Foreigner's Cost & Payment Guide to Grand Marina

Most overseas buyers already know they are allowed to buy an apartment in Vietnam. The question that actually slows a deal down is the money flow: how to move funds in from abroad correctly, whether to pay in foreign currency or Vietnamese dong, which fees differ from a local buyer, and how the 30% foreign-ownership quota affects whether your preferred unit is still available. This guide focuses on the cost and payment mechanics that are specific to foreign buyers at Grand Marina Saigon — Vietnam's first Marriott & JW Marriott Branded Residences, developed by Masterise Homes at Ba Son, District 1.

Which costs does a foreign buyer need to budget for?

Beyond the unit price, foreign buyers should plan for 10% VAT, a one-off 2% maintenance fee, a 0.5% registration fee, and a Marriott management fee of roughly USD 8–9/m²/month.

In practice these fees are the same categories a local buyer pays — the real difference for foreigners lies in how the money is sent and received, not in which fees apply. The main items a foreign buyer typically meets are:

• 10% VAT on the unit price (usually itemised in the sale contract).
• 2% maintenance fee, paid once, for the building's common-area sinking fund.
• 0.5% registration fee when registering ownership (a 50-year certificate for foreigners).
• Management fee ~USD 8–9/m²/month for Marriott-standard operations (subsidised by the developer for the first 3 years).
• International transfer fees & exchange-rate spread — the line item only foreign buyers need to add.

Of these, the first three are essentially fixed by regulation, the management fee scales with floor area, and the transfer fees plus FX spread are the "hidden" part many people forget when budgeting. To see how these numbers attach to each unit line, read Grand Marina Price per m2 by Unit Type Explained.

How do you transfer money into Vietnam correctly?

Foreign buyers should move funds through official banking channels into a valid account in Vietnam and keep every transfer record, so they can later prove the source of funds when reselling and repatriating money.

The core principle is to leave a clean paper trail for every dollar entering Vietnam. When money moves through the banking system and clearly states the purpose as "real-estate purchase," the ownership-completion step is far smoother — and, crucially, so is repatriating your capital later. A few practical points:

• Prefer transfers from a bank account in the buyer's own name; avoid routing through intermediaries.
• State the transfer purpose clearly and keep statements and the SWIFT remittance advice as evidence.
• Ask your bank in advance about international wire fees and correspondent-bank charges, as these can be deducted en route.

This documentation is not just paperwork: it is your "proof of money flow" that gives you peace of mind at the exit stage. This is general reference information; for the specifics of each nationality and bank, you should check carefully with your own bank and the project's legal team.

If you want to know exactly which milestones to pay against, preview the project's payment schedule first.

Should you pay in foreign currency or in dong (VND)?

The contract and the installments to the developer are settled in Vietnamese dong (VND), so even if you hold USD or another currency you must convert to VND — and it is that conversion step that creates exchange-rate risk.

This means the total foreign currency you actually spend can shift with the timing of your transfer and the bank's applied rate. On a high-value transaction — a 1BR at Grand Marina already starts from around VND 20 billion, a 2BR from around VND 35 billion, and a 3BR from around VND 60 billion — even a small move in the exchange rate produces a meaningful difference in foreign-currency terms.

For that reason, many foreign buyers pick a payment route that fits their cash flow: paying by installments to ease FX pressure, or paying fast to capture a discount. Both routes are explained in detail in Grand Marina Payment Schedule: 25/75 and 30/70 Plans.

Cost comparison: local buyers vs foreign buyers

Foreigners pay almost the same set of fees as Vietnamese buyers; the main differences are the 50-year ownership term (instead of long-term), generally tighter financing, and the added international transfer fees plus FX risk.

The table below summarises the key differences, so you can see at a glance which items are shared and which are specific to a foreign buyer:

As the table shows, most costs are identical; the differences sit in the ownership term, financing capacity, and the costs tied to money arriving from abroad. All figures here are indicative and may change per sales phase and per bank policy at the time you buy.

How does the 30% quota affect availability and opportunity cost?

By regulation, foreigners may own at most 30% of the units in each building, so as this "room" fills up the choice of good units left for overseas buyers shrinks, and securing the unit you want at the right price gets more competitive.

This is not a fee written into a contract, but it is a very real form of opportunity cost: hesitate, and you may have to accept a less desirable floor or view, or move to the secondary market at a price set by the seller. At Grand Marina, all four towers — Lake (Marriott), Lagoon, Cove and Sea (JW Marriott) — have been handed over and have an active resale market, so the supply for foreigners comes from both the remaining primary "room" and resale units.

The cash-flow implication is this: on the secondary market the payment schedule and terms are usually set by the seller, unlike the developer's standard installment plan. So knowing the current "30% room" status of each tower before you commit funds is essential — and it is information we can update for you directly.

Is there a way to optimise costs when paying?

Buyers with the cash flow can choose fast payment for a discount of roughly 8–12%, or pay on the 25/75 – 30/70 schedule to spread out transfer and FX pressure.

Which route makes sense depends on your own cash flow and tolerance for exchange-rate risk. Common options include:

• Fast payment 95–100%: captures the best discount; suited to buyers with funds ready who want to lock in early.
• 25/75 or 30/70 schedule: breaks transfers into stages, reducing the risk of moving everything at one bad exchange rate.
• Bank financing support: via partner banks (Techcombank, VPBank, MB, BIDV), though conditions for foreigners are usually stricter.

The fast-payment discount levels and their conditions are laid out in Grand Marina Fast-Payment Discount up to 8-12%. Note that this is general information; the real numbers change per sales phase and must be confirmed against the official price list.

Does a branded product cost more in a way that is "worth it"?

According to market research firms such as Knight Frank and Savills, branded residences are typically priced around 25–35% above comparable non-branded products — a market reference, not a promise of returns.

This "brand premium" comes from Marriott/JW Marriott-standard operations (24/7 concierge, in-residence services, multi-layer security, Marriott Bonvoy benefits) and consistent high-end fitted handover. For a foreign buyer, it is a factor to weigh when comparing costs: you are paying not only for the square metres, but for the service system and rentability. To understand this model, read What are branded residences?.

Actual outcomes on value and rentability always depend on the project, the timing and the policy in force at the time of the transaction, so you should review the legal documents and the specific price list carefully before deciding.

For the full picture on price and payment, you can start from our summary page.