When researching branded residences, many buyers ask only "what's the total price?" and overlook the single most useful number for comparison: price per square metre (price per m2). At Grand Marina Saigon — Vietnam's first Marriott & JW Marriott Branded Residences, located at Ba Son, District 1 — the per-m2 rate is not fixed; it shifts noticeably between a one-bedroom (1BR), two-bedroom (2BR), three-bedroom (3BR) and Sky Villa. This article shows you how to read that figure correctly, understand the relationship between price per m2 and total ticket, and recognise what drives the gap between units.
What is price per m2 and why look at it before the total?
Price per m2 is the unit price of one square metre, used to fairly compare whether units of different sizes are expensive or cheap.
The total price of a unit = price per m2 × area (net or wall-to-wall, depending on how the developer lists it). A 3BR can carry a total price several times higher than a 1BR simply because it is larger, even though its price per m2 may not actually be higher. So to judge whether a unit is fairly priced against the rest of the project, you should reduce everything to price per m2 first, then compare. At Grand Marina, the indicative per-m2 range runs roughly from VND 400 to 750 million per m² depending on unit type, view, floor and tower.
Indicative price per m2 by unit type
At Grand Marina, the indicative price per m2 rises from 1BR up to Sky Villa, and because larger units also have bigger areas, the total ticket differences are pronounced.
| Unit type | Indicative area | Indicative price/m2 | Total from |
|---|---|---|---|
| 1 bedroom (1BR) | ~50–60 m² | ~VND 400–500M/m² | ~VND 20 billion |
| 2 bedroom (2BR) | ~70–90 m² | ~VND 450–550M/m² | ~VND 35 billion |
| 3 bedroom (3BR) | ~110–140 m² | ~VND 500–600M/m² | ~VND 60 billion |
| Sky Villa / Duplex | ~180–250 m² | ~VND 600–750M/m² | ~VND 100 billion |
| Penthouse | 300 m²+ | On request | On request |
These figures are indicative only and change by sales phase, by tower (Lake, Lagoon, Cove, Sea) and by the specific unit. They are before 10% VAT and the maintenance fee; the real total cost of ownership will be higher (see below). For the exact price per m2 of the unit you are interested in, ask for the detailed price list by unit code.
Why does price per m2 differ across 1BR, 2BR, 3BR and Sky Villa?
Larger units often carry a higher price per m2 because of higher floors, prime river views, taller ceilings and more premium finishes — not just because of their size.
- Position in the building: 3BR and Sky Villa units are usually on corners and higher floors, with Saigon River and Thu Thiem views — all of which lift the per-m2 rate.
- View: units facing the river or the central lagoon command a higher price per m2 than those facing the internal courtyard or the city.
- Tower and brand: the Lake tower carries the Marriott brand, while Lagoon, Cove and Sea carry the JW Marriott brand — different brand positioning affects price.
- Floor level: the higher the floor, the more open the view, so the per-m2 rate typically steps up floor by floor.
In other words, two 2BR units in the same tower can still differ meaningfully in price per m2 if they sit on different floors and face different directions. That is why you should never take one "average" per-m2 figure and apply it to every unit — always work from the price list for the specific unit code. You can also see the overview on our Pricing & payment page.
If you want to line up the price per m2 of several units in the same budget band to pick the best one, I can send you a quick comparison.
Price per m2 vs total ticket: getting the relationship right
Price per m2 measures relative value, while the total ticket determines your financing capacity and payment plan.
A common mistake is to choose a unit purely because it has the lowest price per m2. A 1BR has the lowest per-m2 rate but a different rental profile and liquidity than a 2BR or 3BR. Conversely, a 3BR carries the largest total ticket but serves families and premium long-term tenants. Your choice of unit type should be driven by your goal (own-use, rental, or medium-to-long-term investment) and your cash flow — not by the per-m2 number alone.
On cash flow, the larger the total ticket, the larger each installment becomes. It pays to plan ahead using the Grand Marina Payment Schedule: 25/75 and 30/70 Plans so you know how much each milestone requires, rather than just eyeing the headline total.
The extra costs on top of the listed price per m2
The listed price per m2 excludes VAT, the maintenance fee and the operating management fee, so your real total cost of ownership will be higher than the headline figure.
- 10% VAT: applied to the apartment value (excluding the land-use-rights portion per regulations).
- 2% maintenance fee: paid once, on the pre-tax apartment value.
- Management fee: roughly USD 8–9 per m²/month to Marriott standard (subsidised by the developer for the first 3 years).
- Registration fee: about 0.5% on title transfer.
So when budgeting, add these items to arrive at a realistic "all-in cost to move in." At USD 8–9 per m²/month, an 80 m² 2BR will carry a meaningful monthly management fee once the first three subsidised years end — an operating cost you should fold into any investment calculation.
How to reduce your real cost and optimise the price per m2 you actually pay
You can lower the amount you actually pay through a fast-payment discount and the right payment plan, even though the listed price per m2 stays the same.
Grand Marina offers payment methods such as a ~25/75 or 30/70 progress schedule, a bank loan (interest support/grace period until handover), or a fast 95–100% payment. For buyers with cash on hand, the Grand Marina Fast-Payment Discount up to 8-12% can cut the amount actually paid quite significantly versus the listed price. This is the most common way to optimise cost without having to pick a cheaper unit.
Before working through these options, you need to reserve the unit you want. The Grand Marina Booking Deposit: Reservation & Refund process lets you lock the unit and its price before moving to the contract stage. To understand why branded residences sit at a higher per-m2 level than ordinary apartments, you can also read What are branded residences?.
According to market reports from Knight Frank and Savills (2023–2025), branded residences are typically priced around 25–35% above comparable non-branded products. This is a market reference, not a promise of returns; actual results depend on the project, timing and policy.
Every unit has its own price per m2 and applicable policy by phase, so the fastest way to get the exact number is to ask directly.
Frequently asked questions about Grand Marina price per m2
Price per m2 changes by sales phase, unit type, floor and view, so always confirm it for the specific unit before deciding.
Buyers often ask: which unit has the lowest price per m2? — Usually the 1BR, at an indicative ~VND 400–500M/m². Which unit rents best relative to its price per m2? — It depends on your strategy; review the indicative rental yield of 3.5–5% per year by unit type. Does the price per m2 include the interior? — Yes, because units are handed over fully fitted to Marriott standard (Poggenpohl/Boffi kitchens, Miele/Gaggenau appliances, Daikin VRV air conditioning, etc.), so there is no extra basic fit-out cost. All figures here are indicative and may change per the developer's official announcements.
Note
Prices, areas and timelines may change per the developer's official announcements. Please contact us on Zalo 0903 475 802 for the latest documents and price list.