Top Luxury Penthouse Apartments In Ho Chi Minh City: Elevated Living At Its Finest

Penthouses are increasingly seen as a defining symbol of premium urban living and have emerged as a compelling long-term investment asset. Across the penthouse HCMC market, from riverside developments in Thu Thiem to branded residences in District 1, demand continues to grow despite limited supply. This segment stands out for its scarcity, elevated city views, and strong potential for capital appreciation. 
In this blog, we explore some of the most notable HCMC penthouse options, alongside key considerations for investors and buyers looking to secure a position in this high-value segment. 

table of content 1. Overview of luxury penthouses in Ho Chi Minh City  2. Top luxury penthouses in HCMC 2.1 Lumiere Midtown 2.2 City Garden 2.3 Masteri Cosmo Central 2.4 Eaton Park 2.5 Diamond Island 2.6 Empire City 2.7 The Metropole 2.8 Grand Marina Saigon 2.9 Q2 Thao Dien 2.10 The Berkley 2.11 The Marq 3. Top 5 considerations when choosing a penthouse in HCMC 3.1 Location and upcoming regional development 3.2 Exceptional views  3.3 Design and asset scarcity  3.4 Developer standards  3.5 Legal transparency 4. FAQs

1. Overview of Luxury Penthouses in Ho Chi Minh City   

Recently, the high-end penthouse market in HCMC has been shifting from a “buy-to-live” mindset to one focused on status and long-term wealth preservation. As land in central areas becomes increasingly limited, standout products such as branded residences, sky villas, and penthouses have gained greater attention among affluent buyers. 

Unlike standard apartments, a penthouse goes beyond size or layout. It represents a category of living defined by privacy, limited availability, and elevated positioning within the city. In many developments, penthouses make up only a small fraction of total supply, reinforcing their long-term value and appeal as a distinctive residential asset. 

Notably, penthouse ownership in HCMC is no longer confined to traditional business leaders. International professionals, startup founders, financial investors, and the affluent creative class are emerging as a new demographic for this sector. They are looking for far more than just a beautiful apartment; they seek distinction, profound personalisation, and lasting heritage value. 

2. Top Luxury Penthouses in HCMC    

2.1 Lumiere Midtown 

• Address: Do Xuan Hop Street, Binh Trung Ward 
• Developer: Masterise Homes 
• Status: Handover scheduled 2027
• Tenure: Freehold for Vietnamese citizens; 50-year leasehold for foreigners 
• Area: 161 - 225.4 m2 
• Estimated price:  31,1 - 43,5 billion/unit 
• Book a viewing: (+84) 96 96 96 201 

The penthouses at Lumière Midtown reflect a new generation of HCMC residences, offering a limited collection within The Global City, an emerging urban area in the southern metropolitan. Located at the top of the tower, these homes feature open views across the city and have been called "sky villas". 

With full-height Low E glass, each penthouse is designed to bring in natural light while connecting indoor spaces with the outside environment. Residents can enjoy views of the city skyline, the Saigon River, and the nearby musical fountain canal, creating a bright and elevated living experience that stands apart from typical apartment developments.

Unlike most penthouse HCMC units with fixed layouts, Lumière Midtown adopts a more bespoke approach, giving homeowners the flexibility to shape their space around personal preferences. Whether it is a private cigar lounge, a duplex library, or a sky garden, each home is tailored into a distinct living environment. This flexibility is complemented by refined architectural details inspired by New York, featuring natural stone, premium timber, intelligent lighting, and integrated smart home technology. 

Lumière Midtown also features a limited number of penthouses, complemented by a three-tier amenities offerings: 

• A full suite of on-site facilities, including an infinity pool, a modern fitness centre, spa areas, and resort-style communal spaces. 
• Direct access to a large-scale retail and lifestyle destination, including Southeast Asia’s largest musical fountain canal and a 122,000 m2 shopping centre with a wide range of dining, retail, and entertainment options. 
• Swift connectivity to leading international schools, high-quality healthcare facilities, and established recreational hubs in the eastern district, supporting the day-to-day needs of modern families. 

2.2 City Garden 

• Address: 59 Ngo Tat To Street, Ward 21, Binh Thanh District
• Developer: Refico 
• Status: Handover completed Q4/2012
• Tenure: Freehold for Vietnamese citizens
• Scale: 324 m2 
• Estimated price:  VND 31.3 billion/unit  
• Request a 1:1 consultation: (+84) 96 96 96 201  

City Garden penthouses in HCMC offer a unique take on the “urban resort” concept that is rarely found in central downtown areas. Located on the upper floors at 100 m, each unit enjoys wide, open views across the city skyline and the Saigon horizon, with particularly memorable sunsets.  

Designed to balance city life with a sense of calm, these homes focus on space, natural light, and airflow. High ceilings create an open feel, while large balconies bring in fresh air and connect the interiors with the outdoors. Finished with natural stone, timber, and marble, the duplex layout adds a sense of scale similar to a villa, making it well-suited to families looking for privacy and a quieter living environment within the city.

City Garden’s penthouses draw inspiration from six well-known destinations, including Amalfi, Capri, Monaco, Portofino, Santorini, and Siena, giving each residence its own distinct character. The development also features a self-contained range of resort-style amenities, set within generous landscaped grounds that are elusive in the inner city. Residents have access to three swimming pools, including a 50 m lap pool with a swim-up bar, a fully equipped gym, and expansive green spaces throughout the property. 

With access to the CBD and Thao Dien, City Garden is well-suited to expats, entrepreneurs, and professionals looking for a secluded resort-inspired home environment.  

2.3 Masteri Cosmo Central  

• Adress: The Global City – Do Xuan Hop Street, Binh Trung Ward  
• Developer: Masterise Homes  
• Status: Handover scheduled Q1/2028
• Tenure: Freehold for Vietnamese citizens; 50-year leasehold for foreigners 
• Scale: 372 m2 
• Estimated price:  VND 22.12 billion
• Direct consultation hotline: (+84) 96 96 96 201  

Masteri Cosmo Central units are one of the few penthouse developments in HCMC positioned within a newly emerging urban centre, while also being supported by an integrated lifestyle environment. The Global City provides direct access to Lien Phuong and D2 streets. Residents are just minutes from major attractions, including Southeast Asia’s largest musical fountain canal, a 125,000 m2 Grade A shopping centre, and the SOHO district, with several dining, retail, and entertainment options.   

The residences are designed around a “Terra Tropical” concept, combining natural light, greenery, and materials such as timber and stone. Open-plan layouts help maximise space and light, while the design allows for flexibility in how the home is used. Together with wide views of the surrounding area, the overall living environment feels more open and connected to nature compared to standard high-rise apartments. 

From an investment perspective, Masteri Cosmo Central penthouses also benefit from ongoing infrastructure development in the eastern district. Upcoming developments include the nearby 187 ha Rach Chiec National Sports Complex, which is expected to contribute to the area’s growth and support long-term property value. 

2.4 Eaton Park  

• Address: Mai Chi Tho Frontage, An Phu Ward, Thu Duc City (formerly District 2) 
• Developer: Gamuda Land   
• Status: Handover scheduled Q1/2027
• Tenure: Freehold 
• Area: 330 m² (garden + swimming pool 119.2 m²) 
• Estimated price: VND 85 billion/unit  
• Enquire for latest prices: (+84) 96 96 96 201  

The penthouses at Eaton Park stand out for their open-plan layout, with the living and dining areas combined creating a spacious, light-filled main space. Floor-to-ceiling glass allows for extensive natural light while framing direct views of Landmark 81 and balances openness with privacy. 

The defining feature of an Eaton Park penthouse lies in its highly connected and deeply personalised living experience. The kitchen features a central island that connects the space and supports everyday use as well as small gatherings. The master bedroom is positioned separately to provide more privacy, while still benefiting from natural light and elevated views. 

Located along Mai Chi Tho, the development offers convenient access across the eastern part of the city. With its functional design and clear views, Eaton Park penthouses in HCMC are suited to buyers looking for space, privacy, and a well-connected urban setting. 

2.5 Diamond Island  

• Address: 1 Tran Quy Kien Street, District 2 
• Developer: Kusto Home 
• Status: Handover complete Q3/2024 
• Tenure: Freehold
• Area: 565 m2  
• Estimated price: VND 120 billion/unit 
• Book a viewing: (+84) 96 96 96 201  

The penthouses at Diamond Island have a four-sided riverfront setting that provides a high level of privacy and separation from the surrounding city. The development places strong emphasis on shared spaces and greenery, with a low building density of 13.5%, creating a quieter and more open residential environment compared to typical projects in the area. 

The interiors are designed with large open layouts and wide views of the river, which are less common in the eastern district. Units are fitted with quality materials and appliances from international brands such as Kohler, Bosch, and General. The overall design focuses on natural light and ventilation, with generous balconies that extend the usable living space outdoors. 

Beyond unparalleled privacy, residents also have access to a range of facilities, including a 2000 m2 swimming pool, marina club, riverside cafés, fitness areas, yoga rooms, spa services, and dedicated leisure spaces. With its limited number of residences and isolated island setting, Diamond Island suits buyers looking for a quieter, self-contained living environment with the nuance of city accessibility.  

2.6 Empire City  

• Address: An Khanh Ward, Thu Duc City  
• Developer: Empire City Limited Liability Company  
• Status: Handover complete in Q3/2022 
• Tenure: Freehold 
• Area: 407.3 m2  
• Estimated price:  VND 115 - 150 billion 
• 24/7 Consultation: (+84) 96 96 96 201  

The penthouses at Empire City are in the central area of Thu Thiem, and offer unobstructed views across the Saigon River toward District 1. From this position, residents have clear sightlines of nearby landmarks, including the Bach Dang Wharf. The elevated setting provides a broad, unobstructed outlook over the surrounding area. 

The defining distinction of an Empire City penthouse lies in prestigious luxury in the heart of the new urban centre. The residences are designed with large, open living spaces, high ceilings, and full-height glazing to maximise natural light and views. Each unit includes a spacious balcony, creating a practical extension of the indoor living area. The development also benefits from a nearby 128 ha ecological zone, which reinforces a quieter living environment just outside the city’s new financial centre. 

With a limited number of units and a central position in Thu Thiem, Empire City penthouses appeal to HCMC buyers looking for a well-located and private residential option within a fast-growing urban area. 

2.7 The Metropole  

• Address: 33 Tran Bach Dang Street, Thu Thiem, District 2  
• Developer: SonKim Land 
• Status: Handover complete Q4/2021 
• Tenure: Freehold 
• Area: 350 m2  
• Estimated price: VND 180 billion/unit
• Support consultation: (+84) 96 96 96 201  

The Metropole Thu Thiem penthouses are positioned to capture direct views of Ba Son Bridge, the Saigon River, and the District 1 skyline. Residents have a front-facing perspective over the riverside park and key parts of the city centre, making the outlook more structured and uninterrupted than in many surrounding developments. 

Each unit is designed as a duplex with ceiling heights of 6.2 m and full-height glazing to maximise natural light and views. The penthouse layouts are open and functional, with living areas connecting directly to outdoor spaces. Each one includes a large private terrace and a pool, designed for regular use rather than just visual appeal, offering an extended living area that supports both day-to-day use and hosting intimate gatherings. 

This is a collectible asset for high-net-worth individuals in the core of Thu Thiem. These penthouses appeal to buyers looking for a central position within a developing urban area and a residential format that offers more space and privacy than standard apartments. 

2.8 Grand Marina Saigon  

• Address: 2 Ton Duc Thang Street, Ben Nghe Ward, District 1
• Developer: Masterise Homes 
• Status: Handover complete in Q3/2023 
• Tenure: Freehold
• Area: 240 m2  
• Estimated price: 150 tỷ/căn 
• Request a detailed quote: (+84) 96 96 96 201 

The penthouses at Grand Marina, Saigon are widely regarded as a benchmark for branded residences in Viet Nam, developed by Masterise Homes and managed by Marriott International, a globally recognised hospitality brand. These residences go beyond typical offerings in the branded living sector available in the heart of HCMC. 

Located in a prime position in District 1, with frontage along Ton Duc Thang Street and the Saigon River, Grand Marina penthouses offer direct views of the city skyline and waterfront. From this elevated position, residents can take in key landmarks, including the financial district and Bach Dang Wharf, within one of the city’s most established central areas.  

A pillar of Grand Marina’s reputation is the integration of international hotel standards into residential living. From the reception lobby and concierge services to shared amenities and management, operations are maintained to Marriott and JW Marriott standards. With its central location, international branding, and limited supply, a Grand Marina penthouse represents both a long-term investment and a distinct residential offering in HCMC. 

2.9 Q2 Thao Dien 

• Address: Vo Truong Toan Street frontage and Streets No. 9 & 10, Thao Dien Ward, District 2  
• Developer: Singapore - Frasers Property 
• Status: Handover complete Q1/2021 
• Tenure: Freehold 
• Area: 407 m2  
• Estimated price: VND 150 billion/unit 
• Book a viewing: (+84) 96 96 96 201 

Often referred to as the “final jewel” of Thao Dien, the penthouses at Q2 Thao Dien are unforettable for their natural surroundings and open views. Standing within one of these units, residents can clearly experience the contrast between the busier city centre and the more relaxed pace of the eastern district. 

The design focuses on open layouts that maximise natural light and connect different living areas in a practical way. Each penthouse includes a separate kitchen and dining space, a living room oriented toward the river and dedicated adaptable living spaces. The overall layout supports a private and comfortable home environment. 

Located within Thao Dien’s established international residential community, Q2 penthouses also benefit from the limited availability of riverfront land in HCMC. This makes them a suitable option for buyers looking for a well-located home in a stable area with long-term value. 

2.10 The Berkley  

• Address: 177 Ha Noi Highway, Thao Dien Ward, District 2 
• Developer: SonKim Land 
• Status: Handover scheduled Q4/2026
• Tenure: Freehold 
• Area: From 350 m2  
• Estimated price: VND 150 billion/unit 
• Detailed consultation: (+84) 96 96 96 201 

The penthouses at The Berkley are located in the central area of Thao Dien, one of the most established expatriate neighbourhoods in HCMC. Known for its strong international community, the area is home to foreign professionals, international schools, and a wide range of dining and lifestyle options. From the development, residents have convenient access to An Phu Metro Station, Vincom Mega Mall, the British International School, and Thu Thiem, making it a well-connected base for living and investment. 

The design of each penthouse focuses on practical open layouts, natural light, and finding the balance between shared and private spaces. Elevated views extend across the city and surrounding greenery, while the layout allows for flexible use depending on individual needs. Compared to more built-up central areas, Thao Dien offers a quieter environment while still maintaining close links to the city centre. 

From an investment perspective, The Berkley will continue to evolve with ongoing infrastructure upgrades, especially the Metro Line 1. With limited land availability in central Thao Dien and continued demand from the international community, the location supports stable long-term value and rental potential. 

2.11 The Marq  

• Address: 29B Nguyen Dinh Chieu Street, Da Kao Ward, District 1 
• Developer: Hongkong Land (HKL) and Hoa Lam Corporation (HL) 
• Status: Handover complete in Q3/2022
• Tenure: Freehold
• Area:  Floor: 234 m², garden + swimming pool: 60 m²
• Estimated price: VND 85 billion/unit
• Contact for viewing: (+84) 96 96 96 201 

The penthouses at The Marq are located in the central area of District 1, where new residential supply is extremely limited. From this position, residents have wide skyline views and direct access to one of the main financial and cultural districts. 

Each penthouse is designed with a strong focus on privacy and synchronicity, with the basic standards including a private elevator, bespoke layouts, and a personal 60 m2 swimming pool, unavailable anywhere else in the neighbourhood. Interiors follow a modern design approach, with large glass panels for natural light and integrated smart home systems that support everyday functionality. 

Additionally, residents have access to shared facilities such as an infinity pool, outdoor lounge areas, barbecue spaces, and other communal areas. With its central location, limited number of units, and practical design, The Marq penthouses appeal to buyers looking for a private, well-located property in District 1 with long-term value. 

3. Top 5 Considerations When Choosing a Penthouse in HCMC     

In the luxury real estate market of HCMC, a penthouse is valued beyond size or building height. What really matters is the ability to sustain long-term value, its market position, and the level of privacy. 

In this case, not all penthouses are equal. Some are high-end homes, while others are treated as long-term assets with stronger appeal. For those considering a penthouse in HCMC, here are five key factors to look at beyond design and price.   

3.1 Location and upcoming regional development 

Location in the luxury segment, is more than commuting convenience; It is the decisive factor dictating asset value over the next 10 to 20 years. 

Prime areas such as District 1, Thu Thiem, Thao Dien, and The Global City are rapidly emerging as the new "wealth coordinates" due to their exceptional convergence of: 

• Financial hubs 
• Multi-billion-dollar infrastructure 
• Elite residential communities 
• International-standard amenities 

What is becoming clear is that HCMC penthouse developments located near rivers, major parks, or metro lines tend to perform better in terms of long-term value. These locations consistently show stronger price growth and better value retention compared to the wider market. 

3.2 Exceptional views  

In the evolving HCMC penthouse market, views go beyond design; they are a limited asset that cannot easily be recreated. Penthouses with clear, unobstructed views of the Saigon River, or the District 1 skyline, tend to stand out as land in central areas becomes increasingly scarce.  

Particularly for the ultra-luxury demographic, a view is a direct reflection of "living status". For this reason, properties with strong, recognisable views often maintain their value more consistently, even during market slowdowns. For high-net-worth buyers, the view is pinnacle to how they experience their home, whether that is looking out over the skyline, hosting friends and family, or enjoying city views from a private pool or terrace. 

3.3 Design and asset scarcity 

In the penthouse HCMC market, not every property with the penthouse label is equal. Some projects use the title to justify higher pricing, yet may lack the defining fundamentals, such as limited supply, top-tier building positioning, distinct design, and intentional privacy. 

A well-positioned penthouse is usually produced in very small numbers within a development. This limited availability plays a key role in maintaining long-term value, especially for buyers who see property as part of a long-term asset strategy. 

Features that are becoming standard include a private pool, sky garden, dedicated lift access, or flexible layouts. These not only improve daily life but also assist the property to stand out and remain competitive. 

3.4 Developer standards 

In this market, buyers tend to look beyond finishes and amenities to assess long-term value. More attention is placed on factors that are less visible but have a lasting impact: 

• The calibre of the residential community 
• The standard of operational management 
• The level of privacy within the development 
• The ability to maintain consistent living standards over time 

Even well-designed properties can lose value if management quality is inconsistent, the resident profile is not well aligned, or service levels notably decline. 

Developments with experienced operators or internationally recognised management, including Savills or other global hospitality brands, are increasingly preferred by buyers looking for stability and long-term performance. 

3.5 Legal transparency 

Before purchasing a penthouse in HCMC, buyers should carefully review the project’s legal status. This includes documents such as the Pink Book, construction permits, approved master plans, land use rights, ownership tenure, and all relevant handover paperwork. 

In the high-end property market, clear legal standing is essential. It not only secures ownership but also affects how easily the asset can be sold or transferred in the future. Developments with strong, transparent legal foundations are generally seen as more stable and tend to hold their value better over time. 

4. FAQs  

1. What is the long-term growth potential of the penthouse segment in HCMC?  

Based on Savills market research, high-end residential assets, particularly penthouses in central locations, continue to show stable long-term capital growth even during market fluctuations. With land in District 1 and Thu Thiem becoming increasingly limited, new supply is expected to remain low. 

This supply constraint supports long-term value, positioning the segment as a relatively resilient asset class, especially for investors focused on capital preservation and inflation protection.   

2. How strong is rental income for penthouses in HCMC?

Rental yields are generally lower than standard apartments, estimated at 3 to 4.5% pa. However, the absolute rental income remains high due to the premium nature of the product. 

Demand is driven by senior expatriates, executives, and diplomatic tenants on long-term assignments. Monthly rents can range from US$5000 to $12000, depending on location, quality, and property size, offering stable income backed by a well-defined tenant profile.   

3. What should buyers consider when fitting out a bare-shell penthouses?  

Purchasing a bare-shell unit allows for full customisation, but it also comes with technical requirements. All design and renovation plans must be submitted to building management for approval to ensure structural safety, compliance with façade guidelines, and alignment with fire and building systems. 

Practical considerations are also important. For example, transporting large materials to higher floors often requires prior scheduling with management to avoid disruption. Working closely with experienced contractors and management teams is essential to ensure a smooth process.   

4. Can foreign buyers own a penthouse in HCMC? 

Yes. Under Viet Nam’s current Housing Law, foreign individuals and organisations can purchase residential units, including penthouses, within approved commercial developments, except for designated security-sensitive areas. 

Ownership for individuals is typically granted for 50 years with the possibility of renewal, while corporate ownership aligns with the company’s licence term. However, foreign ownership is capped at 30% per building, making availability limited. Early planning is important for international buyers looking to secure units in high-demand projects. 

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