Diamond Sky Van Phuc City — Complete Overview Of The First High-Rise 2026
Mục lục
Diamond Sky — Van Phuc City is the first and only high-rise apartment line currently on sale within Van Phuc City (Thu Duc, HCMC) — a 198-hectare peninsula wrapped on three sides by the Saigon River, developed by Van Phuc Group. A premium S+ product with 100% river-view units, individual long-term pink-book ownership and an expected price from ~130 million VND/m² (handover 2027–2028), Diamond Sky is increasingly on the radar of overseas Vietnamese (Viet Kieu) and domestic investors seeking a premium riverfront home. This overview covers the developer, location, scale, amenities, pricing, ownership eligibility and investment potential.
What Is Diamond Sky Van Phuc City?
| Item | Detail |
|---|---|
| Project | Diamond Sky — Van Phuc City |
| Developer | Van Phuc Group (founded 1995, ~30 years; township investment US$3 billion) |
| Segment | S+ premium |
| Location | QL13 frontage, Hiep Binh Phuoc Ward, Thu Duc — Van Phuc peninsula 198ha |
| Scale | ~296 units (Tower A) — first phase 220 units; Tower B is a hotel (not for sale) |
| Legal | Individual pink book, long-term ownership — legal score 9/10 |
| Handover | Expected late 2027 – 2028 |
After more than a decade developing only low-rise products (villas, townhouses, shophouses), this is the first time Van Phuc City launches a high-rise — and the only one currently selling in the entire township. This pioneer status typically carries strong appreciation headroom for early buyers.
Developer Van Phuc Group — 30 Years Of Trust
Van Phuc Group (founded 1995) has invested around US$3 billion across the township and earned 20+ awards. A rare distinction: the group develops without bank loans — meaning no cash-flow pressure, no forced selling, and the freedom to curate its resident community. The developer’s own family lives within the township.
Van Phuc City is already home to 5,000+ residents and 500+ businesses, with infrastructure operating in reality — not on paper. The clearest proof came in November 2025: while many parts of HCMC flooded badly, Van Phuc City did not flood, thanks to infrastructure built properly from the outset.
Strategic Location — A 3-Side River Peninsula
Diamond Sky sits on the Van Phuc peninsula — one of only four Saigon-River peninsulas in HCMC (with Thu Thiem, Thanh Da, Thao Dien), and the most complete, liveable township today. The project has four road frontages: National Highway 13 (QL13), Nguyen Thi Nhung (35m), Dinh Thi Thi (30m) and an internal axis.
- Tan Son Nhat Airport / District 1: ~9km (around 25 minutes via Pham Van Dong)
- QL13 widening to 60m / 10 lanes + 3.2km elevated (land clearance final stage, expected start Q4/2026)
- Ring Road 3 — expected full-route opening 6/2026
- Ring Road 4 & the HCMC – Thu Dau Mot – Chon Thanh expressway under way
- Metro 3B along the QL13 corridor (planned)
An irreplaceable asset: the state can fund roads, bridges and metro lines, but no one can create a river. Diamond Sky’s riverfront is a permanently scarce value.
Scale & Products — 100% River-View Units
| Unit type | Units | Size |
|---|---|---|
| 1BR + 1 | 61 | 62.51–63.99 m² |
| 2 Bedroom (flagship) | 168 | 91.61–95.99 m² |
| 3 Bedroom | 63 | 127.11–159.04 m² |
| Penthouse | 4 | 220.77–350.55 m² |
| Shophouse | 7 | podium, 4 frontages |
Diamond Sky runs against the unit-shrinking trend: 1BR+ up to 62–64m², 2BR up to 91–96m² — roughly 1.5× the market average — reflecting an “elite-community, homes-must-be-spacious” philosophy. Finished ceiling height is 3.2m (3.385m structural), 10–20cm above market, with built-in handover (ceiling air-con + built-in microwave).
Amenity Ecosystem — Township 198ha + Internal Diamond Sky
Residents enjoy 50+ operating amenities of Van Phuc City: the largest water-music plaza in Southeast Asia (200+ billion VND), two yacht marinas (~90 berths), The Long Park riverside park (3.7km), an international-standard hospital, the bilingual EMASI school and Van Phuc Center mall. Diamond Sky itself adds a 4-season infinity pool, a full level-4 amenity floor (party rooms, gym, yoga, sauna, BBQ) and the ~30,000m² Diamond Sky Mall — filling the township’s one missing retail piece.
Price & Payment Methods
Expected price from ~130 million VND/m² (please confirm the official price list with the developer; a “rumour” figure of 130M/m² circulates). Booking deposit is 500 million VND. Three flexible payment methods: Fast (9.5% discount), Loan (bank funds 70%, developer subsidises 14%/yr interest with a 36-month principal grace period), and Standard (4% discount across 20 instalments).
Note on ownership & financing: Diamond Sky does not sell to foreign nationals — ownership is reserved for Vietnamese citizens and qualifying overseas Vietnamese (Viet Kieu). Bank-loan financing applies to Vietnamese residents only; other buyers use the Fast or Standard payment method. Contact Realtique for an eligibility review.
Ownership Eligibility — Can Foreigners Or Viet Kieu Buy?
Foreign nationals: no. Diamond Sky — Van Phuc City does not sell to foreign individuals; individual long-term pink-book ownership is reserved for Vietnamese citizens. Overseas Vietnamese (Viet Kieu) are warmly welcomed: those who can evidence Vietnamese origin generally qualify for ownership rights equivalent to local citizens — including long-term pink-book tenure, with the right to live in, lease, transfer and inherit. Payment is made via a Vietnamese bank. Foreign nationals who wish to live at Diamond Sky can do so by leasing from an eligible owner. Realtique advises Viet Kieu on origin documentation and the optimal ownership route — contact us for a tailored eligibility review.
Investment Potential
Diamond Sky combines several appreciation drivers: the first high-rise in Van Phuc (pioneer premium); genuine scarcity (only ~1,200 high-rise units across 198ha, just 220 in phase one); a 10-year community with a strong re-investment culture (many residents own 2–3 units and keep upgrading); and the QL13 – Ring Road 3 – Metro 3B infrastructure wave. Nearly 300 bookings have been recorded — mostly from existing Van Phuc residents, a telling signal of insider confidence.
Legal Status & Construction Progress
Legal score 9/10 — individual pink book per unit, long-term ownership, no disputes or planning issues. Progress: groundbreaking 8/8/2025; foundation of 700+ bored piles by Bachy Soletanche (France) completed 12/2025 (ahead of schedule); basement under construction; topping-out expected end 2026; handover 2027–2028. The developer does not rush collections — it only opens the next phase after the current one sells out.
Why Van Phuc City Stands Apart From Other River Peninsulas
HCMC has only four Saigon-River peninsulas, but they are not equal. Thu Thiem offers the prime future-financial-core location at 200–250 million VND/m² for an ultra-narrow buyer pool. Thao Dien is an established affluent enclave but land is scarce and parts flooded in 2025. Thanh Da holds new-planning potential but infrastructure and legals are still pending. Van Phuc is the only one that is already a complete, operating township — and the only one offering a first high-rise at an accessible entry with clear upside.
The QL13 Infrastructure Wave
Diamond Sky fronts National Highway 13, now being widened to 60m/10 lanes with a 3.2km elevated section. Land clearance is in its final stage; once the site is handed over (expected Q1/2027), property values along the axis typically jump. Combined with Ring Road 3 (full-route opening expected 6/2026), Ring Road 4 and the planned Metro 3B, the area benefits from a concentrated public-investment wave. Tellingly, neighbouring projects already market themselves by their proximity to Van Phuc City — the township has become a reference landmark.
Who Diamond Sky Is For
Diamond Sky suits several profiles. Owner-occupiers wanting a spacious, well-connected riverfront home near international schools and a hospital. Investors targeting the pioneer high-rise plus the QL13 infrastructure cycle. Overseas Vietnamese (Viet Kieu) seeking a long-term, appreciating asset back home — many of whom qualify for citizen-equivalent ownership rights. And expatriate tenants working in HCMC who value a low-density, secure, amenity-rich environment to rent. Whichever profile fits you, the common thread is a scarce riverfront asset in a township that already lives and breathes.
Build Quality & Handover Specification
Diamond Sky is handed over with basic finishing using branded materials: Eurotile floors, An Cuong doors, Bosch/Hafele/Teka range hoods, Samsung ceiling air-conditioning, a built-in microwave, Panasonic fittings and Hansgrohe/Rohan sanitaryware. The finished ceiling height of 3.2m (3.385m structural) sits 10–20cm above the market norm, and 100% of bedrooms enjoy natural light — there are no “dark” rooms. The 2BR and 3BR layouts each feature two balconies for cross-ventilation and uninterrupted river views. Built-in air-conditioning and microwave meaningfully reduce a buyer’s fit-out cost and time, letting owners or tenants move in faster. For investors, a near-ready handover shortens the gap between completion and rental income — an important practical advantage for buy-to-let in this segment.
Frequently Asked Questions
Who is the developer?
Van Phuc Group — ~30 years, US$3 billion township investment, develops without bank loans.
How much does it cost?
From ~130M VND/m², booking deposit 500M (confirm official price with the developer).
Can foreigners or Viet Kieu buy?
Foreign nationals cannot own here; overseas Vietnamese (Viet Kieu) with proven origin may qualify for citizen-equivalent ownership.
When is handover?
Expected late 2027 – 2028.
Is it the first high-rise in Van Phuc?
Yes — the first and only high-rise currently on sale in Van Phuc City.
Complete Diamond Sky Guide
Explore the full Diamond Sky — Van Phuc City series for the complete picture before you decide:
- Location — 3-Side River Peninsula & QL13 Infrastructure
- Van Phuc City Amenity Ecosystem
- Internal Amenities — 4-Season Pool & 30,000m² Mall
- Floor Plans — Oversized Units, 100% River View
- 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 Vo
Justin Vo is a Real Estate Consultant at Realtique with a foundation shaped in Japan — strong in research, quick to learn, energetic and approachable.
