It is widely accepted that Transit-Oriented Development (TOD) now become the main strategic development to have the better living environment for urban residents all over the world. However, it is really complicated to figure out the actual TOD physical space in accordance to the diverse situation of urban space. There are also conflicts on beneficiary arising from TOD as well as the responsibility for investing in good infrastructure and appropriate human place to ensure the development is sustainable and harmonious. Hence to find a set of analysis tools for TOD that suits to the need of policy makers, urban planners and designers, investors in the process of realizing TODs is still a subject of much interest study of scholars all over the world. Ho Chi Minh City, on the pace of booming populations with over ten million in Vietnam, is constructing the first mass transit line and TOD is being imported as a natural demand. In fact, many properties have rapidly developed along the urban railway as soon as it has just started, showing the potential and challenges of this type of development. However, like many other cities, when applying the TOD model, Ho Chi Minh City faced the most difficult problem that to determine which solution, where applicable to suits their context. There should be a way to determine the current state of development and future potential to select the appropriate action or solutions in each context to orient the development toward ideal TOD model. This paper would like to propose a method for analyzing and evaluating the application of TOD, based on the practical experience of cities with rail transit, and then tailoring specifically to the context status of Ho Chi Minh City, namely the TOD-ID analysis toolset. This toolset will identify the spatial characteristic and the development potential of each station area, even if it is planned or put into use. The TOD pattern represented in structure and form characteristics are in the asymptotic state. So there needs TOD-ID analysis toolset to determine the existing state and the potential for development to establish the basis for choosing development solutions. Specifically, the methodology refers to the TOD standard of ITDP, Sustainable Transit Communities Study – Scorecard Analysis Summary of the City of Los Angeles Mayor's Office, and Denver's Transit-oriented development Strategic Plan 2014, the Performance – Based Transit – Oriented Development Typology Guidebook of Center for Transit-Oriented Development to build up the TOD assessment method. Whereby, the TOD method is based on three criteria systems: character identification, development potential, market readiness. The character identification criteria will be the fundamental base to select structural and spatial design solutions; while the potential development and market readiness criteria are a pair, like the supply-demand rules to identify solutions in accordance to development process. An integrated assessment of these three criteria will classify each station area (TOD unit into three main categories: strategy, standard and prospect. The achievement has proofed that the existing core station areas (Ben Thanh station, Opera House station) have the highest score of character identification and market readiness, while the development potential is low because there is not much land for development opportunities, but the integration of new conversion and renovation works is more difficult and expensive due to the high land value and strict regulations. These terminal areas are classified as Strategic, which serves as a stimulus for urban space around other stations. Existing suburban and industrial zones have a low level of identification, so the market readiness is low. Though the TOD-ID analysis toolset has not been tested in practice in Ho Chi Minh City when the rail transit comes into being operated but its potential through this case study is feasible. This assessment method could be applied to any other place, nonetheless they have or have not had rail pass through, to figure out the potential of TOD and / or TOD action plan. [ABSTRACT FROM AUTHOR]