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AEON MALL Binh Tan is a large suburban shopping center located in Binh Tan District, approximately 10 kilometers southwest of central Ho Chi Minh City, at No.01 Street 17A, Quarter 11, Binh Tri Dong B Ward. Opened on July 1, 2016, it spans a land area of about 46,800 square meters, with a total floor area of 114,000 square meters and a gross leasable area of 60,000 square meters. The mall hosts approximately 160 stores, featuring a tenant mix that is 80 percent Vietnamese brands and 20 percent Japanese and international ones.
Anchor tenant is the AEON hypermarket, with sub-anchors including fashion outlets like Uniqlo and Tommy Hilfiger, alongside diverse categories such as food and beverage, entertainment, and daily necessities. Positioned in a developing area with residential, educational, and medical facilities, it serves the local suburban market characterized by working-class families and middle-income households.
Accessibility is supported by improving road networks, though public transport options remain limited compared to central districts. In the broader Ho Chi Minh City retail landscape, where occupancy rates hover around 93-94 percent in 2025, this mall benefits from stable demand driven by F&B and entertainment sectors.
Leasing advantages include high average daily footfall of up to 50,000 visitors, providing solid exposure for retailers targeting everyday shopping and family outings. However, challenges include competition from nearby malls like AEON Tan Phu and central venues, potential access constraints for non-local shoppers, and pressures from e-commerce growth.
Rent levels in suburban malls like this are typically lower than prime CBD locations, estimated at USD 40-50 per square meter per month, offering cost-effective entry for mid-tier brands.
Overall, it represents a balanced opportunity in a saturated market, with strengths in local catchment and operational scale but risks tied to infrastructure upgrades and economic sensitivity in outer districts.
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Hours of Operation
Hours
| Monday | 10:00 AM — 10:00 PM |
| Tuesday | 10:00 AM — 10:00 PM |
| Wednesday | 10:00 AM — 10:00 PM |
| Thursday | 10:00 AM — 10:00 PM |
| Friday | 10:00 AM — 10:00 PM |
| Saturday | 09:00 AM — 10:00 PM |
| Sunday | 09:00 AM — 10:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Footfall
Binh Tan District has a population exceeding 700,000, predominantly young families and working-class residents with middle to lower-middle incomes, making it a strong catchment for value-oriented retail. The mall draws an estimated 50,000 daily visitors, supported by its role as a community hub in a growing suburban zone. This demographic profile favors categories like groceries, affordable fashion, and family entertainment, though spending power is lower than in affluent areas like District 7, potentially limiting high-end sales potential. Proximity to residential developments enhances repeat visits, but seasonal footfall fluctuations tied to local economic conditions pose risks.
Tenant Mix and Occupancy
The tenant mix emphasizes practical retail with AEON hypermarket as anchor, complemented by 160 stores across fashion (20 percent international like Uniqlo), F&B (diverse local and chain options), and entertainment facilities including cinemas. Occupancy aligns with HCMC averages at around 93 percent in 2025, reflecting steady demand from resilient sectors amid post-pandemic recovery. Strengths include balanced zoning that drives cross-shopping, but weaknesses arise from over-reliance on Vietnamese brands, which may face margin pressures in competitive pricing. Operational quality is high with modern infrastructure, though minor aging signs after nine years could require maintenance investments.
Rent Levels and Competition
Suburban rent levels at AEON MALL Binh Tan are estimated at USD 40-50 per square meter per month for ground floor spaces, below the city prime average of USD 55-60, providing affordability for emerging retailers. Competition includes nearby AEON Tan Phu and Go Vap Mall, capturing similar demographics, plus central giants like Vincom Center drawing premium traffic. Market saturation in HCMC retail, with limited new supply, supports stable occupancy but heightens negotiation pressures on lease terms. Accessibility via roads is adequate, yet lacks robust metro links, potentially capping broader appeal and exposing tenants to local traffic risks.
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