Maia Resort Ho Tram: A Foreign Buyer’s Guide to the 50-Year Lease Structure
The two Maia Resort Ho Tram towers inside The Grand Ho Tram complex.
Short answer for foreign buyers: yes — and unusually, on exactly the same terms as Vietnamese buyers. There is no separate quota and no foreign price band here, because the whole project is structured differently from a city apartment. You sign a promise-to-lease agreement, converting to a long-term lease at handover.
That structure is also the single most important thing to understand before buying. The land is commercial-services land with tax paid for a 50-year term running to 2058 — not a freehold pink book. You are buying a time-limited right tied to hospitality use.
Maia Resort Ho Tram sits inside The Grand Ho Tram, a 164 ha complex with about USD 4.2 billion invested, where InterContinental Grand Ho Tram, Holiday Inn Resort Ho Tram Beach, The Bluffs golf course and Ixora Ho Tram are already operating. Everything below is current as of August 2026, including the drawbacks.
Contents
Can foreigners buy at Maia Resort Ho Tram?
Yes, and the policy is identical to that for Vietnamese buyers. Same contract structure — a promise-to-lease agreement first, converting to a long-term lease at handover — with no separate foreign quota and no foreign price band.
That sounds like an advantage, and in one sense it is: for a foreign national wanting to hold Vietnamese resort property, this is one of the few structures that is genuinely accessible. But the reason it is open is that you are not buying freehold title in the first place — which is exactly why the 30% apartment cap does not apply.
The Grand Ho Tram — the context that matters
The zones within The Grand Ho Tram complex.
Maia cannot be assessed in isolation. The Grand Ho Tram covers 164 ha with about USD 4.2 billion invested, and most of the infrastructure is already built and trading:
- InterContinental Grand Ho Tram and Holiday Inn Resort Ho Tram Beach — operating
- The Bluffs golf course — internationally ranked
- Ixora Ho Tram — villa zone, phase 2 handing over from August 2026
- A casino and large-scale entertainment complex
One legally significant point: the entire complex and the adjacent 240 ha Loc An airport site belong to a single legal entity — Ho Tram Project Company (HTP) — and that is also the entity that contracts with buyers. The Loc An airport has investment approval in principle but has not been built.
The Bluffs golf course, one of the operating amenities.
Who is behind it
The ownership chain: HTP is a subsidiary of Asian Coast Development Ltd (ACDL), and ACDL sits under Lodgis Hospitality — a joint venture between Warburg Pincus, the US private equity firm, and VinaCapital. Warburg Pincus is a familiar name in Vietnam through investments in Vingroup, Techcombank, Novaland, Becamex and MoMo.
On the operating side, MAIA is the premium resort brand within the Fusion ecosystem — a Lodgis subsidiary managing over 5,500 keys across Vietnam, Thailand and Cambodia, including the Metropole Hanoi, Fusion Da Nang, Fusion Cam Ranh and Raffles Hotel Le Royal. MAIA is built around a culinary wellness philosophy and personalised service.
Architecture is by Dewan Architects + Engineers, with more than 450 projects globally including St. Regis Resort and Nujuma – Ritz Carlton Reserve.
Apartments and villas
Maia occupies 7 ha with 1,244 apartments and 36 villas:
- Peace Tower — 634 apartments, currently selling
- Happy Tower — 610 apartments
- Villas — 36 units
Peace Tower is 32 storeys with no basement. Levels 1–2 form the podium, level 3 holds apartments with private pools, levels 4–31 are typical apartments and level 32 is penthouse. Each floor has 19–25 units.
| Apartment type | Area (m²) |
|---|---|
| Studio | 35 |
| 1 bedroom | 49 |
| 2 bedrooms, standard | 65 |
| 2 bedrooms, luxury | 80 |
| 1 bedroom with pool | 60 |
| 2 bedrooms with pool | 90 |
| Penthouse | 200 |
Show apartment at Maia Resort Ho Tram.
Kitchen area in the show apartment.
On vertical transport, levels 3–24 are served by six lifts per floor; levels 23–32 have three dedicated lifts running from level 2 and not serving levels 3–24. That separation of resident flows is a meaningful detail in a 32-storey tower.
The clubhouse and pool.
Seaforest Villa and Ixora
Seaforest Villa.
The Seaforest Villa line offers two handover options: shell-and-core externally finished without furniture and operating equipment, or fully finished including FF&E. Buyers choosing the FF&E package can register up to six months before handover, at an indicative VND 3 billion (excluding VAT) for a two-bedroom villa and VND 4.5 billion for a three-bedroom.
On pricing, the developer’s published schedule puts two-bedroom Seaforest Villas (land about 256 m², built area about 192 m²) at roughly VND 15–17 billion, and three-bedroom villas (land about 405 m², built about 283 m²) at roughly VND 21–24 billion. These are ranges by product line; individual prices depend on plot position and aspect.
Living and dining space inside a villa.
Alongside Maia, the complex includes Ixora Ho Tram with Beachfront Villa, Beachview Villa and resale condotel product. Ixora phase 2 began handing over in August 2026.
The rental programme: what the numbers actually say
| Item | Term |
|---|---|
| Participation | Optional — join the rental programme or keep the unit for personal use |
| Guaranteed return | None |
| Revenue share | 40% of room revenue |
| Owner stay entitlement | 40 free stay points |
Timeline and access
| Milestone | Timing |
|---|---|
| Construction start | Expected Q4 2025 |
| Maia handover | Expected Q3 2027 |
| Ixora Ho Tram phase 2 | Handover from August 2026 |
The site is about 90 minutes from central Ho Chi Minh City and around 30 minutes from Long Thanh International Airport once that opens. The area adjoins the 11,000 ha Phuoc Buu primary forest and has natural hot springs.
Who this suits — and who it does not
Worth considering if you:
- Want a coastal second home within driving distance of Ho Chi Minh City, in a complex where the infrastructure already operates rather than a wholly new scheme.
- Are a foreign national wanting to hold Vietnamese resort property — the contract structure here is genuinely open to you.
- Understand and accept time-limited tenure, and treat this as a cash-flow asset rather than a store of value.
Not for you if you:
- Need a long-term pink book for mortgage security, inheritance planning or peace of mind about land value.
- Expect a fixed annual income — there is no guaranteed return, only a revenue share.
- Need liquidity. The secondary market for 50-year resort product is far thinner than for city apartments.
Frequently asked questions
Read next
- Foreign buyer guide to Vietnamese property — how leasehold resort structures compare with freehold apartments.
- Charmora City Nha Trang — another resort-city option, and why it is closed to foreign buyers.
