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Sun Saphia Residence Da Nang: Sun Group’s First Beachfront Apartment Tower Kicks Off Sales — 30 Floors in Ngu Hanh Son, Tourist-Apartment Legal Status, No Price Yet — 5 Things to Check Before You Book
Quick answer: Sun Saphia Residence is a tourist-apartment tower of 30 floors plus 2 basements developed by Sun Property (Sun Group’s property arm) at the junction of Vo Nguyen Giap – Truong Sa – Nguyen Duc Thuan in Ngu Hanh Son ward, Da Nang, about 300 m from the sea and next to Son Thuy beach. The developer calls it Sun Group’s first beachfront apartment project in Da Nang; a sales kick-off for roughly 1,500 agents took place on 23 October 2026, and agencies have started taking booking deposits (VnExpress, 26 Oct 2026 (sponsored feature); CafeF/Thanh Nien Viet, 26 Oct 2026; Thuong Gia, 26 Oct 2026).
Realtique’s reading of everything published up to the morning of 27 October 2026 comes down to three points a buyer must get right before reserving: this is a tourist apartment on commercial-service land (legal name: Hai Minh Tourist Apartment and Commercial Services Complex), which is a different animal from the long-term-title residential apartments at Sun Symphony Residence 5 or Sun FourS Tower; the unit count, unit sizes and prices have not been released by the developer through the press (the sponsored feature says “nearly 800 units”, the agent brochure says 782, and the prices circulating on social media cannot be verified); and foreign individuals cannot buy this asset class — on top of which Sun Group’s Da Nang sales policy has so far not been opened to foreigners even for residential apartments. This article separates what is confirmed from what is sales material, places the project on the Sun Group Da Nang price ladder, and lists five things to check before you book. Other Sun Group projects in Da Nang that Realtique tracks: Sun FourS Tower and Sun Galaxy Complex. This is not investment advice.
Sun Saphia Residence — Status as of 27 Oct 2026
Table of Contents
What Sun Saphia Residence Is, Where It Is, Who Is Behind It — and What “Saphia” Means
Sun Saphia Residence is a single apartment tower that Sun Property — Sun Group’s real-estate developer — brought to market in late October 2026 under the legal name Hai Minh Tourist Apartment and Commercial Services Complex. It sits at the Vo Nguyen Giap – Truong Sa – Nguyen Duc Thuan junction in Ngu Hanh Son ward (the former Khue My area), roughly 300 m from the sea, near the Do Toa river, the Marble Mountains and the My Khe coastal strip (CafeF/Thanh Nien Viet, 26 Oct 2026; Thuong Gia, 26 Oct 2026). The VnExpress feature places it “near Son Thuy beach” and leans on a chain of three beach parks (Son Thuy, the park opposite the project, and Huyen Tran Cong Chua) (VnExpress, 26 Oct 2026 (sponsored feature)).
“Saphia” is easy to confuse. The name belongs to the Saphia hotel, condotel, apartment and residential zone — an older subdivided master plan in Khue My where most plots were sold to small owners who built hotels; some plots in that zone are even being auctioned by the civil-enforcement authority in 2026. Sun Saphia Residence is one plot inside that area that Sun Property is developing as a tower — not the whole “Saphia urban area”. When you visit, ask for the plot number and the legal project name (Hai Minh) on the paperwork, not just “Saphia”.
What has already happened: on the morning of 23 October 2026 Sun Property held its kick-off at KOI Resorts & Residence Da Nang, 11 Truong Sa, with about 1,500 sales staff from agencies that received distribution certificates (VnExpress, 26 Oct 2026 (sponsored feature); agent brochure page, updated 18 Oct 2026). Agent pages have since started taking bookings; the figure most often posted on social media is VND 50 million per unit — an agent number that Realtique has not seen confirmed by the developer.
Illustrative photo of My Khe beach, Da Nang (not Sun Saphia Residence) · Photo: . Ray in Manila · Wikimedia Commons · CC BY 2.0 (Realtique image kit)
Scale: 30 Floors Is Confirmed — but Is It “Nearly 800”, 782 or 1,120 Units?
Two points are consistent across sources: the tower has 30 floors above ground and 2 basements, the product mix is studio, 1-bedroom+1 and 2-bedroom, with a shophouse podium, pool, gym, yoga, spa, sauna, café and restaurant (VnExpress, 26 Oct 2026 (sponsored feature); CafeF/Thanh Nien Viet, 26 Oct 2026; Thuong Gia, 26 Oct 2026).
The unit count differs by source:
| Source | Figure | How Realtique reads it |
|---|---|---|
| VnExpress, 26 Oct (sponsored) | “The total number of apartments brought to market is nearly 800” | A rounded number supplied by the developer for the feature |
| Agent brochure (updated 18 Oct) | 782 units on a 3,720.1 m² site, 114 m tall: 513 studios (30–31 m²) · 108 1BR+1 (50–51 m²) · 149 2BR (60–70 m²) · 12 other | Consistent with “nearly 800”; the size breakdown has no second mainstream source → useful for orientation, not for signing |
| Some agent Facebook posts | “1,120 apartments + 54 shophouses”, “2.1 ha site on the Han river” | This describes a different Sun Group project (riverside); most likely a copy-paste error — ignored |
The mix matters more than the total: if the brochure is right, about two-thirds of the units are 30–31 m² studios. That is the structure of a short-stay rental product, not family housing — and it decides two things: the buyer pool is mainly rental investors, and after handover the building will run like an apart-hotel with hundreds of separate owners. Ask the developer who operates the rentals, whether there is a management programme, and whether owners can self-let — none of the features published by 27 October answers these.
Legal Status: What a “Tourist Apartment” Means Versus the Long-Term Titles at Symphony 5 and FourS
The project’s legal name — Hai Minh Tourist Apartment and Commercial Services Complex (CafeF/Thanh Nien Viet, 26 Oct 2026) — tells you the asset class: a tourist apartment (the condotel family) built on commercial-service land, not housing on residential land. That difference carries three consequences before you compare it with other Sun Group towers:
- Land-use term: tourist apartments receive a certificate for the project’s term (commercial-service land is typically up to 50 years, extendable under the rules), not long-term ownership. The agent brochure says “50-year ownership” — Realtique has not seen the underlying document and records it as agent information.
- Use: for accommodation business; permanent-residence registration as with housing does not apply in the usual way. Buyers who plan to live there long term need to ask.
- Sales conditions: selling off-plan tourist apartments still requires a building permit, foundation acceptance and the conditions of the 2023 Real Estate Business Law; by 27 October no article cites a sales-eligibility notice from the Da Nang Department of Construction for this project.
| Sun Group project in Da Nang | Asset class | Legal / handover status (per published sources) |
|---|---|---|
| Sun Saphia Residence (Hai Minh) | Tourist apartment, commercial-service land | Kick-off 23 Oct 2026; agents cite handover expected Nov 2028; sales licence not yet published |
| Sun Symphony Residence 5 | Residential apartment, long-term title | Developer not selling to foreigners (update 14 Sep 2026) — Symphony 5 legal guide (Vietnamese) |
| Sun FourS Tower (Sun Riverpolis) | Residential apartment, long-term title | Handover expected 31 Mar 2028; achieved prices ~VND 55–66m/m² (Apr 2026) — Sun FourS guide |
| Sun Symphony S1–S3 · Sun Ponte · Sun Cosmo (The Panoma) | Residential apartment | Handed over Mar–May 2026; Panoma title issuance under way (VietTimes, 4 Jun 2026) |
| Sun Costa · Spana · Cora Tower | Residential apartment | Eligible to sign sale-and-purchase agreements (VietTimes, 4 Jun 2026) |
In other words, within Sun Group’s Da Nang portfolio Sun Saphia is the product tilted hardest toward hospitality yield, while FourS and Symphony 5 are homes. Same brand, two kinds of paperwork — prices and appreciation expectations are not directly comparable. Realtique has written about a comparable Da Nang case — Nobu Residences (long-term lease agreement) — and how buyers should read that contract type.
Price: Not Released — Where Sun Saphia Sits on the Sun Group Da Nang Price Ladder
As of the morning of 27 October 2026 no publication quotes a price for Sun Saphia Residence; the developer has not released a price list or sales policy. The “from VND 2bn per unit” and “VND 50–70m/m²” figures in listings are agent guesses and Realtique does not use them as a basis for advice.
For orientation, Realtique places the project on an indicative price ladder of other Sun Group towers in Da Nang (2026 deals and listings, not developer price lists):
| Project | Area | Indicative price (VND m/m²) | Source |
|---|---|---|---|
| Sun FourS Tower | Hoa Quy (Sun Riverpolis) | ~55–66 (incl. VAT + maintenance fee) | Achieved deals Apr 2026 — Realtique; agents list 41–61 (Oct 2026) |
| Sun Costa Residence | Phuoc My, near My Khe beach | ~60–80 | CafeLand, market reference (via agent brochure) |
| Sun Symphony Residence (S1–S3) | Nai Hien Dong, Han riverside | ~69–124.6 | Batdongsan.com.vn listings, Aug 2026 |
| Sun Cosmo Residence (The Panoma) | Han riverside, handed over | ~83–130 | Batdongsan.com.vn listings, Aug 2026 (up ~44% YoY per that site) |
| Sun Saphia Residence | Son Thuy, Ngu Hanh Son | Not released | Wait for a stamped developer price list |
How to read the ladder: handed-over riverside projects sit at the top; new supply in the south (Hoa Quy) is markedly cheaper. Sun Saphia is coastal Ngu Hanh Son — geographically closer to the Costa/My Khe group — but it is a small-studio tourist product, so the per-m² price can be high while the price per unit stays low. When the list comes out, compare the total price of a studio with a residential apartment at the same budget in Hoa Quy or Hoa Xuan, then compare net rental cash flow — rather than comparing per-m² prices across two asset classes with different titles.
Graphic: Realtique · Data: Sun FourS achieved deals (Realtique, Apr 2026); Sun Symphony and Sun Cosmo listings on Batdongsan.com.vn (Aug 2026); Sun Costa per CafeLand (indicative). Not a developer price list.
The Rental Maths: Da Nang Visitors Up 26% — but Yield Is What Is Left After Operating Fees and Low Season
The developer’s “beachfront apartment” positioning rests on tourism data: in the first nine months of 2026 Da Nang’s accommodation sector served about 15.86 million guests (+26.4% YoY), including 7.73 million international (+28.7%) and 8.13 million domestic (+24.3%); overnight guests were about 14.43 million (VietnamPlus, 5 Oct 2026 — Da Nang tourism statistics, first 9 months of 2026; figures repeated in the project features: Thuong Gia, 26 Oct 2026). The features also cite Batdongsan.com.vn: Da Nang apartment rental yield of about 4.5% in Q3 2026, above Ho Chi Minh City (3.4%) and Hanoi (2.4%) — Realtique notes this number is quoted via sales material and has not been checked against the original report.
Four things that move that 4.5% for a tourist apartment:
- Operating fees and revenue share if the unit goes into the operator’s rental programme — usually the biggest variable, and not yet published.
- Seasonal occupancy: Da Nang’s rain and storm season runs roughly September–December; a short-stay studio’s yield must be computed on full-year occupancy, not fireworks season.
- New supply in the same segment: hundreds of studios in one tower handed over at once, plus other coastal projects on sale — rents tend to be competitive in the first one to two years.
- Cost of capital: the Big Four banks just cut 12-month deposit rates to 5.4%, but mortgage rates remain high — see four investment channels in 2026 and Vietnam Macro Week in Review.
The “2-bedroom bought for under VND 5bn earning up to VND 42m a month” example in the features is the developer’s illustration for The Panoma tower (Sun Cosmo) — a handed-over residential riverside project — not a commitment for Sun Saphia (CafeF/Thanh Nien Viet, 26 Oct 2026). Realtique’s method with clients: take achieved rents (not asking rents) of three or four operating apartment/condotel towers on the Vo Nguyen Giap – Truong Sa strip, subtract management fees and two to three vacant months, then set the result against the 5.4% deposit rate.
Graphic: Realtique · Data: Da Nang tourism statistics, first 9 months of 2026 (estimates, via VietnamPlus)
Foreigners and Overseas Vietnamese: You Can Rent — but This Asset Class Is Not Open to Foreign Individuals
Renting: foreigners renting an apartment or staying long term in Da Nang need no project list — and international visitors (7.73 million in nine months) are exactly the tenant pool this product targets. Buying: foreign individuals in Vietnam may own only housing in commercial housing projects approved for foreign ownership (up to 30% of units per tower, 50 years); a tourist apartment is not housing, so it is not an asset a foreign individual can buy and title — a limit of the asset class, not of this project alone. The general rules are in Can foreigners buy property in Vietnam? and the 30% foreign ownership quota explained.
One more layer: as of Realtique’s latest update (14 Sep 2026), Sun Group in Da Nang has not opened sales to foreigners even for residential apartments (Symphony 5) — that is the developer’s distribution policy (Symphony 5 legal guide, Vietnamese). For international clients interested in Da Nang, the two practical routes are a long-term lease, or projects that have a foreign quota open and are genuinely housing.
Overseas Vietnamese who retain Vietnamese citizenship buy as domestic citizens — but are still buying a tourist apartment with a project-term title; people of Vietnamese origin without citizenship are treated as foreigners. Clients holding Chinese nationality should read the dedicated note in Realtique’s Chinese-language article.
5 Things to Check Before Booking Sun Saphia Residence
- The Hai Minh project’s core documents: investment-policy approval, the land-use certificate (land type and remaining term), the building permit — and later the Da Nang Department of Construction’s sales-eligibility notice. Until these exist, any payment is a refundable “booking” and the refund terms must be written down.
- The certificate you will actually receive: tourist apartment, how many years, extendable or not, and whether residence registration is possible as with housing — ask in writing, not by word of mouth.
- The rental operating model: who manages, whether a management programme is mandatory, revenue share, management fee per m² per month, owner-use nights — with two-thirds of the tower in studios this is the variable that decides yield.
- A stamped developer price list, payment schedule and bank guarantee for money paid; do not negotiate from the “VND 50–70m/m²” numbers in listings.
- Site visit and the park opposite: drive from the project to My Khe, the airport and downtown at peak hour; ask about real progress on the beach park opposite — the city is reclaiming about 2.45 ha at the south of the Hon Ngoc A Chau project for a public park, budget over VND 47bn, planned 2025–2027 (VietnamPlus — public park on land reclaimed from the Hon Ngoc A Chau project) — the park imagery in sales material is illustrative.
Realtique will update this article when the developer releases prices, the official unit mix and the legal documents. For how Realtique reads another newly launched branded project, see Lusso Saigon WorldHotels Residences.
Frequently Asked Questions
Where is Sun Saphia Residence?
At the Vo Nguyen Giap – Truong Sa – Nguyen Duc Thuan junction in Ngu Hanh Son ward (former Khue My), Da Nang, about 300 m from the sea and next to Son Thuy beach; roughly 4 km from Sun Galaxy/Da Nang Downtown and about 6 km from the airport, per the sales material.
Is Sun Saphia Residence a residential apartment or a tourist apartment?
A tourist apartment: the project’s legal name is Hai Minh Tourist Apartment and Commercial Services Complex, built on commercial-service land. The certificate follows the project term (agents say 50 years; no underlying document has been published), unlike the long-term residential titles at Sun Symphony 5 or Sun FourS Tower.
How many units and floors does Sun Saphia Residence have?
30 floors above ground and 2 basements (consistent across sources). Unit count: the VnExpress feature says nearly 800; the agent brochure says 782, of which about 513 are 30–31 m² studios. The developer had not published an official mix through the press as of 27 October 2026.
What is the price of Sun Saphia Residence?
Not released. As of 27 October 2026 no publication quotes a price; the VND 50–70m/m² or “from VND 2bn per unit” figures are agent estimates. For reference, 2026 prices at other Sun Group projects in Da Nang range from about VND 55–66m/m² (Sun FourS, achieved deals) to VND 83–130m/m² (Sun Cosmo, listings).
Can foreigners buy Sun Saphia Residence?
Not under this asset class: foreign individuals may own only housing in projects approved for foreign ownership, and a tourist apartment is not housing. In addition, as of 14 September 2026 Sun Group in Da Nang had not opened sales to foreigners even for residential apartments. Foreigners can rent long term; overseas Vietnamese with Vietnamese citizenship buy as domestic citizens.
When is handover, and is the project licensed for sale yet?
The agent brochure cites handover expected in November 2028. As of 27 October 2026 Realtique has not seen a sales-eligibility notice from the Da Nang Department of Construction or a building permit for the tower published; money paid to agencies today is a booking deposit, and the refund terms should be stated in writing.
⚠️ Note: Compiled from public sources available by the morning of 27 October 2026 (VnExpress 26 Oct — sponsored feature; CafeF/Thanh Nien Viet 26 Oct; Thuong Gia 26 Oct; VietnamPlus 5 Oct on Da Nang tourism; VietTimes 4 Jun 2026; agent brochure updated 18 Oct). Most project information comes from the developer and promotional features; the unit mix, prices, land-use term and sales licence have not been officially published. Reference prices for other projects are achieved deals or listings and may change. Realtique receives no commission for this article, and it is not investment or legal advice.
Weighing Sun Saphia Residence or another coastal Da Nang apartment for rental income?
Send Realtique the unit type and budget you have in mind. We check the project documents, the type of title, the rental operating model and achieved rents along Vo Nguyen Giap – Truong Sa — so you pay for real cash flow, not for the park renderings in the brochure.
📞 Hotline: +84 866 810 689
Grace Le
Grace Le advises foreign tenants, overseas Vietnamese and rental investors on Da Nang’s coastal apartments — reading the land-use term, the sales licence, the operating model and achieved rents with a client before they pay a booking fee.
