

Deposits are usually 1-2 months, typically 2 months’ rent. First-hand contracts come straight from the landlord or housing company. Before you pay, run through the checks in the rental deposit guide.

Commute: Hanoi Highway, metro line 1 and buses

The centre is about 12 km away, 30 to 45 minutes of travel. From the old District 9 the Hanoi Highway is the quick route to the old District 1 and Binh Thanh.

Metro line 1 has 14 stations, including Binh Thai, Thu Duc, High-Tech Park, National University and Suoi Tien Bus Station. Footbridges at Thu Duc, High-Tech Park and National University stations lead to facilities along Vo Nguyen Giap and the Hanoi Highway. Car-and-bike parking was set up at Binh Thai and Suoi Tien stations.

Cash single-trip fares run VND 7,000 to 20,000. A daily pass costs VND 40,000 and a monthly pass VND 300,000. From 15 October 2026 you can also buy line 1 tickets in the VNeID app.

Timetables are on the MultiGo app or hotline 1022 (option 9). See the Metro line 1 guide.

Buses on 134 routes are free from 1 July to 31 December 2026. From 1 October passengers verify with an ID card, VNeID, a bank card, an e-wallet or the MultiGo app.

The city runs 17 electric feeder routes between the stations and nearby neighbourhoods, the High-Tech Park and universities in Thu Duc. Each route map is on the boards at the stations. Older routes also connect to the metro: 1, 3, 4, 18, 19, 20, 31, 34, 36, 38, 39, 44, 45, 52, 53. More are 56, 65, 75, 88, 93, 102, 109, 152 and D4.

A GrabCar 4-seater costs VND 28,473 for the first 2 km, then VND 9,818 per km. A Xanh SM car costs VND 30,500 for the first 2 km, then VND 15,200 per km to km 12. The fares comparison covers surcharges.

Hospital, schools and city offices

Hoan My Thu Duc International General Hospital is at 241 Hoang Cam, Linh Xuan ward.

Its one-day Expat Health Check for men or women is priced at VND 2,500,000 on the hospital’s own page in October 2026. Compare hospitals in the hospitals guide.

Kinderland International Preschool at Vista Verde is at 2 Phan Van Dang, Cat Lai ward, phone +84 984 131 380. Saigon Academy preschool is at 98 To Vinh Dien, Thu Duc ward, phone +84 28 3897 2005.

The kindergartens guide covers more preschools, and the international schools guide covers the bigger campuses.

City-level paperwork goes to the Public Administration Service Centre at 43 Nguyen Van Ba, Thu Duc ward, which has received files since 27 December 2025. Regional People’s Court 2, for Thu Duc, is at 1400 Dong Van Cong, Cat Lai ward.

Flooding and tides

The Department of Construction named An Khanh, Phuoc Long and Phu Huu among the riverside, low-lying areas most hit by tides. Phu Huu is now part of Long Truong ward. The city also lists the Thu Duc market area among six frequent heavy-flooding areas.

Heavy rain flooded the Thu Duc market area and Thao Dien in the last days of September and early October 2026, with water above one metre in places. The tide season runs from the 8th to the 12th lunar month.

The forecast peak at Phu An station is 1.70 to 1.75 m on 27 to 29 October 2026. Park cars off low riverside streets those days and check the tide before you leave.

Pick a flat above ground level in An Khanh, Phuoc Long and Long Truong, and keep the car off low riverside streets in tide season. More areas are in the flooding guide.

Bills

Household electricity is billed in six tiers, from VND 1,984 per kWh for 0-50 kWh to VND 3,460 per kWh from 401 kWh. These prices exclude VAT. A landlord who charges a tenant more than the regulated household price faces a fine of 20 million to 30 million VND.

Home internet starts at VND 195,000 a month for 300 Mbps (FPT GIGA, September 2026). The cost of living guide adds water, food and transport.

↑ Contents

Not confirmed: Listing prices are asking prices, not final rent, so negotiate. Free buses end on 31 December 2026; budget for paid fares after that date and check the MultiGo app for the price.

General information checked against the sources listed above, not legal advice for your situation. Rules and office practice change; confirm with the immigration office or a licensed adviser before you act. See how guides are checked.

Spotted an error? Report it.