Grand Marina Primary vs Resale: Cost Comparison

How do primary and resale differ at Grand Marina?

Buying primary means purchasing directly from developer Masterise Homes at the current phase price list, while buying resale means acquiring an already-delivered unit from its current owner via a transfer contract.

Grand Marina Saigon is Vietnam's first Marriott & JW Marriott Branded Residences, set in the riverside Ba Son area at 02 Ton Duc Thang, District 1, HCMC. All four towers — Lake (Marriott), Lagoon, Cove and Sea (JW Marriott) — were handed over between March and December 2023, with residents already living in and the Marriott concierge in operation.

Because the project is complete, two supply sources now run in parallel. Primary stock is the inventory the developer still holds, sold at official phase prices with payment policies attached. The secondary supply is units that already have title or a signed sale contract, listed for transfer by existing owners across the 2024–2026 market.

Quick comparison: primary vs resale

Primary tends to win on payment policy and clean original paperwork, while resale offers immediate handover and sometimes more flexible negotiated pricing.

The table above is a general overview only. Since both channels now sell delivered units, the biggest difference lies in financing policy and the legal process rather than waiting on construction. All price figures are indicative and change by phase.

What costs are involved when buying primary?

Buying primary typically includes the list price, 10% VAT, a 2% maintenance fee and 0.5% registration fee, plus a Marriott management fee of roughly US$8–9/m²/month after the subsidised period.

• Unit price per phase list (reference: 1BR ~400–500 mn VND/m², from ~20 bn; 2BR from ~35 bn; 3BR from ~60 bn).
• 10% VAT on the unit value.
• 2% maintenance fee (one-off).
• 0.5% registration fee at title transfer.
• Management fee ~US$8–9/m²/month (first 3 years subsidised by the developer).

For a line-by-line breakdown and how each item is calculated, see Taxes & Fees When Buying Grand Marina (VAT, 2%, Stamp). The advantage of the primary channel is clean original paperwork and flexible payment terms, which is especially useful for buyers who want to use bank leverage.

If you are weighing which channel fits your budget, our team can match real available stock for you.

What costs are involved when buying resale?

Buying resale includes the negotiated transfer price plus transfer taxes such as the seller's personal income tax (usually 2% of value) and the 0.5% registration fee, along with legal due-diligence costs.

The most important part of a resale transaction is clarifying who bears which tax. By convention, the 2% personal income tax on a property transfer falls on the seller, while the 0.5% registration fee falls on the buyer, but the two parties can agree otherwise in the contract. You should verify the title/sale-contract status, any outstanding loan, and whether the unit has fully settled its obligations with the developer.

Foreign buyers should also note what a What are branded residences? purchase entails and the ownership cap: foreigners may own for 50 years (renewable per the law), and each building allows a maximum of 30% of units under foreign ownership. A resale only works if your target unit sits within the remaining "foreign quota" — an easy thing to overlook when buying secondhand.

Total cost: how should you calculate it?

You should add the unit price, all transfer taxes and fees, and early operating costs to get a true "all-in cost to move in," instead of just comparing primary and resale asking prices.

Two units with similar asking prices can still differ meaningfully in total cost, depending on who carries the tax, whether an outstanding loan exists, and the primary channel's discount policy at the time of purchase. The safe approach is to build an "all-in cost to move in" sheet for each option before deciding.

To estimate the total budget you need by unit band, see How Much to Buy Grand Marina: Total Ticket by Budget, or go straight to Pricing & payment for the current price points and payment methods.

Bank financing: which channel is smoother?

The primary channel often comes with developer-arranged preferential loans (0% interest/grace), while a resale loan depends on the bank's re-valuation of the unit and the seller's legal paperwork.

Vietnamese buyers can borrow up to 70% of the unit value through partner banks such as Techcombank, VPBank, MB and BIDV, with terms up to roughly 25 years. For primary units, interest-support and grace programmes are usually clearly defined per phase; for resale units, the bank re-appraises the asset and legal status before disbursing.

Loan packages and conditions are detailed in Financing Grand Marina: 0% Interest & Grace to Handover. Note this is general reference information, not personal financial advice; actual terms depend on your profile and the bank's policy at the time of borrowing.

Every resale unit has its own legal status and price — don't decide on the asking price alone.

So, primary or resale?

There is no one-size answer: primary suits buyers who prioritise payment policy and clean original paperwork, while resale suits those who want more floor/view choices or who find a well-negotiated price.

Over the long run, branded residences are typically positioned above comparable non-branded products in the same area. Per market reports from Knight Frank and Savills (2023–2024), branded residences worldwide are usually priced 25–35% above comparable non-branded luxury apartments. This is a market reference, not a promise; actual outcomes depend on the specific project, timing and policy.

The general advice is to review each unit's legal documents and specific price list carefully before deciding, and to compare the "all-in cost to move in" across options rather than just the asking price. All prices, areas and timelines cited here are indicative and subject to change per the developer's official announcements.