Luxury Apartments: Why Space Matters More Than Materials

For years, Vietnam’s apartment market has operated on a logic of optimizing supply: subdividing floor space to increase the number of products per level. According to market reports, over 67% of new apartment supply in 2025 is concentrated in small-format types — Studios, 1 and 2-bedroom units, ranging from 45–75m². The consequence is that 3–4 bedroom units above 120m² have gradually become “rare commodities.” Even in the premium segment, 3-bedroom apartments at many projects only measure 75–85m². Luxury, therefore, gets compressed into finishing materials while losing the true “scale” of living space.

It should be noted: this is not a reversal of the entire market. Size reduction is a direct consequence of rising property prices — developers reduce per-unit area to keep total apartment values at more absorbable levels while optimizing floor profitability. The small-apartment segment therefore remains dominant and will continue to be.

However, in the luxury segment, several projects have chosen to swim against the current. Rather than chasing absorption formulas, they maintain large floor areas as their core positioning — because for the upper echelon, beyond luxury in materials and services, what is truly scarce and valuable is adequate, generously proportioned space.

Why Few Developers Buck the Trend

A spacious apartment allows functional separation in the manner of townhouses or villas: shared living areas distinct from private zones, dedicated home office space, domestic staff quarters, dual kitchens, and sometimes even gardens or pools within the apartment’s premises. This is something a compressed 45–75m² unit cannot deliver.

From the supply side, allocating large floor areas to a single unit means reducing the number of units per floor — a challenging decision for developers prioritizing floor yield efficiency. Few projects have the capacity to pursue this typology, thereby reinforcing the selectivity and sustained value of the segment.

In Ho Chi Minh City, several projects have chosen this direction for many years, adopting spacious layout as core philosophy rather than a premium add-on. Below are four exemplary developments that Saigon Luxury is honored to present to you.

DEFINE — CapitaLand, Diamond Island: Redefining Privacy Standards

DEFINE, developed through a partnership between CapitaLand Development (CLD) and Thien Duc Construction Trading Company, is located in the central Thu Duc City area on Diamond Island. If one keyword defines the project, it is privacy — elevated to a design standard.

The entire shophouse block has been converted into a private supercar basement. A resident card functions as the mandatory access pass at both main and secondary gates, and each unit axis features a private elevator and dedicated foyer leading directly to the residence. The entire 24-story project contains precisely 88 apartments — comprising 3-bedroom, 4-bedroom, and penthouse units ranging from 197 to 528m² in area. Of these, 44 three-bedroom units (Jardin line) feature private landscape gardens, while 44 four-bedroom units (Rivière line) include isolated pools within the apartment grounds. DEFINE holds the distinction of being Ho Chi Minh City’s apartment project with the highest number of private pools, featuring 45 in total.

Exemplifying the larger product category is the 4-bedroom, 6-bathroom unit of 325m², featuring a private elevator and dedicated pool. The apartment boasts 3.3m ceiling heights indoors, rising to 6.6m in the pool area, with 2 designated parking spaces in an intelligent basement. Interior finishes are sourced from leading luxury brands of Italy and Switzerland. Pricing ranges from 43–62 billion VND depending on floor level.

The external design draws inspiration from Monaco’s grand vaulted rooflines, combined with an interlocking apartment arrangement creating a distinctive appearance. The project commands views of the Saigon River and the Thu Thiem urban district. DEFINE has been honored at the Vietnam PropertyGuru Real Estate Awards in 2019 and 2021, and received Green Building Certification (Gold) from Singapore’s Ministry of Building and Construction.

-> See now: DEFINE apartment resale inventory

Cove Residences — Empire City Thu Thiem

Cove Residences is a luxury sub-project located in Tower MU11, directly fronting the Saigon River within the Empire City Thu Thiem complex. The project is developed through a joint venture of Tien Phuoc – Keppel Land (Singapore) – Tran Thai – Gaw Capital Partners (Hong Kong), with architectural design by Buro Ole Scheeren.

The defining distinction of Cove Residences is its floor area structure. This residential tower contains no 1-bedroom units — the smallest offering is 2-bedroom units. The area range is extensive: 2-bedroom 83–101m², smaller 3-bedroom 135–157m², larger 3-bedroom 157–183m², 4-bedroom 212–228m², Duplex 235–259m², and Penthouse at 407m² and 439m². Each floor houses only 4 to 6 units, creating low resident density.

The Duplex units feature ceiling heights up to 7m, with private elevators and personal gardens. The 407m² Penthouse, in particular, with ceiling heights reaching 8m, commands 360-degree views. The riverfront positioning, unobstructed by other towers regarding Saigon River views, provides year-round expansive surroundings — perfectly embodying the “spacious as a townhouse, as luxury as an apartment” philosophy that large-area-seeking residents pursue.

For inquiries about Cove Residences apartments, see >> here

Brilliant Tower Cluster — Diamond Island

Brilliant is Phase 1 of the Diamond Island project, the first completed and handed-over tower cluster. The tower cluster comprises 250 apartments with usable areas ranging from 82m² to 640m², diverse in typology from 2–3 bedrooms to Duplex, Sky Villa, and Pool Villa.

Brilliant is designed by renowned Japanese architect Arata Isozaki — winner of the 2019 Pritzker Prize — employing a distinctive honeycomb architectural concept: every 3 to 5 floors rotates orientation, allowing most apartments to capture expansive views and natural ventilation. The project is developed by Kusto Home (part of Kusto Group, Singapore-headquartered), with Coteccons as general contractor and Ascott providing management services.

Diamond Island sits on an artificially created island surrounded by the Saigon River and Giong Ong To River, spanning 8 hectares with low development density, with the majority of land dedicated to green spaces and amenities. This includes a 2,300m² saltwater swimming pool — among the largest in Saigon. With spacious units and private gardens, Brilliant suits multi-generational families seeking isolated sanctuary while remaining close to the center.

>> You may be interested: Buying apartments at Diamond Island

Vinhomes Dong Khoi — Heart of District 1

Vinhomes Dong Khoi, developed by Vingroup, is located at 72A Le Thanh Ton Street, Ben Nghe Ward, District 1, with three frontages facing Dong Khoi Avenue, Le Thanh Ton Street, and Ly Tu Trong Street — directly in the existing central core of Ho Chi Minh City.

This is an integrated complex combining the Vincom Center retail hub at the base (approximately 50,000m²), Grade-A office space from floors 5 through 20, and a luxury apartment zone on the upper floors, floors 21 to 26. The entire apartment section comprises only 93 units in 2 to 4-bedroom configurations, with areas from 130 to 357m² — with no small-format products. The apartment zone features dedicated elevators, separated from retail and office blocks to ensure resident privacy.

From the upper floors, apartments command views of the Saigon River and panoramic vistas of the historic central district featuring the Nguyen Hue pedestrian street and Notre-Dame Cathedral. The building exterior employs a Low-E glazing system that blocks UV rays and reduces heat transmission. The project has been completed and is in use. With its prime District 1 location and limited unit count, it represents one of the rarest apartment product categories in the city center.

Serenity Sky Villas — “Sky Villas” in District 3

If there is a project that most clearly manifests the counter-current spirit, it is Serenity Sky Villas. Developed by SonKim Land, the project is located at 259 Dien Bien Phu Street, Ward 7, District 3 — nestled within a serene French villa neighborhood, adjacent to the Japanese Consulate and mere minutes from District 1’s center.

On a land plot of merely approximately 1,505m², rather than maximizing unit count, SonKim Land chose to create just 45 “sky villas” — a villa-in-the-sky model making its Saigon debut. Unit areas span from 70m² to nearly 500m², with the project’s signature offering being the larger sky villa category: 2-bedroom 128–160m², 3-bedroom 180–241m², 4-bedroom approximately 208m², garden-floor penthouse 372–497m², and one garden villa of approximately 275m².

A distinguishing feature is that most units include private gardens and pools within the apartment itself, paired with ceiling heights up to 7m — recreating the villa experience at height. The project, designed by Urbnarc, employs Low-E glazing systems, was delivered from Q4/2018, and carries individual land titles. With its ultra-compact scale and prime District 3 position, Serenity demonstrates the priority of space and privacy over unit quantity.

See information >> Serenity Sky Villas sales

Signals from the Resale Market

From actual transaction experience, Saigon Luxury observes a surge in demand for large-area apartments in recent times. Available inventory, already limited, is now increasingly sought after — with certain premium units, prospective buyers are already standing by, ready to commit when products appear on the resale market.

This development reflects increasing interest levels and the scarcity premium attached to large-area apartment products in central areas.

Choice for Those Seeking Genuine Living Space

DEFINE, Cove Residences, Brilliant, Vinhomes Dong Khoi, and Serenity Sky Villas represent five distinct approaches to the same philosophy: generous floor area is the foundation of luxury, not an optional upgrade. Each project possesses distinct strengths in location, design, and unit composition, suited to different residential aspirations.

Saigon Luxury stands ready to accompany you in thoroughly investigating each project, comparing options, and arranging physical viewings.