Diamond Sky Floor Plans — Oversized Units, 100% River View
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One of Diamond Sky’s biggest differentiators is its oversized units that run against the market’s shrinking trend. This article analyses every unit type, sizes, layouts and floor plates — so you can choose the right unit for your needs, whether to live in, lease or invest.
Diamond Sky Unit Types (Tower A)
| Unit type | Units | Size | Note |
|---|---|---|---|
| 1BR + 1 | 61 | 62.51–63.99 m² | Lease / invest |
| 2 Bedroom | 168 | 91.61–95.99 m² | Flagship line |
| 3 Bedroom | 63 | 127.11–159.04 m² | Family, river view |
| Penthouse | 4 | 220.77–350.55 m² | Top floor, bare handover |
| Shophouse | 7 | podium | 4 frontages |
100% of units have river views, with no obstructed unit. Versus the market (1BR ~40–50m², 2BR ~60m²), Diamond Sky units are roughly 1.5× larger — the “elite community, spacious homes” philosophy of Van Phuc Group.
The “Large Unit” Philosophy — Curating An Elite Community
Why does Diamond Sky build large units against the trend? The answer lies in the developer’s financing model: no bank loans, so no pressure to sell fast. Without needing to optimise cash flow by shrinking units to lower the ticket price, the developer can build large units to curate its resident base. Van Phuc’s history shows this too: townhouses started at 5×20m in the early days and grew to 7×20m then 9×20m. A consistent philosophy: homes must be spacious for an elite community.
Population Quota — Why It Can Build Big
A little-known legal point: each area has a population-density quota that forces many projects to build small units. But Van Phuc City — which had never developed a high-rise in over a decade — still has spare population quota. The developer could build small units to sell more, yet deliberately chose large units. It is a strategic choice, not a constraint.
Per-Line Analysis — Who Each Unit Suits
1BR+ (62–64m²): the lease/investment line with optimal capital, ideal for professionals and singles. 2BR (91–96m², flagship): young families living in — nearly 1.5× a market 2BR, with two balconies. 3BR (127–159m²): larger families, beautiful river views, corner balconies with privacy glazing. Penthouse (220–350m²): bare handover for affluent buyers to customise, scarce at only 4 units.
Handover Specification
| Item | Brand / standard |
|---|---|
| Living/kitchen floor | Eurotile |
| Doors | An Cuong (2-leaf) |
| Range hood | Bosch / Hafele / Teka |
| Microwave | Built-in (supplied) |
| Air-conditioning | Samsung — ceiling type |
| Switches | Panasonic |
| Basin & tap | Rohan / Hansgrohe |
Finished ceiling height is 3.2m (3.385m structural) — 10–20cm above market. Built-in handover (ceiling air-con + built-in microwave) cuts buyers’ fit-out cost and time meaningfully.
How To Choose By Floor & Aspect
Choosing rule: higher floors give wider, more private river views; 2–3BR units have two balconies, so prioritise aspects that catch the river breeze and avoid harsh afternoon sun. Since all units have river views and none are obstructed, the difference is mainly floor height, balcony aspect and proximity to the amenity block. Realtique can advise the optimal unit for your budget and view preference.
Penthouse — Scarce At 4 Units, Bare Handover
Level 20 is reserved for penthouses (220–350m²), and Van Phuc offers a 5-bedroom unit for the first time — enough for a multi-generational family. Penthouses are handed over bare so owners can fully customise their living space and enjoy panoramic top-floor views. With only four units, it is a genuinely scarce, collectible product.
Net Area vs Carpet Area — A Contract Note
When reviewing layouts, distinguish net (usable) area from carpet (centre-line) area shown on the contract. At Diamond Sky the smallest unit is ~62–64m² net (~69m² carpet), 2BR ~91–96m², 3BR from 127m². Knowing these figures lets you compare units accurately — and against other projects — avoiding confusion at decision time.
Which Unit For Which Investor
For investment: the 2BR flagship (168 units) has the broadest buyer pool and best resale liquidity; the 1BR+ suits buy-to-let with optimal capital; 3BR and penthouses are scarcer and more selective but hold value well through their rarity. Overseas Vietnamese (Viet Kieu) should note that bank financing applies to Vietnamese residents only — most use the Fast or Standard payment method; foreign nationals are not eligible to own here.
Booking & Securing The Best Units
With only 220 units in phase one and nearly 300 bookings recorded, the best units (high floors, prime river aspect, the flagship 2BR line) are taken quickly. When buying, define your goal (live-in vs invest), weigh floor and aspect against budget, prepare the 500-million booking deposit to lock your preferred unit, and check net vs carpet area on the contract. Realtique checks live availability and holds units on your behalf.
Ceiling Height & Natural Light
Diamond Sky hands over with a finished ceiling height of 3.2m (3.385m structural) — 10–20cm above the market norm — creating an airy, premium feel. Crucially, 100% of bedrooms have natural light; there are no dark interior rooms. Both the 2BR and 3BR layouts feature two balconies, optimising ventilation and river views.
Balcony & Privacy Design
2BR and 3BR units come with two balconies; corner 3BR units have a corner balcony with half-glazing for privacy, while standard balconies use full glazing for open views. This attention to balcony design reflects the developer’s focus on both lifestyle and resident privacy — a detail that matters daily.
Move-In Ready For Owners & Tenants
Because units are handed over with built-in essentials (ceiling air-conditioning and a built-in microwave) plus branded finishes, the gap between handover and move-in — or first rental income — is short. For investors, a near-ready unit means faster leasing; for owner-occupiers, lower fit-out cost and time. A mid-range furnishing package typically pays for itself through higher rent and quicker tenant placement on the 1BR+ and 2BR lines.
A Simple Framework To Choose Your Unit
Choosing well comes down to three questions. First, purpose: to live in, to lease, or both — owner-occupiers should weight layout flow and view, investors should weight price-to-rent and liquidity. Second, all-in budget: add roughly 12% (VAT plus the 2% maintenance fund) and, if you are a Vietnamese resident borrowing, model the monthly repayment against expected rent. Third, floor and aspect: higher floors for skyline river views and resale appeal, mid floors for value. Run any unit through these three filters and the shortlist narrows quickly.
Furnishing & Fit-Out Considerations
Because apartments are handed over with basic finishing, budget for furniture (ceiling air-con and a built-in microwave are already supplied). For leasing, a mid-range furnishing package typically pays for itself through higher rent and faster tenant placement, especially for the 1BR+ and 2BR lines aimed at professionals. Penthouse buyers, receiving a bare shell, should plan a proper design-and-build budget but gain full freedom to create a bespoke, high-value home.
Matching Unit To Buyer Goal
The right unit is the one matched to your goal. Investors prioritising yield and liquidity gravitate to the 1BR+ and the 2BR flagship; families prioritising space choose the 3BR with its corner balconies and river outlook; and buyers seeking scarcity and a bespoke home target the four penthouses. Overseas Vietnamese (Viet Kieu) should factor ownership structure and payment method early, since bank financing is reserved for Vietnamese residents and foreign nationals cannot own here. Whatever your profile, the constants are 100% river views, oversized layouts and a near-ready handover — a combination that supports both comfortable living and efficient leasing across the cycle.
The Bottom Line On Units
Diamond Sky’s oversized, 100%-river-view units are a deliberate counter-trend move that signals confidence and targets an elite, long-term resident base. The 2BR flagship balances liveability and liquidity; the 1BR+ optimises buy-to-let; the 3BR suits larger families; and the four penthouses offer genuine scarcity. With 3.2m finished ceilings, natural light in every bedroom and a near-ready handover, the product is built for both comfortable living and efficient leasing. Choose by purpose, all-in budget, and floor-and-aspect — and let Realtique check live availability and hold your preferred unit before the best layouts are taken.
FAQ (Extended)
Can foreigners own here?
Foreign nationals cannot own Diamond Sky; ownership is for Vietnamese citizens and qualifying overseas Vietnamese (Viet Kieu). Bank financing is for Vietnamese residents only.
Are penthouses finished?
No — penthouses are handed over bare for full customisation.
Which unit has the best resale liquidity?
The 2BR flagship line (168 units) has the broadest buyer pool.
Realtique Expert Insight
The 2BR line (~91–96m²) is the most balanced choice between owner-occupation and wealth preservation — spacious, broad buyer pool, good liquidity. 1BR+ is optimal for leasing; 3BR and penthouses are for those seeking space and scarcity.
In Realtique’s assessment, this is a factor worth weighing carefully before deciding. We analyse on real data and the client’s long-term interest — no sugar-coating, no hidden drawbacks. Leave your details for an in-depth consultation and a per-unit analysis tailored to your goals.
FAQ
How many unit types?
1BR+, 2BR, 3BR, Penthouse and podium shophouses.
Smallest size?
1BR+ from ~62.5m² (net).
Ceiling height?
3.2m finished (3.385m structural), above market.
Do all units have river views?
Yes — 100%, with no obstructed unit.
Complete Diamond Sky Guide
Explore the full Diamond Sky — Van Phuc City series for the complete picture before you decide:
- Diamond Sky Van Phuc City — Complete Overview
- Location — 3-Side River Peninsula & QL13 Infrastructure
- Van Phuc City Amenity Ecosystem
- Internal Amenities — 4-Season Pool & 30,000m² Mall
- Price & 3 Payment Methods 2026
- Investment Potential — First High-Rise In Van Phuc
- Van Phuc Group Developer & Legal Status
- Why Diamond Sky Is The Opportunity Of The Decade — Expert View
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Justin Chau
Justin Chau is a Senior Property Advisor at Realtique, guiding investors and owner-occupiers alike.
