Compare buying from the developer with owner resale for the particular units being offered. The price tables on this page are reference information from earlier sales phases; the applicable price, availability and possession date must be confirmed at the time of enquiry. Send Happy Land your preferred tower, unit type and budget to compare suitable options.
Primary and resale: check the specific unit
Developer inventory and owner resale listings can carry different terms. Request a dated list identifying the unit, seller, asking price and included costs. We do not use construction progress as evidence that one sales channel is sold out or that the other represents most of the market.
Possession timing depends on the tower, unit and contract. A building opening announcement does not replace the developer handover notice or the unit handover record. See how to check handover progress and documents by tower.
Primary vs resale at a glance
| Criterion | Primary (from developer) | Resale (owner transfer) |
|---|---|---|
| Availability | Confirm against the developer list at the time of enquiry | Confirm with the owner for the exact unit |
| Move-in timing | Check the unit handover notice and contract | Check the handover record, occupancy/tenancy and agreed possession date |
| 10% VAT & 2% maintenance fee | Paid by the buyer on top of the listed price (maintenance fee one-off) | Normally already settled by the first buyer at handover — verify the seller's obligations to the developer are fully cleared |
| How the price is set | Developer's phase price list | The seller's asking price, negotiated — may sit above or below the launch list |
| Title / transfer process | Sale-and-purchase contract with the developer; original paperwork | Notarised transfer contract, tax declaration, then the pink book is re-issued in the buyer's name |
| Bank financing | Partner-bank programmes arranged per phase | Depends on the bank's re-appraisal of the unit and the seller's paperwork |
This comparison is general guidance. Possession timing and paperwork depend on the seller, contract and unit documents. See the primary versus resale cost comparison.
What a resale purchase costs
On top of the negotiated transfer price, a secondary-market purchase carries transfer taxes and legal costs. By convention the seller carries the personal income tax and the buyer carries the registration fee, but the parties can agree otherwise — settle this in writing before any deposit.
| Item | Rate | Normally borne by |
|---|---|---|
| Personal income tax (PIT) on transfer | 2% of the transfer price stated in the contract | Seller (negotiable in the contract) |
| Registration fee | 0.5% of the transfer value | Buyer, at the title change |
| Notarisation of the transfer contract | Per the notary fee schedule (based on asset value) — confirm per transaction | Usually split or assigned to the buyer by agreement |
| Pink-book re-issuance, appraisal, admin charges | Per local regulations — confirm per transaction | Buyer |
| Brokerage / agency fee | On request — depends on the arrangement; ask before you commit | By agreement between the parties |
The 2% PIT applies to the total transfer value stated in the contract, not to the gain, and the contract price cannot be set below the State price table. Tax rules, the taxable-price method and any exemptions can change under the law in force — this is general information, not personalised tax advice, so verify with the tax authority or your own adviser before transacting. The full mechanics are set out in Resale & transfer tax in Vietnam: 2% PIT and the process.
Foreign buyers: check the 30% quota on resale too
Foreigners may own on a 50-year basis (renewable under the applicable law), capped at 30% of the apartments in each tower. A resale only completes if the target unit sits inside the remaining foreign allocation for that tower — an easy point to miss when buying secondhand. Ask us to check the quota before you place a deposit.
Launch-phase reference price list (developer, indicative)
The table below is the developer's indicative price list from the original sales phases. It is useful as a benchmark for the project's price level, but it is not the current resale asking price — today's secondary-market prices are set unit by unit by each owner. Confirm the latest asking prices on Zalo.
| Unit type | Size | Unit price ref. | Total from |
|---|---|---|---|
| 1 Bedroom | ~50–60 m² | ~$16,000–20,000/m² | ~$800,000 |
| 2 Bedroom | ~70–90 m² | ~$18,000–22,000/m² | ~$1.4M |
| 3 Bedroom | ~110–140 m² | ~$20,000–24,000/m² | ~$2.4M |
| Sky Villa / Duplex | ~180–250 m² | ~$24,000–30,000/m² | ~$4M |
| Penthouse | 300m²+ | On request | On request |
Pricing notes
The prices above are reference only, compiled from past release phases. Actual prices vary by:
- Tower (Lake, Lagoon, Cove, Sea)
- Floor (higher floors command higher prices)
- View (Saigon River views priced above interior views)
- Release phase — and, on the secondary market, each owner's own asking price
Additional fees
| Fee type | Official rate | Notes |
|---|---|---|
| VAT | 10% | Included in listed price |
| Maintenance fee | 2% of unit value | One-time at handover |
| Monthly management | ~$8–9 USD/m² (ex. VAT) | Marriott services. Developer covers first 3 years |
| Marriott operating contract | 20 years | Owners' committee may renew or change operator afterwards |
| Parking fee | Per Vietnamese law | Monthly lease, no fixed spot |
| Registration fee | 0.5% | For title transfer |
3-year complimentary management
Per official disclosure from Masterise Homes, the developer covers the entire management fee for the first 3 years after handover. During this period, residents only pay for electricity, water, parking and other miscellaneous charges. After 3 years, Marriott invoices and collects the management fee directly.
Reference: payment terms at the original launch (historical)
The plans below are kept for reference. They are the payment structures Masterise Homes offered during the original sales phases, when the towers were still under construction — the instalment milestones and the interest grace "until handover" no longer apply to a completed building. They remain useful for understanding how existing owners bought in, and any remaining primary stock is still sold under a phase policy, but a resale purchase is normally settled by agreement with the seller. Ask on Zalo which terms apply to the specific unit you are looking at.
Payment plans offered during the launch phases
Standard
- Reservation deposit: ~$4,000
- Phase 1: 15% on contract
- Subsequent phases: 10% each
- Handover: remaining 70%
- Best for steady cash flow
Bank Financing
- Pay 30% from own funds
- 70% financed by partner bank
- Principal & interest grace until handover
- Fast underwriting in 3–5 days
- Best for capital-efficient investors
Fast Payment
- Pay 95–100% within 30–60 days
- Up to 8–12% discount
- Furniture or management package bonus
- Best for cash-ready buyers
- Highest investment returns
Bank partners
Grand Marina Saigon releases have typically been supported by major bank partners. For a resale purchase the bank re-appraises the unit and its legal status before disbursing, so terms are decided case by case:
- Techcombank — Strategic partner of Masterise Homes
- VPBank, MB Bank, BIDV — Preferential loan programs
- Loan-to-value: up to 70%
- Tenor: up to 25 years
- Promotional interest rates for 6–24 initial months
Investment potential
Branded Residences offer the highest price and rental upside in luxury real estate. Key benchmarks:
Rental potential
- 1 Bedroom: $1,000–1,600/month
- 2 Bedroom: $1,600–2,800/month
- 3 Bedroom: $2,800–5,000/month
- Rental yield: 3.5–5% / year
Price positioning
Per market research from Knight Frank and Savills (2023–2024), branded residences worldwide are typically priced 25–35% above comparable non-branded luxury apartments. Treat that as a market reference at a point in time, not a promise: the actual price of any unit — including on resale — depends on the unit type, floor, orientation, timing and policy in force. Nothing here is a guarantee that the asset will appreciate, and the rental figures above are indicative only.
Ownership structure
Vietnamese buyers
- Long-term Pink Book ownership
- Full rights to use, transfer, lease, inherit
- Up to 70% bank financing available
Foreign buyers
- 50-year ownership (renewable per regulations)
- Quota limit: 30% of units per tower
- Full rights to transfer and lease
- Bilingual legal support provided
Note
This page is published by Happy Land, an independent sales agent — it is not the official site of Masterise Homes or Marriott International. All prices, areas, unit counts and timelines are indicative and subject to change per the developer's official announcements and per each owner's listing. Please contact Zalo 0903 475 802 for the latest documents, price list and current listings.