Vietnam’s luxury property market is becoming larger, denser and far more internationally oriented. The apartment-led expansion that once dominated the development cycle is gradually shifting to branded residences, waterfront masterplans and large mixed-use districts targeting affluent regional buyers and ultra-high-net-worth individuals.
Ritz-Carlton and Marriott-branded residences are now part of the market landscape, alongside concierge-led living, low-density villa compounds and increasingly complex mixed-use schemes that bring together housing, hospitality, retail and entertainment. Two geographies dominate this change: Thu Thiem in Ho Chi Minh City and the West Lake corridor in Hanoi.
International investment remains deeply tied to this growth story. South Korean and Japanese developers continue to shape major parts of Vietnam’s urban expansion, while global hospitality brands and internationally recognised architects are now a visible part of Vietnam’s upper-tier residential development pipeline.
Across both Hanoi and Ho Chi Minh City, luxury development is shifting away from standalone towers towards district-scale planning tied to infrastructure and long-term urban form.
Grand Marina Saigon, Ho Chi Minh City
Along the former Ba Son shipyard waterfront in District 1, Grand Marina Saigon has emerged as one of Vietnam’s most internationally recognised ultra-luxury residential developments. Developed by Masterise Homes, the project incorporates Marriott and Ritz-Carlton branded residences across a large riverfront site overlooking the Saigon River.
It marks one of Vietnam’s clearest entries into the global branded residence market, placing Ho Chi Minh City alongside cities such as Dubai, Miami and Singapore. The Ba Son area itself has changed dramatically over the past decade, transforming from an industrial and naval zone into one of District 1’s most closely watched luxury waterfront corridors.
Metro connectivity, riverfront redevelopment and large-scale mixed-use investment have all reshaped the surrounding district, with Grand Marina Saigon emerging as one of the waterfront’s most prominent luxury projects.
The Global City, Thu Duc City
The Global City is a large mixed-use urban district planned around boulevards, canals and expansive public areas. The project combines luxury residences with retail, entertainment, hospitality and commercial space across a major site in Thu Duc City.
Projects of this scale were once rare in Vietnam’s property market, where luxury development traditionally centred on isolated towers and gated residential compounds.
Being developed by Masterise Homes, the project is also closely tied to the continued eastward expansion of Ho Chi Minh City. Infrastructure upgrades and rapid development across Thu Duc have turned the area into one of the country’s most closely watched urban growth corridors.
Lotte Eco Smart City Thu Thiem, Ho Chi Minh City
Backed by South Korean investment, Lotte Eco Smart City Thu Thiem combines smart-city infrastructure with luxury mixed-use development across one of Vietnam’s most strategically important urban districts.
For years, Thu Thiem was viewed largely as vacant land opposite District 1. Today, it has become one of the country’s biggest redevelopment stories, attracting international developers, infrastructure spending and high-end residential investment on a massive scale.
Lotte Eco Smart City reflects the growing influence of Korean capital across Vietnam’s urban landscape and highlights how aggressively Thu Thiem is being developed into a future financial and commercial centre for Ho Chi Minh City.
Empire City Thu Thiem, Ho Chi Minh City
Empire City brings together luxury residences, offices, hospitality and retail across a large waterfront development overlooking the Saigon River. The project is also linked to the planned Empire 88 Tower, expected to become one of Vietnam’s tallest skyscrapers.
Alongside neighbouring developments across Thu Thiem, Empire City forms part of a wider push to establish a new high-density business and mixed-use district opposite Ho Chi Minh City’s historic centre.
Its riverfront location and proximity to District 1 have made Thu Thiem one of the country’s most valuable development corridors, with projects increasingly competing not only on luxury, but also on skyline identity and international visibility.
Noble West Lake Hanoi
Near Hanoi’s West Lake corridor, Noble West Lake Hanoi ranks among the capital’s most ambitious luxury residential projects. The development combines high-density skyline living with heavily branded luxury positioning in one of Hanoi’s most established premium residential areas.
The wider Tây Hồ Tây and Ciputra corridor has become increasingly important to Hanoi’s upper-tier property market due to its concentration of diplomatic institutions, international schools and newer mixed-use developments.
The area now ranks among Hanoi’s most internationally focused residential districts, with developers drawing clear influence from Gulf and East Asian luxury projects.
Starlake Tây Hồ Tây Phase 2, Hanoi
Supported by South Korean developer Daewoo E&C, Starlake Tây Hồ Tây Phase 2 is one of Hanoi’s most important long-term urban expansion projects.
The development combines residences, offices, retail and institutional infrastructure across a large master-planned district north-west of the historic city centre. Several government offices and international institutions have already shifted towards the broader Tây Hồ Tây corridor in recent years.
More than a standalone luxury development, Starlake reflects a larger restructuring of Hanoi’s urban geography tied to infrastructure, planning and foreign investment.
Vinhomes Cao Xà, Hanoi
Vinhomes Cao Xà highlights the growing role of industrial land regeneration across Hanoi. The project is expected to transform former factory land into a large mixed-use district connected to broader transport and infrastructure expansion.
As land values rise across the capital, older industrial facilities are gradually being relocated or redeveloped, opening large sections of inner-city land to new urban projects.
Cao Xà reflects how aggressively Hanoi is beginning to redevelop former industrial zones.
The OpusK, Ho Chi Minh City
The OpusK reflects a more boutique direction in Vietnam’s luxury residential market. It is clearly pitched at a smaller, more selective buyer base, built around exclusivity and curated branding rather than density.
Vietnam’s luxury market has long been shaped by high-rise apartment development, making projects like this a noticeable move towards scarcity-led, more private forms of luxury.
The Rivus, Ho Chi Minh City
Among Vietnam’s clearest ultra-prime residential developments, The Rivus focuses on low-density riverfront villas aimed at ultra-high-net-worth buyers. Its architectural direction and branding align more closely with private luxury estate models seen in Dubai or Miami than traditional Southeast Asian condominium developments.
Low-density villa luxury of this scale remains relatively rare in Vietnam, where premium residential development has long centred around apartment towers. The Rivus targets a highly exclusive segment of the market, centred on privacy, waterfront living and long-term ownership.
One Central Saigon, Ho Chi Minh City
Located opposite Ben Thanh Market in central Ho Chi Minh City, One Central Saigon combines ultra-prime residences with hospitality and commercial components across one of the city’s most strategically located development sites.
The project forms part of the continued redevelopment of central Ho Chi Minh City into a more internationally aligned luxury and commercial environment. Alongside Grand Marina Saigon and the wider Thu Thiem expansion, it reflects the city’s ambition to establish itself as a regional destination for high-end urban living and investment.
Vietnam’s luxury property market is still in earlier evolution than established hubs such as Singapore or Dubai, but investment is increasingly concentrating in a small number of districts. In Ho Chi Minh City, this is centred on Thu Thiem and the Saigon River corridor; in Hanoi, on West Lake and Tây Hồ Tây. Outside these zones, development remains fragmented and incremental.
