For many years, the Vietnamese apartment market has operated according to the logic of optimizing supply: dividing areas to increase the number of products on each floor. According to market reports, more than 67% of new apartment supply in 2025 focuses on small area types — Studio, 1 and 2 bedrooms, ranging from 45–75m². As a result, 3-4 bedroom apartments over 120m² are gradually becoming a “rare commodity”. Even in the high-end segment, 3-bedroom apartments in many projects are only 75–85m². Luxury, therefore, is focused on handover equipment and lacks the “range” of living space.

Need to be clear: this is not a reversal of the entire market. The reduction in area is a direct consequence of rising real estate prices – investors reduce the area of ​​each apartment to keep the total value of the apartment at a more absorbable level, while optimizing profits on each floor. The line of small apartments is therefore still mainstream and will continue.

However, in the luxury segment, some projects choose to go against the flow. Instead of pursuing the absorption problem, they keep large area as the core positioning — because for the upper class, in addition to luxury in materials and services, what is truly scarce and valuable is spacious enough space.

Why do a few projects choose to go upstream?

A large apartment allows separation of functions in the same way that townhouses or villas do: the common living area is separated from the private space, with a home office, a maid’s room, or the main kitchen space, secondary kitchen and sometimes even a garden or swimming pool within the apartment premises. This is something that a 45–75m² compact apartment cannot provide.

On the supply side, devoting a large area to one unit means reducing the number of units on each floor — a decision that is not easy for investors who prioritize floor exploitation efficiency. The number of projects eligible to deploy this type is not many, thereby strengthening the selectivity and sustainable value of the segment.

In Ho Chi Minh City, some projects chose this direction many years ago, taking large space as the core philosophy instead of a plus point. Below are four typical names that Saigon Luxury respectfully introduces to you.

DEFINE — CapitaLand, Diamond Island: redefining privacy standards

DEFINE was developed by CapitaLand Development (CLD) in cooperation with Thien Duc Construction Trading Company Limited, located in the central area of ​​Thu Duc city, on Diamond Island. If I had to choose a keyword for the project, it would be privacy — elevated to a design standard.

The entire shophouse block has been converted into a private supercar parking garage. The resident card is a mandatory pass from the main and side gates, and each apartment building has its own elevator and private lobby leading directly into the house. The entire project is 24 floors high but only has 88 apartments, including 3 bedrooms, 4 bedrooms and penthouses, with areas from 197 to 528m². Of these, 44 3-bedroom apartments (Jardin series) have private landscaped gardens, 44 4-bedroom apartments (Rivière series) have separate swimming pools within the apartment premises. DEFINE is recognized as the apartment project with the largest number of swimming pools in Ho Chi Minh City with 45 swimming pools.

Typical for the large product group is the 4-bedroom – 6-WC apartment, area of ​​325m², with private elevator and private swimming pool. The apartment has a ceiling height of 3.3m indoors and up to 6.6m in the swimming pool area, with 2 designated parking positions in the smart basement. Furniture delivered from leading Italian and Swiss luxury brands. Price ranges from 43 to 62 billion depending on floor.

The exterior design is inspired by the large domes of Monaco, combining the interwoven arrangement of apartments to create a unique appearance. The project owns views of the Saigon River and Thu Thiem urban area. DEFINE was honored at the PropertyGuru Vietnam Real Estate Awards in 2019 and 2021, and also received a green building certification (Gold level) from the Singapore Ministry of Construction.

-> Xem ngay: Define apartment transfer cart

Cove Residences — Empire City Thu Thiem

Cove Residences is a luxury subdivision located in MU11 building, right in front of the Saigon River in the Empire City Thu Thiem complex. The project is developed by the joint venture Tien Phuoc – Keppel Land (Singapore) – Tran Thai – Gaw Capital Partners (Hong Kong), with the design part belonging to Buro Ole Scheeren.

The difference that defines Cove Residences is the area structure. This is an apartment tower with no 1-bedroom units — the smallest product is a 2-bedroom unit. The area table spans: 2 bedrooms 83–101m², 3 small bedrooms 135–157m², 3 large bedrooms 157–183m², 4 bedrooms 212–228m², Duplex 235–259m² and Penthouse at 407m² and 439m². Each floor only has 4 to 6 apartments, low population density.

Duplex apartments have ceiling heights of up to 7m, private elevators and private gardens. The Penthouse with an area of ​​407m² and a ceiling height of up to 8m opens up 360-degree views. The river frontage location, not blocked by other towers towards the Saigon River, provides airy space all year round – in the spirit of “as spacious as a townhouse, as high-class as an apartment” that large-area customers seek.

If you are interested in Cove Residences apartments, see >>here

Brilliant tower cluster — Diamond Island

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

Brilliant was designed by Japanese architect Arata Isozaki – winner of the 2019 Pritzker Prize – with a unique honeycomb architectural concept: rotating direction every 3 to 5 floors, helping most apartments receive wide views and natural wind flow. The project is invested by Kusto Home (part of Kusto Group, headquartered in Singapore), Coteccons is the general construction contractor and Ascott undertakes operational management.

Diamond Island is located on an alluvial island surrounded by the Saigon River and Giong Ong To River, with a total area of ​​8 hectares with low construction density, most of the land fund is for green areas and amenities. Including a 2,300m² saltwater swimming pool – one of the largest in Saigon. With large apartments and private gardens, Brilliant is suitable for multi-generational families who want a separate place to live but still close to the center.

>> You may be interested in:Diamond Island apartment for sale

Vinhomes Dong Khoi — the heart of District 1

Vinhomes Dong Khoi was developed by Vingroup, located at 72A Le Thanh Ton, Ben Nghe Ward, District 1, with three frontages facing Dong Khoi, Le Thanh Ton and Ly Tu Trong streets – right at the existing central core of Ho Chi Minh City.

This is a complex that combines Vincom Center commercial center in the base block (about 50,000m²), Grade A offices from floors 5 to 20, and luxury apartments arranged on the top floors, from floors 21 to 26. The entire apartment complex only includes 93 apartments, 2 to 4 bedrooms, areas from 130 to 357m² — no small area products. The apartment complex has its own elevator, separate from the commercial and office blocks to ensure privacy for residents.

From the high floors, the apartment offers views of the Saigon River and the historic center with Nguyen Hue walking street and Notre Dame Cathedral. The exterior of the building uses a Low-E glass system to help block UV rays and limit heat transfer. The project has been handed over and put into use. With a core location in District 1 and a limited number of apartments, this is one of the scarcest product groups in the city center.

Serenity Sky Villas — “sky villa” in District 3

If there is a project that best demonstrates the spirit of going upstream, it is Serenity Sky Villas. Developed by SonKim Land, the project is located at 259 Dien Bien Phu, Ward 7, District 3 — located in a quiet French villa area, adjacent to the Japanese Consulate and only a few minutes from the center of District 1.

On a land area of ​​only about 1,505m², instead of maximizing the number of apartments, SonKim Land chose to create only 45 “sky villas” – a sky villa model that first appeared in Saigon. The area of ​​the apartments ranges from 70m² to nearly 500m², in which the project brand is defined as a large sky villa group: 2 bedrooms 128–160m², 3 bedrooms 180–241m², 4 bedrooms about 208m², duplex penthouse 372–497m² and a garden villa about 275m².

A special feature is that most units have a private garden and swimming pool right in the apartment, with ceiling heights of up to 7m – recreating the villa experience right on high. The project is designed by Urbnarc, uses Low-E glass system, has been handed over since the 4th quarter of 2018 and has a pink book for each unit. With its super small scale and core location in District 3, Serenity is a testament to putting space and privacy above quantity.

View information >>Serenity Sky Villas for sale

Signals from the transfer market

In actual transactions, Saigon Luxury has seen a sharp increase in demand for large apartments recently. The already limited supply of goods is now even more sought after – with some beautiful apartment locations, there are already customers waiting, ready to spend money as soon as the product appears on the transfer market.

This development reflects the increasing level of interest and scarcity of the large apartment segment in the central area.

Choice for those looking for a true living space

DEFINE, Cove Residences, Brilliant, Vinhomes Dong Khoi and Serenity Sky Villas represent five different approaches to the same philosophy: large areas are the foundation of luxury, not optional extras. Each project has its own strengths in location, design and apartment structure, suitable for different residential needs.

Saigon Luxury is ready to accompany you in understanding the details of each project, comparing options and arranging actual home viewings.