The very first question most buyers ask about Grand Marina Saigon is simple: "How much money do I need?" The honest answer is not a single number — it depends on the unit type, the tower and the sales phase. To make it concrete, we group the budget into four common bands and show what each one realistically buys at Vietnam's first Marriott & JW Marriott branded residence, on the Ba Son riverfront in District 1.
Quick answer: what does each budget buy?
Roughly 20 billion VND buys a 1-bedroom, 35 billion a 2-bedroom, 60 billion a 3-bedroom, and 100 billion and up gets you a Sky Villa/Duplex or Penthouse.
These are indicative "from" (entry) prices by unit type, before VAT, the maintenance fee and other costs. The actual price of any specific unit varies by floor, river orientation, view and the launch phase. The table below helps you locate yourself quickly before we go deeper into each band.
| Budget | Typical unit | Indicative area | Indicative price/m² |
|---|---|---|---|
| ~20bn VND | 1-bedroom | ~50–60 m² | ~400–500m VND/m² |
| ~35bn VND | 2-bedroom | ~70–90 m² | ~450–550m VND/m² |
| ~60bn VND | 3-bedroom | ~110–140 m² | ~500–600m VND/m² |
| 100bn+ VND | Sky Villa / Duplex / Penthouse | ~180–300 m²+ | ~600–750m VND/m² (Penthouse: on request) |
Note: every figure above is indicative and changes with each sales phase. To know exactly which units are still available and at what price today, see the Pricing & payment page or message us on Zalo for the latest file.
~20 billion VND: a 1-bedroom — the entry to branded living
With around 20 billion VND you get a 1-bedroom of ~50–60 m², the entry point to owning a Marriott branded residence in District 1.
This band suits first-time buyers, rental investors and singles who want a high-end base right in the centre. The indicative price is around 400–500 million VND/m², with a total "from" ~20 billion VND before VAT. The 1-bedroom at the Cove tower (JW Marriott) is branded the "Legacy Superior Suite" and makes up a large share of the inventory, so choices in this band tend to be fairly varied.
If yield matters to you, also consider the Officetel line — a 50-year tenure product with a softer entry price that is easy to lease short-term. To understand how the total ticket for each unit follows from its area and price per square metre, read Grand Marina Price per m2 by Unit Type Explained.
~35 billion VND: a 2-bedroom for a small family
Around 35 billion VND is the entry total for a 2-bedroom of ~70–90 m², ideal for a small family that wants to actually live in the centre.
In this band the indicative price rises to ~450–550 million VND/m². The 2-bedroom at Cove is branded the "Legacy Executive Suite," while the Lake tower (Marriott brand) carries its own 2-bedroom inventory. Handover is to Marriott standard: stone/engineered-wood floors, Poggenpohl/Boffi kitchens with Miele/Gaggenau appliances, Toto/Duravit/Hansgrohe bathrooms, Daikin VRV air-conditioning and an app-based smart home.
The big advantage of the 2-bedroom band is the balance between living space and rentability: indicative 2-bedroom rents run around 40–70 million VND/month. Browse the unit layouts on the Residences page to pick the floor plan that fits living or investing.
~60 billion VND: a spacious 3-bedroom with river views
Around 60 billion VND opens the 3-bedroom band of ~110–140 m² — generous space for a multi-generation family, often with attractive river views.
The indicative price here is roughly 500–600 million VND/m². This is the segment for families who want to settle long-term in the core of District 1, about 250 m from the Ba Son metro station and 200 m from the Saigon River. Another option worth noting in this range is the Dual-Key unit — one title but two separate entrances, letting you live in one part and lease the other.
At this total ticket, most buyers combine their own equity with a bank loan to optimise cash flow. You can learn how to use leverage in Financing Grand Marina: 0% Interest & Grace to Handover before deciding how much equity to prepare.
100 billion VND and up: Sky Villas, Duplexes and Penthouses
From 100 billion VND you enter the Sky Villa/Duplex (~180–250 m²) and Penthouse (300 m²+) segment — the project's rarest and most bespoke products.
The indicative Sky Villa price is ~600–750 million VND/m²; Penthouses are bespoke designs, so prices are on request. The top-floor residences are individually designed with private plunge pools, sky gardens, a cinema room, a private lift and 270-degree views over the Saigon River and the Thu Thiem New Urban Area.
- Sky Villa / Duplex: ~180–250 m², double-height living spaces, suited to large families or property collectors.
- Penthouse: 300 m²+, extremely limited (only a couple per tower), with premium private amenities.
Because supply is so limited, units in this band often trade on the secondary (resale) market when existing residents transfer — Grand Marina has handed over all phases and has had an active resale market through 2024–2026. Buyers should confirm the legal status and actual price of each unit before placing a deposit.
Beyond the unit price, what other costs apply?
The real cash outlay is higher than the listed price because of 10% VAT, a 2% one-off maintenance fee and a management fee of ~8–9 USD/m²/month.
When budgeting, add the following on top of the unit price:
- 10% VAT on the sale price.
- 2% maintenance fee (one-off).
- ~0.5% registration fee.
- Management fee of ~8–9 USD/m²/month (subsidised for the first 3 years by the developer).
These are easy to overlook in a back-of-the-envelope estimate. Foreign buyers also need to factor in 50-year ownership and the 30%-of-units-per-building cap — read Foreigner's Cost & Payment Guide to Grand Marina to budget accurately.
Want an "all-in" cost breakdown for the exact unit you have in mind?
Is a branded residence "more expensive" than a regular unit?
According to market researchers such as Knight Frank and Savills, branded residences typically command a 25–35% premium over comparable non-branded units — this is a market reference, not a promise.
That brand premium comes from Marriott-run operations (24/7 concierge, housekeeping, valet, multi-layer security), Marriott Bonvoy benefits and the scarcity of the product type. That said, actual investment results depend on the project, timing and policy — there is no guarantee a unit "will definitely appreciate." If you want to understand the model itself, read What are branded residences?.
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.