Penthouse Palm River: Duplex Layout, Private Pool | October 2026 Update

What is Palm River, who is the developer, and what is the current stage?

Quick Answer: Palm River is a riverfront high-rise apartment subdivision within the Palm City urban area, Binh Trung Ward, HCMC. The project is developed by Huong Viet Properties, with Nam Rach Chiec LLC as the legal entity. Construction commenced on June 16, 2026, and the sales kick-off was held on August 12, 2026. It is currently in its first sales phase and has not been handed over.

Many online portals still list the developer as "Keppel – Huong Viet Holdings." However, according to the official project website (palm-city.com.vn), the developer is Huong Viet Properties (HVP). If you read materials stating otherwise, it is highly recommended to double-check before signing any documents.

Palm City is not an empty plot of land. The Palm Residence low-rise subdivision is already inhabited, and The American School (TAS) is located within the area. Palm River is the first high-rise subdivision of this new development phase.

Where is Palm River located? Is it convenient to access Thu Thiem and the city center?

Quick Answer: Palm River is located in the Palm City urban area, fronting Song Hanh Street, Binh Trung Ward (formerly District 2), along the Giong Ong To River. It is right next to the An Phu intersection, at the start of the HCMC – Long Thanh – Dau Giay Expressway, and adjacent to the Thu Thiem New Urban Area.

In local terms, Palm City is situated at a "gateway." Heading into Thu Thiem or through the tunnel to District 1 is a familiar route. Getting on the expressway to Long Thanh is also straightforward. I will not list specific travel times because rush hour on Song Hanh Street and the An Phu intersection is vastly different from off-peak hours. I highly recommend driving the route yourself at 8:00 AM and 6:00 PM before making a decision.

The most valuable aspect of this location is the river frontage. Palm River sits right on the Giong Ong To River, with a riverside park currently under construction by the developer. For a penthouse, high-floor river views dictate a major portion of its value.

Keep in mind: The East area is still under heavy development. For the next 2–3 years, there will be active construction sites nearby, including within Palm City itself.

What are the price levels for HCMC luxury apartments in 2026?

Quick Answer: According to Avison Young Vietnam, in Q2/2026, the average primary price for ultra-luxury apartments in HCMC was nearly $18,000/m² (approx. 470 million VND/m²). The general luxury segment starts from over $8,000/m² (over 200 million VND/m²). The Palm River penthouse, expected to be over 280 million VND/m², sits comfortably between these two groups.

The crucial figure is not "how much prices have increased," but rather how much supply is left. According to CBRE Vietnam, by the end of Q2/2026, apartment inventory in the old HCMC area was only about 2.3% of the cumulative supply. Concurrently, the average primary price was around 76 million VND/m² (excluding VAT and maintenance fees), up 16% year-on-year.

In the East area, pricing is highly polarized. The HCMC Department of Construction reports standard prices in wards like Binh Trung, An Khanh, and Cat Lai hover around 45–55 million VND/m². However, projects with prime locations and comprehensive amenities can reach 65–160 million VND/m², or even approach 200 million VND/m².

For a point of comparison: the Ministry of Construction's early 2026 report noted asking prices at Metropole Thu Thiem at 330–448 million VND/m², and Grand Marina Saigon at 440–557 million VND/m². Keep in mind these are asking prices for handed-over units, not primary prices for new projects.

So, is 280 million VND/m² for a penthouse in Palm City expensive or cheap? My honest answer: it is not cheap. It is significantly higher than the general East area average, but noticeably lower than branded residences in Thu Thiem and Ba Son. You are paying for the extreme rarity of the penthouse class, the river frontage, and the low density, not just speculating on rising prices.

I will not predict how much prices will rise. Mid-2026 market reports suggest primary prices are anchoring high with little quarter-over-quarter fluctuation, mainly driven by rising development costs.

How many floors does the Palm River Penthouse have, and what is the layout?

Quick Answer: The Palm River Penthouse is a two-story duplex unit. According to the proposed layout by interior design firm Dark Horse, the main floor is approximately 360m², featuring three en-suite bedrooms, a study room, and a seamless living-dining-kitchen area. The rooftop features a private pool, an entertainment room, and curved terraces.

A quick disclaimer: the word "proposed" means this is a suggested arrangement. This is not yet the final floor plan attached to the sales contract. Areas, wall placements, and pool dimensions may still be adjusted. The description below is my reading of the layout; please cross-reference this with the official floor plans once released by the developer.

What is on the ~360m² main floor?

Looking at the plan, the main floor is clearly divided into three zones:

• Reception/Living Zone (facing the curved glass facade): A living room with a large circular sofa set, a piano corner, a dining table for about 10, and a secondary seating area. A long balcony runs along the front.
• Kitchen and Service Zone (center of the unit): A kitchen island and high-stool bar. Behind this is a row of restrooms, a storage room, a laundry area, and a secondary "wet" kitchen — those who cook heavy Asian meals will love this, as odors won't spread to the living area.
• Private Zone (both ends of the unit): The master suite is completely isolated on one side, featuring a private seating area, a bathtub, and a walk-in closet. On the opposite side are two bedrooms, each with an en-suite bathroom, adjacent to a small study room.

My favorite feature is how far the master suite is separated from the living area. Even in a large family or when hosting frequently, the owner still retains a truly quiet sanctuary.

What is the rooftop private pool like?

A spiral staircase from the living room leads straight up to the roof. Based on the drawing, the rooftop consists of three parts:

• A private pool with a rectangular design, located in the center of the terrace.
• A covered entertainment room equipped with sofas — perfect as a home theater, evening lounge, or a seating area on rainy days.
• Curved terraces wrapping around the edge of the unit, complete with planters and walking paths.

The drawings do not specify the rooftop area or pool dimensions. I will update this once official numbers are out, and I strongly suggest you ask directly for these two figures during consultation.

What type of family suits this layout?

This 3-en-suite-bedroom plus study layout is perfect for a family of 4–6, or a multi-generational family. The secondary kitchen and service strip indicate the unit was designed with live-in domestic help in mind. Singles or couples could comfortably live here, albeit with surplus rooms.

How much is the Palm River Penthouse, and which towers are launching first?

Quick Answer: As of October 2026, the expected price for the Palm River Penthouse is over 280 million VND/m², based on information Achieve Realty VN has received during the distribution process. The initial phase will release penthouses in towers T3 and T4 first. The developer has not released an official price list; the exact price for each unit will be finalized in the contract.

Penthouse price vs. Standard Palm River apartments

At the August 12, 2026 kick-off event, the developer announced Palm River apartment prices starting from 168 million VND/m² (net clear area). This includes VAT and maintenance fees, with fully finished interiors, prior to any payment method discounts.

A penthouse at over 280 million VND/m² means it is about 1.7 times more expensive than standard units. The premium accounts for being on the top floor, the duplex layout, the private pool, and the extreme scarcity.

Roughly how much is one penthouse unit?

An illustrative calculation: Just taking the 360m² main floor multiplied by 280 million VND/m² already totals around 100 billion VND. The actual figure could be higher because:

• Rooftop area is not yet factored in (figures unannounced).
• It is unclear whether the penthouse price is calculated based on net clear area (NSA) or built-up area (GFA), and how the terrace space is priced.
• "Over 280 million VND/m²" is the base price; different floors and views will have varying premiums.

I provide this calculation to give you a realistic budget bracket, not as an official quote. Achieve Realty VN will send you the exact price per unit once the developer issues it.

Do standard payment policies apply to the penthouse?

For standard apartments, the developer announced four payment methods: fast, bank loan, special, and standard. The highest discount for early payment is noted up to 13%; the loan option includes 24-month interest support and up to 60 months of principal grace period.

There is no written confirmation yet on whether penthouses will utilize these exact policies or have separate ones. Every policy slide states they apply at the time of issuance, so you must confirm this in writing before placing a deposit.

What is notable about the Phase 1 T3 & T4 penthouses?

Phase 1 sales documents focus on towers T3 and T4, each featuring 6 units/floor with 5 elevators. The penthouses in these two towers are the first of the ultra-premium tier to be released. If you want to secure a specific view and location, you should register early, as the number of penthouses per tower can be counted on one hand.

Should you buy a Palm River Penthouse to live in or for investment?

Quick Answer: The Palm River Penthouse is suitable for long-term residency if you want a spacious home with a private riverside pool, or if you are looking to hold a rare asset for 5–10 years. This unit is not suited for short-term flipping or generating immediate rental cash flow, as handover is slated for late 2028.

What to check before registering for the Palm River Penthouse?

Quick Answer: There are five things to clarify before depositing on a Palm River penthouse: sales eligibility legals, area calculation methods, rooftop and pool areas, applicable payment policies, and public developer information. Everything should be in writing.

• Sales Legals: As of September 2026, some sources note that the construction permit number, eligibility to sell documents, and bank guarantees have not been publicly disclosed. You should request to see these documents before signing the contract.
• Area Calculation: Clearly ask for the net clear area (NSA) of each floor, whether the terrace is charged, and at what unit price.
• Private Pool: Ask about the dimensions, depth, structural load-bearing capacity, and who is responsible for maintenance and waterproofing.
• Penthouse Policies: Discounts, payment schedules, and gifts for standard apartments do not automatically apply to penthouses.
• Developer Information: The project website lists a sanction decision by the State Securities Commission against Nam Rach Chiec LLC related to past bond information disclosures. The developer explains this is unrelated to the project's legal status. You should read this directly to form your own assessment.

I bring this up not to scare you. When buying a 100 billion VND asset, asking detailed questions is standard practice, and a reputable developer will be able to answer them all.

Frequently Asked Questions about Palm River Penthouse