Rooms that are actually large
Two-bedroom homes start at 84.9 m² and run to 120.2 m²; three-bedroom from 126.1 m² to 157 m². Central-district stock at this size has become rare.
Palm City township · Huong Viet Properties
Palm River
A river bend, four towers, and the city ten minutes away.
4 Residential towers36 Floors above ground68+ Amenities6 Residences per floor2.7 km Giong Ong To1:1 Parking space per home
The idea
An urban retreat, inside the city
Palm River occupies the inside of a river bend in eastern Ho Chi Minh, where the water wraps the site on three sides and the towers step back to face it. The design borrows its logic from the river: movement, renewal, and a rhythm that slows the moment you arrive home.
It sits within Palm City, a roughly 30-hectare township by Huong Viet Properties, so a residence here comes with the schools, hospital, retail lane and riverside parkland of a whole neighbourhood rather than a single building.
At a glance
4
Residential towers
36
Floors above ground
620
Apartments
6
Residences per floor
68+
Amenities
2.7 km
Giong Ong To
1
Parking space per home
30.2ha
Palm City township
Why this one
Six things you cannot add later
Layout, aspect and infrastructure are fixed on the day a building is designed. These are the ones worth checking before price.
One car space per home
Parking is 1:1 across two connected basement levels, so coming home does not begin with a lap of the car park.
A metro station on the doorstep
Binh Trung station is one minute away and the An Phu interchange three, so the choice between city access and a quiet address stops being a choice.
Every home has two open sides
Cross-ventilation and daylight from two directions in 100% of units — with the tower oriented to keep the hard western sun off the living rooms.
The river on three sides
The Giong Ong To river wraps the parcel for about 2.7 km, which is what protects the outlook rather than a promise that neighbouring land stays empty.
Six homes to a floor
A typical plate holds six residences and each tower runs four to five lifts, so lobbies stay quiet at eight in the morning.
Location
The eastern gateway, already connected
Palm River sits in the growth corridor east of the Sai Gon river, beside the interchange network that links the new financial centre, the expressway and the future Long Thanh airport. The times below are the developer published drive times.
Transport
- Binh Trung Metro Station1 min
- An Phu Interchange3 min
- Long Thanh - Dau Giay Expressway3 min
- Thu Thiem - Long Thanh Metro Line3 min
- North-South High-Speed Railway3 min
- Thu Thiem Station5 min
- Cat Lai Bridge12 min
- Long Thanh International Airport30 min
International schools
- The American School (TAS)1 min
- Australian International School (AIS)5 min
- Saigon Star International School8 min
- Vietnam Australia International School (VAS)10 min
- ISHCMC12 min
- British International School (BIS)12 min
- Anne Hill International School12 min
Healthcare
- Palm International Hospital1 min
- American International Hospital (AIH)8 min
Lifestyle and work
- Rach Chiec National Sports Complex5 min
- Lotte Mall8 min
- Thiso Mall10 min
- Thu Thiem International Financial Center10 min
- Ho Chi Minh City Administrative Center10 min
- Estella Place12 min
- Vincom Mega Mall12 min
- Central Business District12 min
- Thu Duc Golf Club15 min
What is being built around it
The address improves on someone else’s budget
Most of what will change this neighbourhood over the next decade is publicly funded and already under way.
Thu Thiem - Long Thanh metro
The line that connects the new financial centre to the international airport, with Binh Trung station beside the project.
Long Thanh International Airport
Vietnam’s new principal airport, thirty minutes out along the expressway that already fronts the site.
Thu Thiem financial centre
The city’s planned financial and administrative core, ten minutes away across the river.
Rach Chiec sports complex
The national sports city on the northern edge, five minutes from the door.
Cat Lai bridge and Beltway 3
Crossings and ring-road links that shorten the run east and north once complete.
North-South high-speed railway
The future intercity line, planned three minutes from the site.
Masterplan
Held by water on three sides
The towers are set back from the bank so the waterfront stays public: an ecological promenade, riverbank parks, lawns and a commercial lane run along the water rather than behind a wall.
Density is deliberately low for a project of this height. On the typical plate there are six residences per floor, which is what keeps lift lobbies quiet and gives most homes more than one aspect.
Amenities
Sixty-eight, across three levels
Amenities are stacked rather than scattered: the water and garden level at the podium, the indoor club floor above it, and a sky floor at level 20 where the onsen, gym and infinity pool take the view. The lists below name the ones residents reach for most.
Ground level
Podium — water and garden
- 70m swimming pool
- Kids pool and water play
- Jacuzzi and pool deck
- BBQ pavilion
- Yoga deck
- Pickleball court
- Kids playground
- Waterfall garden lounge
- Riverside promenade
- Pet playground
- Retail avenue
Level 2
Club floor — indoors
- Grand welcome lobby
- Residents lounge
- Fitness centre
- Home theatre
- Private karaoke lounge
- Family wellness centre
- Therapeutic massage room
- River view lounge
- Cafe terrace
- Cityscape lounge
Level 20
Sky floor — the view
- Sky onsen
- Sauna and steam room
- Recovery cold plunge
- Sky gym
- Golf simulation room
- Infinity pool
- Sky garden
- Observation deck
- Co-working space
- Private event hall
- Game hub
The township
A hundred more, outside the front door
Palm River sits inside Palm City, so the sixty-eight amenities in the building are not the whole of it. The township adds around a hundred of its own across 30.2 hectares — the retail lane, the riverside parks, the water play, the running loops and the palm groves that give the place its name.
The grounds
Planted first, built around
The parkland is not a strip left over at the edge. It runs along the water for the length of the site, and the towers are set back to face it.
The outlook
What you actually see
The towers face north, east and south-east across the water, and turn their backs on the afternoon sun. Four outlooks repeat through the stack.
The river bend
The long curve of the Giong Ong To, boats, and the far bank kept green as parkland.
Rach Chiec sports city
The national sports complex and the open land around it, five minutes north.
The skyline
On the higher floors, the towers of the central district and the Thu Thiem financial centre on the horizon.
The gardens below
Inward-facing homes look down on the podium landscape, the 70 m pool and the tree canopy.
Layouts
Studio to three bedrooms, most facing water
Every layout is drawn to take light and river air from two sides. Areas are the developer’s own GSA and NSA figures.
| Layout | GSA | NSA |
|---|---|---|
| StudioSingle volume, full-height glazing | 41.3 m² | 37.3 m² |
| 1 bedroomSeparate bedroom, open kitchen | 65.9 m² | 60.2 m² |
| 2 bedroomsCorner layout, dual aspect | 84.9 m² | 75.8 m² |
| 2 bedroomsOpen kitchen, single aspect | 85.9 m² | 76.9 m² |
| 2 bedrooms premiumWide living room, two bathrooms | 120.2 m² | 110.9 m² |
| 3 bedroomsCorner layout, curved glazing | 125.3 m² | 115.3 m² |
| 3 bedroomsFamily layout with utility | 126.1 m² | 115.2 m² |
| 3 bedrooms premiumLargest plate, panoramic frontage | 157.0 m² | 144.0 m² |
Typical plates: tower 3 on floors 4-19 and 21-26, tower 4 on floors 5-19.
Floor plans and the stacking chart for each tower are available from an advisor — including which lines still hold foreign quota.
Density
Tower one is the quiet one
The four towers are not identical. Tower 1 puts only four homes on a floor and gives them four lifts of their own; towers 2, 3 and 4 run six to a floor across five lifts. If a short lift wait matters more to you than the last ten square metres, that is the difference to ask about.
T1
4 homes per floor
4 lifts
dedicated to the tower
T2
6 homes per floor
5 lifts
T3
6 homes per floor
5 lifts
T4
6 homes per floor
5 lifts
The typical plate
Six homes to a floor, and where each one sits
Both towers repeat the same plate for most of their height. Six residences share a core of four to five lifts, so no home ends up on a corridor of twenty doors.
Tower 3
Levels 4-19, 21-26 · 6 Residences per floor
- 1Two-bedroom, corner84.9 / 75.8 m²
- 2Two-bedroom85.9 / 76.9 m²
- 3Two-bedroom, premium120.2 / 110.9 m²
- 4Three-bedroom, corner125.3 / 115.3 m²
- 5Three-bedroom126.1 / 115.2 m²
- 6Two-bedroom, corner84.9 / 75.8 m²
GSA / NSA
Tower 4
Levels 5-19 · 6 Residences per floor
- 1Two-bedroom, corner84.9 / 75.8 m²
- 2Two-bedroom85.9 / 76.9 m²
- 3Two-bedroom, premium121.9 / 111.7 m²
- 4Three-bedroom, premium157.0 / 144.0 m²
- 5Three-bedroom126.1 / 115.2 m²
- 6Two-bedroom, premium120.2 / 110.9 m²
GSA / NSA
Plate areas are the developer’s drawing. Two of them — 85.9 / 76.9 m² and 125.3 / 115.3 m² — are plate-only variants that the brochure table does not list.
Inside the home
The parts you feel every day
Ceiling height, glass and wall build are what separate a good apartment from an ordinary one, and none of them can be changed after handover.
3 m
Floor-to-ceiling height
2
Open sides per home
200 mm
Acoustic partition
1.6 m, two-panel timber
Entrance door
Low-E double glazed
Glazing
around 80%, curved glass
Corner homes
Handover
What is in the apartment when you get the keys
Homes are handed over finished and fitted. The developer schedule names these brands or their equivalents.
- Floors
- Vietceramic · Niro · Emerald · Pergo · An Cuong
- Walls and surfaces
- Nippon · Jotun · Dulux · engineered stone
- Bathroom fittings
- Hansgrohe · Kohler · Gessi · Axor · Bagno Design
- Kitchen appliances
- Smeg · Bosch · Franke
- Fitted joinery
- An Cuong · Formica · Wilsonart
- Air conditioning
- Daikin · Samsung · LG · Panasonic
- Locks and intercom
- Yale · Hafele · Bosch · Fermax · ABB
From the developer handover schedule dated July 2026. Brand lists are given as "or equivalent" and the fit-out for kitchens and bathrooms is specified for the two and three-bedroom homes.
Questions
What buyers ask before they reserve
Including the two we cannot answer from a developer document — said plainly rather than guessed at.
Can a foreigner buy here, and what is actually owned?
Yes. You sign an official SPA directly with Huong Viet Properties and hold the home for 50 years, renewable under the Housing Law 2023, inside the project’s foreign-ownership quota. You may lease it out or resell during the term, and when it is resold to a Vietnamese national the title converts to permanent ownership for that buyer.
Read the full guide →Is there foreign quota left in the towers?
The quota in any one building is finite and is allocated as units sell, so it moves week to week. An advisor checks the live position tower by tower and line by line before you settle on a layout.
Read the full guide →What does it cost?
No price list has reached us in a developer document, so this page does not print one. Broker sites quote a figure; we will not repeat it as fact. Ask an advisor for the current official list for the line and floor you want, and you get it with its source attached.
Read the full guide →When is handover?
Same answer, same reason. The handover date, the payment schedule and the legal milestones are not in any developer document we hold, so they are not printed here. An advisor confirms them against the current sales pack.
Read the full guide →What do I pay on top of the purchase price?
The usual additions in Vietnam are VAT, a registration fee, a 2% maintenance fund at handover, and the monthly management charge. None of these are specific to this project — they apply to every apartment purchase in the country.
Read the full guide →Can I get a mortgage in Vietnam?
Generally not as a non-resident foreigner. Most foreign buyers pay from their own funds, or borrow at home against other assets and move the money in through the correct channel so that the exit stays clean later.
Read the full guide →Can I take the money out when I sell?
Yes, provided the funds came in through a properly documented route in the first place. That paperwork is the whole game, and it is set up at purchase, not at sale.
Read the full guide →What is in the apartment at handover?
A finished, fitted home. The developer schedule dated July 2026 names Vietceramic, Niro and Pergo for floors, Hansgrohe, Kohler and Gessi in the bathrooms, Smeg, Bosch and Franke in the kitchen, Daikin, Samsung and LG for climate, and Yale, Hafele and Bosch for locks — each given as that brand or an equivalent.
For foreign buyers
How a foreign buyer owns here
Palm River towers are sold freehold to Vietnamese nationals. Foreign buyers purchase through a separate, well-established route, and it is worth reading in full before you commit.
You buy on an official SPA
The Sale and Purchase Agreement is signed directly with Huong Viet Properties, the developer — not with an intermediary and not through a nominee.
50-year ownership, renewable
Under the Housing Law 2023 a foreign buyer holds the home for 50 years and may apply to renew, within the foreign-ownership quota set aside for the project.
You may resell or lease freely
The residence can be leased out or sold on during the term, and the rental income is yours.
It converts to permanent title
When the home is resold to a Vietnamese national, the title converts to permanent, perpetual ownership for that buyer — which is what keeps resale demand deep.
The foreign quota in any one building is finite and is allocated as units sell. An advisor can confirm what remains in each tower before you choose a layout.
The developer
Huong Viet Properties
Huong Viet Properties builds across four segments — industrial parks, townships, high-rise residential and commercial — and describes its approach as pairing long-term planning and technology with Vietnamese cultural identity. Palm City is one of its flagship developments, alongside Prodezi IP, LA Home and The Hallmark.
Industrial
3 projects
690 ha
Township residential
4 projects
570 ha
23,900 products
High-rise residential
11 projects
32,000 products
2,832,500 sqm floor area
Commercial
4 projects
286,000 sqm floor area
Who designed it
The consultants named on the developer sheet
Named on the project-information page of the developer leaflet, not inferred from a broker listing.
- Architecture
- DP Architects
- Interior design
- Dark Horse
- Landscape architecture
- LJ-Group
- M&E engineering
- M&E Engineering
- Project management
- CORE
- Delivery
- Ardor Group
On site
Construction, photographed
Site photographs supplied by the developer. Renders elsewhere on this page are illustrative.
Next step
Ask about availability, quota and price
Price lists, the payment schedule and the remaining foreign quota move week to week, so we do not publish them here. Tell us which layout interests you and an advisor will send the current figures on your preferred messaging app.