I Series · MIK Group
Two waterfronts,
two towers,
one address.
Imperia Sensa Park sets two towers of 25 storeys on a five-hectare site in eastern Ho Chi Minh, wrapped on its north edge by the Rach Chiec river and on its east by the Mot Tan canal. 922 apartments, from a 35 square metre studio to a 194 square metre duplex.
Vo Chi Cong, Phuoc Long Ward, Ho Chi Minh — direct connection to Lien Phuong Street
Developed by MIK Group. Minutes quoted on this page are drive times as published by the developer.
The site
A five-hectare parcel with water on two sides.
The developer describes the position as a confluence: the Rach Chiec river along the north boundary, the Mot Tan canal along the east. Building density is held to 28 per cent, which leaves more than 70 per cent of the parcel for landscape, amenity and communal space, and puts a 2,400 square metre regulating lake inside the estate.
The parcel from the north-east, both waterways visible.
At a glance
What is actually being built.
The figures below come from the developer’s own project fact sheet and the twelve floor plates issued with it. Where the pack is silent — and it is silent on several things buyers ask about first — this page says so rather than filling the gap.
Towers
Apartments
Storeys above ground
Site area
Building density
Green, amenity and communal
Regulating lake
Water frontages
Low-rise homes
Homes per typical floor
Basement levels
Apartments with a green outlook
Levels 13 and 14 are not used. The developer inserts 03A, 12A and 12B in their place, and unit codes skip .04, .13 and .14 for the same reason.
The developer’s marketing site prints 30.5 per cent. This page follows the plan-set fact sheet, which states 28 per cent.
The green-outlook figure is a claim from the developer’s marketing poster, not from the fact sheet or the floor plates.
The developer’s own sheets
The source material, unedited.
These are the sheets the developer issues to agents, reproduced rather than paraphrased. They are in Vietnamese in this release; English editions are being prepared and will replace them here.
Location
East of the city, on the Vo Chi Cong axis.
The site fronts Vo Chi Cong with a direct connection through to Lien Phuong Street, beside Ring Roads 2 and 3 and the Long Thanh – Dau Giay expressway. The times below are the developer’s published drive times, printed exactly as they appear and grouped as the developer groups them.
- 3min
Long Thanh - Dau Giay Expressway · Metro Line 6 (planned)
- 5min
Saigon Hi-Tech Park
- 10min
Thao Dien · MM Mega Market · Cat Lai Port
- 15min
Thu Thiem Administrative Centre · City Centre
- 20min
Crescent Mall · Phu My Hung
- 25min
Tan Son Nhat International Airport · Long Thanh International Airport (planned)
Metro Line 6 has not broken ground; the developer’s own sheet puts the expected construction start at 2026. Long Thanh International Airport is likewise not yet operating. Both are marked planned wherever they appear.
Metro Line 6
The site sits on the Tan Son Nhat – Phu Huu segment of Metro Line 6, with Binh An station planned nearby. The developer’s own material puts the expected completion at 2030. It is a programme, not a service — nothing on this corridor is running yet.
The scheme
Two towers, a podium street, and low-rise homes behind.
Above ground the scheme runs to 25 storeys over two basement levels, in two blocks named Sensa A and Sensa B, with twenty homes on a typical plate. A separate low-rise component of 93 townhouses and semi-detached villas sits within the same parcel.
Residences
Five types, published gross and net.
The developer publishes two areas for every apartment: GFA, the gross wall-centre area, and NFA, the net clear area you can actually walk on. Both are printed below and on every plate, because the gap between them is the single most common surprise for a buyer purchasing from abroad.
| Type | Bedrooms | GFA — gross | NFA — net | Notes |
|---|---|---|---|---|
| STUDIO | Studio | 35.2 m² | 31.9 m² | Sensa B only |
| 1-BED + | 1 | 52.2 – 52.6 m² | 47.8 – 48.8 m² | 1 bedroom plus study |
| 2-BED | 2 | 70.0 – 94.9 m² | 63.7 – 86.4 m² | the core product, both towers |
| 3-BED | 3 | 92.0 – 155.7 m² | 83.8 – 142.6 m² | largest sizes sit on level 25 |
| DUPLEX | 3 | 167.7 – 193.8 m² | 151.5 – 175.5 m² | two storeys, upper levels |
Unit layouts
Every type, drawn and dimensioned.
The developer issues a layout sheet for each apartment type, with the room dimensions and the design notes marked on the drawing. They are reproduced here as issued — the annotations are in Vietnamese in this release.
The areas on these sheets are the developer’s own, from the same plan set as the schedule above. The two documents do not always round a figure the same way, so where a sheet and the table differ the plan set is the authority — and an advisor confirms the exact area of the specific apartment before you commit.
Floor plates
The developer’s own drawings, not a summary.
Twelve plates were issued with the plan set. The two typical plates are below, one per tower, with level 2 and level 25 alongside them. Each is the developer’s drawing as published, bilingual, with unit codes and both areas on every apartment.
A unit code is not stable from floor to floor. A.12A is a 104.4 square metre three-bedroom on most levels and a 152.0 square metre three-bedroom on level 25, and the duplex on some plates carries no code at all. Always quote the level with the code.
Drag the drawing sideways to read it.
Drag the drawing sideways to read it.
The low-rise
Ninety-three houses behind the towers.
The scheme is not only apartments. A separate low-rise component of 93 townhouses and semi-detached villas sits within the same five-hectare parcel, on its own street pattern behind the podium.
The idea behind the plan
Three layers, from the water to your door.
The developer sets out the scheme as a sequence rather than a set of facilities: an open edge held by the water, an internal landscape and amenity zone, then the apartment itself. It is the clearest statement of intent in the pack.
Open space
The water buffer wrapping the site on its two frontages — the Rach Chiec river to the north and the Mot Tan canal to the east — drawing in air and open greenery.
Semi-private space
The internal amenity and landscape zone: somewhere to relax, exercise and meet before you reach your own door.
Private space
Inside the apartment, where the rhythm finally belongs to you.What the renders show
Shown, rather than listed.
The developer publishes a numbered amenity plan and a set of renders, but no written facility schedule we can verify line by line. So this section shows the plan and what the renders actually depict, and leaves the naming to the advisor who can hand you the schedule with the drawing it belongs to.
Sensa B, level 02 — marked "common amenity area" on the plate
Inside
The apartments, and the floors they share.
Interior and indoor-amenity renders published by the developer. The material palette, the ceiling treatment and the glazing you see here are the developer’s design intent, not a photograph of a built unit.
On site
The parcel as it stands.
Aerial photographs of the site published by the developer. They show the parcel, the river bend and the road frontage as construction begins.
No date and no completion percentage is published alongside these photographs, so none is stated here. An advisor confirms where the build has actually reached.
Developer and consultants
MIK Group, and the four firms named on the drawings.
For a buyer who has not met the developer, the useful signal is who else has signed on. The project fact sheet names four independent consultants by role, which is more disclosure than most schemes at this stage offer.
| Role | Firm |
|---|---|
| Architecture and landscape | studioMilou |
| Interior design | ONG&ONG |
| Main contractor, high-rise zone | Ricons |
| Supervision consultant | CORE Project Management |
Imperia Sensa Park is issued under MIK Group’s I Series line, and the pack describes it as the first Ho Chi Minh City appearance of the group’s Discovery Residences model.
Delivered
What MIK Group has already handed over.
The developer groups its completed portfolio by market. For a buyer who cannot visit, the useful question is not how many towers are promised here but how many have already been finished elsewhere.
Ho Chi Minh City
- Villa Park
- Park Riverside
- The Ascentia
- Imperia An Phu
Ha Noi
- Imperia Garden
- Imperia Sky Park
- Imperia Smart City
Resort
- Sol by Melia Phu Quoc
- Movenpick Resort Waverly Phu Quoc
The developer’s own caveat on delivery
The actual handover schedule depends on the financial capacity of the appointed contractors and on the completion of infrastructure.
MIK Group corporate profile, as published
The developer’s position
Eight values, in the developer’s own words.
These are the developer’s stated values, translated from the project’s own sheet. They are positioning rather than verified fact — two of them, the Discovery Residences model and the reference to leading international partners, are asserted in the pack without a definition or a single partner named.
- A coordinate of prosperity — Getting ahead of the transformation of eastern Ho Chi Minh City.
- A two-waterfront setting — Nature present in every rhythm of daily life.
- Smart layered planning — A gentle transition into a private, balanced experience.
- A multi-level amenity ecosystem — Varied experiences for a younger generation of residents.
- The Discovery Residences model — An Imperia-brand line appearing in Ho Chi Minh City for the first time.
- International-standard apartments — Optimised daylight and natural ventilation with open views.
- Leading creative minds — Developed by MIK Group with international design partners.
- Sustainable value growth — Build quality underpinning value over time.
Pricing
No official price list has been released.
The developer has not published a price list, a payment schedule or a handover date, and the agent pack contains no sales-policy document. What follows is market indication only — it is not a quotation and it is not sourced from a developer document.
Indicative, unconfirmed
from 88 million VND per m²
handed over fully finished — finished, not furnished
The figure includes the sales policy and excludes VAT and the maintenance fund, as printed on the developer’s slide.
Payment schedule
Not published
Agent-level talk points to a conventional schedule on a short timetable. No document in the pack states it.
Both figures are agent-level market talk at the pre-launch stage and will move. Nothing on this page should be relied on as a price. An advisor sends the official figure in writing the moment the developer releases it.
The planning file
What has actually been approved.
The developer publishes the planning file, including the decision itself. It is worth being precise about what that decision does and does not cover, because the two are routinely conflated in listings.
Approved total investment
Land area
Detailed planning
Decision · Thu Duc City People’s Committee
Title form
Permanent for Vietnamese buyers; 50 years for foreign organisations and individuals.
Groundbreaking
2026-08-06
What this decision is not
It is a detailed 1/500 planning approval and an approved investment total. It is not a sales permit. A future-formed home in Vietnam additionally needs a provincial notice of eligibility to sell, and a bank guarantee for off-plan buyers. Neither is in anything published, so this page does not claim the units are cleared for sale — ask the advisor for those two documents by name.
For foreign buyers
How a foreign buyer owns a home in Vietnam.
Foreign nationals can and do own apartments here, on a route that has been settled law since the Housing Law 2023. It is worth reading all four steps, because the fourth is the one that makes the home sellable later.
You buy on an official SPA
The purchase is made under a Sale and Purchase Agreement signed directly with the developer, in your own name. It is not a nominee arrangement, not a share in a company, and not an agreement with an intermediary.
A 50-year term, renewable, inside the quota
Under the Housing Law 2023 a foreign individual holds the home for 50 years from the date on the ownership certificate, with a renewal mechanism, within the foreign-ownership quota each building sets aside.
Freely resold or leased
During the term the home is yours to lease out or to sell on. The rental income is yours, and you are not restricted to selling back to the developer or to another foreign buyer.
Permanent title on resale to a Vietnamese national
When a foreign-held home is resold to a Vietnamese citizen the title converts to permanent, perpetual ownership in that buyer’s hands. This is why the resale market is deep: your exit is not limited to other foreign buyers.
This sets out the legal pathway for foreign ownership in Vietnam. It is not a statement about the quota position, pricing or documentation status at Imperia Sensa Park — an advisor confirms those in writing before you commit.
What this page does not tell you
The things we will not guess at.
The developer’s agent pack contains the plan set and the marketing sheets. Its legal, sales-policy, price-calculation, saleskit, forms and Q&A folders are empty, and the pack’s own teaser reads “coming soon”. So the following are not on this page, and you should be wary of any page that does state them.
- An official price list — the figure above is market indication, not a quotation
- The payment schedule, in writing, with its milestones
- Handover date and the construction timeline
- The notice of eligibility to sell, and the bank guarantee for off-plan buyers — the planning approval above is neither
- The foreign-ownership quota available at this project
- A written facility schedule to match the numbered amenity plan
The developer’s own caveat, printed on every plan sheet
This document is issued to help describe the project. All images, renderings, plans, specifications and content are illustrative at the time of issue and may be adjusted as the project is developed. Official information is determined by the legal file and the Sale and Purchase Agreement issued by the developer.
Next step
Ask what the pack does not say.
Tell us which layout interests you and an advisor comes back on your preferred messaging app with the current position on availability, the foreign-ownership quota and the documents as the developer releases them.
Developer sales gallery
Level 25, Riverfront Financial Centre, 3A-3B Ton Duc Thang, Sai Gon Ward, Ho Chi Minh