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Delivered 2023
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Masterise Homes
The world's largest Marriott-branded residential complex with direct underground access to Ba Son Metro, an 850m Saigon River promenade, the Saigon Marina IFC Grade A+ office tower, and five-star Marriott hotel-standard management — in the heart of District 1.
The world's largest Marriott-branded residential complex, spanning 10 hectares on the historic Ba Son Harbour site along the Saigon River in District 1. Developed by Masterise Homes in partnership with Marriott International, Grand Marina Saigon comprises 8 residential towers and Saigon Marina IFC — a 55-storey, 240m Grade A+ office tower with LEED Gold certification. The project offers two distinct collections: Prime (Marriott-branded) and Legacy (JW Marriott-branded, the first urban JW Marriott residences in Asia-Pacific). With direct underground access to Ba Son Metro Station via 4 entry points, it is HCMC's first transit-oriented development. Approximately 4,000 apartments range from 51–320 m², with 3.42m ceiling heights and European-imported furnishings throughout.
Better for long-term living than for investing.
Grand Marina Saigon is Vietnam's most prominent branded-residence address — Marriott and JW Marriott in one complex, with Ba Son Metro directly beneath and the Saigon River at the doorstep. The defining tradeoff is price: at around 480M/m² on average, buyers pay a significant premium over ultra-luxury peers and accept 2–3% net rental yields in exchange for trophy-asset status.
Homeowner: A strong choice for homeowners seeking Marriott-branded five-star residential living in the heart of District 1. The on-site Saigon Marina IFC (87,000m² Grade A+ offices, opened August 2025), Ba Son Metro directly beneath the project, and the 850m Saigon River promenade make this HCMC's best-connected luxury address. The meaningful tradeoffs are price — at ~480M/m² average, it sits 16% above the ultra-luxury peer median — and the urban noise profile that comes with a District 1 CBD nightlife corridor.
Investor: The investment case is liquidity-positive but yield-constrained. An active rental market (1BR at 35–45M, 3BR at 100–200M VND/month) with on-site corporate demand from Saigon Marina IFC supports occupancy; the Lake sub-zone's 100%-issued pink books provide clean resale documentation. The fundamental tension: management fees of ~190–210K VND/m²/month compress net yields to 2–3%, and Sea Tower's pink books remain pending 16 months after handover — buyers outside the Lake sub-zone face an unresolved legal watch item before resale.
| Market range | 343 triệu – 500 triệu/m² |
| Unit price | 16 tỷ – 150 tỷ |
| Rent | 35 triệu – 398 triệu/mo |
| Launch price | 400 triệu/m² |
| Project | Price | Distance |
|---|---|---|
| Grand Marina Saigon | 480 triệu/m² | — |
| Vinhomes Golden River | 220 triệu/m² | 0.3 km |
The Lake sub-zone secondary market is broadly stable at 440–500M/m², with 3-bedroom listings seeing a notable uptick in late April 2026 while 2-bedroom units eased slightly — a mix-driven divergence rather than a directional market move.
| Developer | Masterise Homes |
| Status | Delivered 2023 |
| Completion | 2023 |
| Total Units | 4000 |
| Towers | 8 |
| Launch Date | 2021 |
| Handover | 2023 |
| Construction Permit | Approved |
| Pink Book | Partial |
| Legal Notes | Lake Tower pink books officially delivered June 28, 2024 (100% issued) — among the first branded residence projects in Vietnam with full legal title. Sea Tower handover commenced February 2025; pink books remain pending as of June 2026 with no official Masterise issuance announcement found — overdue relative to the Lake Tower precedent of ~7 months post-handover; buyers should verify current legal status before committing. Cove Tower targeted Q2 2026 handover; as of end of June 2026, no official handover announcement from Masterise found; handover likely slipped into Q3 2026. Lagoon Tower targeting Q3 2026 handover; interior finishing ongoing as of March 2026. Vietnamese citizens permanent ownership; foreigners 50-year lease. Two collections: Prime (Marriott — Lake Tower + Sea officetels) and Legacy (JW Marriott — Sea/Cove/Lagoon + future Spring/Bay/Strait towers). ONVIA by Marriott platform provides Bonvoy Gold Elite privileges to residents. |
Grand Marina Saigon
| CBD (peak) | 9 min |
| CBD (off-peak) | 5 min |
| Airport (peak) | 47 min |
| Airport (off-peak) | 35 min |
| Long Thành (peak) | 66 min |
| Long Thành (off-peak) | 55 min |
Ultra-high-net-worth buyers, C-suite expatriates, diplomats, and international business executives seeking District 1's most prestigious riverfront branded-residence address. The resident mix includes multinational professionals working at Saigon Marina IFC and the neighbouring District 1 office corridor.
