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Starlake The Prime Price & Payment Schedule: VND 180–270m/m², 7 Instalments, BIDV & Shinhan Loans
Updated 8 November 2026 — quick answer: Expected Starlake The Prime price: VND 180–270 million per m² of net area, excluding VAT, averaging about VND 220 million per m² (depending on floor and view): a 1BR comes to about VND 8.5–13.2 billion and a 3BR VND 19.4–30.9 billion. Starlake The Prime K8CT1 is paid in 7 instalments: 5 instalments of 10% each from SPA signing (standard schedule: instalment 2 on 15 December 2026, instalment 5 on 15 April 2028), 45% plus the 2% maintenance fund and 3 months’ management fee at handover (expected 1 October 2028), and 5% on receipt of the ownership certificate (pink book). New on 7 November 2026: the developer announced a policy that moves instalment 2 from 15 December 2026 to 15 May 2027 (five months later), with the following 10% instalments pushed to October 2027, April 2028 and July 2028; the total due before handover is still 50% and the sale price does not change. According to the developer, this policy is for Vietnamese buyers who pay the first instalment before 15 December 2026, on selected stacks and floors — foreign buyers and Viet Kieu should let Realtique confirm the terms with the developer for the specific unit before reserving. The developer does not take deposits: you reserve the unit for 36–48 hours, then transfer the full 10% to the unit’s dedicated account. Paying ahead of schedule earns an early-payment discount of 5.5% a year; BIDV lends up to 85% (fixed rates from 9.0%) and Shinhan up to 80% over 30 years.
Source: the Starlake The Prime K8CT1 brochure, Q&A document and sales handbook issued by the developer in October 2026.
Contents
Expected Starlake The Prime price at K8CT1
The expected price of K8CT1 is VND 180–270 million per m² of net area, excluding VAT, averaging about VND 220 million per m². Prices vary by floor and view: high-floor units with full West Lake (Ho Tay) views sit at the top of the range, while lower-floor units or those facing the internal grounds sit at the lower end. The table below converts this into estimated prices for all 16 unit types (VND billion, excluding VAT):
| Unit type | Net area (m²) | VND 180m/m² | VND 220m/m² (avg.) | VND 270m/m² |
|---|---|---|---|---|
| 1BR CA | 48.97 | 8.8 | 10.8 | 13.2 |
| 1BR CB | 47.41 | 8.5 | 10.4 | 12.8 |
| 2BR CA | 84.43 | 15.2 | 18.6 | 22.8 |
| 2BR CB | 84.26 | 15.2 | 18.5 | 22.8 |
| 3BR CA | 112.23 | 20.2 | 24.7 | 30.3 |
| 3BR CB | 111.63 | 20.1 | 24.6 | 30.1 |
| 3BR CC | 113.48 | 20.4 | 25.0 | 30.6 |
| 3BR CD | 114.47 | 20.6 | 25.2 | 30.9 |
| 3BR CE | 107.63 | 19.4 | 23.7 | 29.1 |
| 3BR CF | 108.74 | 19.6 | 23.9 | 29.4 |
| 3BR CG | 110.01 | 19.8 | 24.2 | 29.7 |
| 3BR CH | 111.90 | 20.1 | 24.6 | 30.2 |
| 4BR CA | 143.92 | 25.9 | 31.7 | 38.9 |
| Penthouse CA | 229.37 | 41.3 | 50.5 | 61.9 |
| Penthouse CB | 221.72 | 39.9 | 48.8 | 59.9 |
| Penthouse CC | 221.83 | 39.9 | 48.8 | 59.9 |
Realtique estimate = net area × expected price per m². Excludes VAT (apartments carry 10% VAT on the price after deducting land use fees) and the 2% maintenance fund. The official price of each unit follows the developer’s price list at the time of the sales launch.
The 7-instalment payment schedule (standard schedule)
| Instalment | Share | Timing | Per VND 1 billion of contract value | Cumulative |
|---|---|---|---|---|
| Instalment 1 | 10% | On signing the SPA | VND 100 million | 10% |
| Instalment 2 | 10% | 15 December 2026 | VND 100 million | 20% |
| Instalment 3 | 10% | 15 May 2027 | VND 100 million | 30% |
| Instalment 4 | 10% | 15 October 2027 | VND 100 million | 40% |
| Instalment 5 | 10% | 15 April 2028 | VND 100 million | 50% |
| Instalment 6 | 45% | At handover, expected 1 October 2028 (plus the 2% maintenance fund and 3 months’ management fee) | VND 450 million | 95% |
| Instalment 7 | 5% | Within 7 days of the developer’s notice to hand over the ownership certificate | VND 50 million | 100% |
“Contract value” in the schedule means the total sale price including VAT, excluding the 2% maintenance fund. The fourth column makes budgeting easier: for every VND 1 billion of contract value, you pay VND 100 million at each of the first 5 instalments, VND 450 million at handover and VND 50 million when the ownership certificate is issued. The 2% maintenance fund and 3 months’ management fee are paid on top at instalment 6.
So from signing until just before handover (about 2 years), you pay 50%, split evenly into 5 payments roughly 5–6 months apart; most of the rest falls due at handover, when many buyers draw down their bank loan.
This is the standard schedule in the sales handbook effective 12 October 2026. On 7 November 2026 the developer announced an additional policy that pushes instalment 2 back — see the section just below.
Update 8 November 2026: the developer pushes instalment 2 back to 15 May 2027
On 7 November 2026 the developer announced a policy that pushes the second instalment back by five months: from 15 December 2026 to 15 May 2027. The following 10% instalments fall in October 2027, April 2028 and July 2028. The total due before handover is still 50%, with the remainder unchanged at 45% on handover and 5% on the ownership certificate. According to a developer representative, the policy does not change the sale price — only when the money is due.
| Instalment | Share | Standard schedule | Policy announced 7 November 2026 |
|---|---|---|---|
| Instalment 1 | 10% | On signing the SPA | On signing the SPA |
| Instalment 2 | 10% | 15 December 2026 | 15 May 2027 |
| Instalment 3 | 10% | 15 May 2027 | October 2027 |
| Instalment 4 | 10% | 15 October 2027 | April 2028 |
| Instalment 5 | 10% | 15 April 2028 | July 2028 |
| Instalment 6 | 45% | At handover, expected 1 October 2028 | At handover, expected 1 October 2028 |
| Instalment 7 | 5% | Within 7 days of the developer’s notice to hand over the ownership certificate | Within 7 days of the developer’s notice to hand over the ownership certificate |
The announcement gives only the month for instalments 3, 4 and 5 (10/2027, 4/2028, 7/2028), not the exact day; the precise dates follow each unit’s contract appendix.
Conditions as announced by the developer: the policy is for Vietnamese buyers who pay the first instalment before 15 December 2026, and only for units on selected stacks and floors — not the whole inventory. The developer releases the list of eligible units for each sales phase; Realtique checks it for the exact unit, tower and floor you are considering.
How Realtique reads this policy. The total does not change, so what really changes is cash flow. On the standard schedule, a buyer signing in November or early December 2026 has to find 20% within a few weeks (10% at signing and 10% on 15 December 2026). Under the new policy the gap between the first two payments stretches to about half a year, so you end 2026 at just 10%. In exchange, the final 10% instalment moves to July 2028, roughly 3 months before the expected handover date of 1 October 2028 instead of nearly 6: the last 10% and the 45% handover payment now sit closer together. If you plan to draw down a mortgage at handover, budget for both in the same period — particularly while home-loan rates remain high.
One more point: the 5.5%-a-year early-payment discount described below is calculated on the number of days you pay ahead of the due date of the instalment concerned. When a due date moves later, the same amount paid on the same day counts as “earlier” — but the exact method (day-count basis, start date) still follows the developer’s early-payment appendix, so let Realtique request the calculation for your specific unit rather than estimating it yourself.
- The announcement states that the policy applies to Vietnamese buyers. For foreign buyers, the standard schedule in the table above is still the one that applies until the developer confirms otherwise.
- Viet Kieu who hold documents proving Vietnamese nationality are usually treated as domestic buyers, but this has to be confirmed by the developer case by case — Realtique asks on your behalf before you reserve.
- The application to sell to foreign buyers at K8CT1 has been filed and had not been approved as of this update; Realtique checks the approval status and the remaining quota before each reservation.
- The current sales policy does not apply to buyers holding Chinese (PRC) nationality.
The wider context. The developer says that after launching towers K8A and K8D on 25 October 2026, the project has now brought the remaining two towers, K8C and K8B, to market — the final launch phase, completing the release of all 656 apartments at K8CT1. On the retail side, Takashimaya Department Store and Tiso Mall are expected to open in Q2 2027, after the Shilla Monogram complex began operating. These opening dates are plans and may change.
Sources: VnExpress, 7 November 2026 (“Starlake The Prime K8CT1 extends its payment schedule by five months”) and CafeF the same day, 7 November 2026, both citing the developer’s announcement. The standard schedule follows the Starlake The Prime K8CT1 sales handbook effective 12 October 2026. Realtique compiled and compared the two schedules; sales policies may be adjusted by the developer from phase to phase.
Worked example: what a 112.23 m² 3BR costs, and when
Take a 3BR CA (112.23 m² net, found in Towers A and B) at the average price of VND 220 million per m²: the price before VAT is about VND 24.69 billion. Adding the full 10% VAT for budgeting purposes, the contract value comes to about VND 27.16 billion; the 2% maintenance fund is about VND 494 million, and 3 months’ management fee about VND 9.8 million (excluding VAT).
| Instalment | Timing | Share | Amount (VND billion) | Cumulative (VND billion) |
|---|---|---|---|---|
| Instalment 1 | On signing the SPA | 10% | 2.72 | 2.72 |
| Instalment 2 | 15 December 2026 | 10% | 2.72 | 5.43 |
| Instalment 3 | 15 May 2027 | 10% | 2.72 | 8.15 |
| Instalment 4 | 15 October 2027 | 10% | 2.72 | 10.86 |
| Instalment 5 | 15 April 2028 | 10% | 2.72 | 13.58 |
| Instalment 6 | At handover, expected 1 October 2028 | 45% | 12.73 (including the maintenance fund and 3 months’ management fee) | 26.31 |
| Instalment 7 | Within 7 days of the developer’s notice to hand over the ownership certificate | 5% | 1.36 | 27.66 |
From signing to 15 April 2028, each instalment is about VND 2.72 billion, about VND 13.58 billion in total; the largest payment, about VND 12.73 billion, falls at handover. If you pay instalments 2–4 upfront when signing on 15 November 2026 (30% of the contract value), the early-payment discount comes to about VND 223 million. Actual VAT is charged on the price after deducting land use fees, so it may be lower than this provisional figure. If you need the figures for another unit, tower or view, Realtique will prepare them for the exact unit you choose.
Reservation and SPA signing: no deposit
- Reserve the unit on the Daewoo E&C Vina sales system; the reservation is valid for 36–48 hours (the exact window is announced before each sales release). Required details: full name, Vietnamese phone number (verified by OTP), email, permanent address and contact address.
- Transfer instalment 1 (10%) to the unit’s dedicated virtual account within the reservation window. The developer does not take deposits and does not allow sales agents to collect any money; every payment goes only into the developer’s account.
- Sign the SPA about 15 working days after the complete file is received; the developer countersigns and returns the signed set 15 working days later.
- Pay according to the schedule, with a notice before each instalment.
Buyer details must match your documents, and the buyer’s name cannot be changed after reservation. A payment made on your behalf by another person requires a duly signed third-party payment confirmation.
Documents: Vietnamese buyers need a citizen ID card and a level-2 VNeID electronic identity; companies need a notarised business registration certificate. Foreign buyers need a passport valid for at least 6 more months bearing a Vietnamese entry stamp, a residence card (if living in Vietnam) or a return air ticket, and an identity document issued by their home country; no visa is required, but you must enter Vietnam within 1 month of the payment date to sign. The developer has filed its application to sell to foreign buyers; Realtique checks the approval status and remaining quota before you reserve a unit. The current sales policy does not apply to buyers holding Chinese (PRC) nationality.
Early-payment discount of 5.5% a year
Buyers who pay ahead of schedule receive a preferential rate of 5.5% a year, applied to the amount paid early and the number of days it is paid early. Conditions:
- Pay at least 30 days before the due date of the relevant instalment.
- The amount paid early is 10% to 40% of the contract value, transferred before instalment 6; each unit can take part once only.
- Sign the developer’s Early Payment Addendum; the discount is transferred back to you within 30 working days.
- Paying VND 100 million 180 days early: 100,000,000 × 5.5% × 180/365 ≈ VND 2.71 million.
- Signing the SPA on 15 November 2026 and paying instalments 2–4 at once (30% of the contract value, i.e. VND 300 million per VND 1 billion): instalment 2 is paid 30 days early, instalment 3 181 days early and instalment 4 334 days early, for a total discount of about VND 8.2 million per VND 1 billion of contract value.
- The exact calculation (day-count basis, start date) follows the developer’s Early Payment Addendum.
Bank loans: BIDV and Shinhan Bank
| Bank | Preferential rate | Loan amount / term |
|---|---|---|
| BIDV (from 25 September 2026) | First-time home buyers: fixed 9.0% (12 months), 9.5% (18 months), 10.0% (24 months). Other borrowers: 9.5% / 10.0% / 10.5%. After the preferential period: margin from 4.7% a year | Up to 85% of the property value, maximum 20 years; early repayment fee 2% (first 24 months), 1% (from month 25) |
| Shinhan Bank | Floating rate from 9.34% a year | Up to 80% of the property value, maximum 30 years, principal grace period of up to 5 years |
MB and Vietcombank also lend on the project; the developer uses one standard tripartite agreement for all banks. Rates follow each bank’s programme at the time of announcement and may change. For foreign buyers, loan eligibility depends on each bank’s policy (usually requiring residence and income in Vietnam).
Because instalment 6 accounts for 45%, many buyers pay the 50% due during construction from their own funds and draw down the loan at handover, when the apartment is complete and can be used as collateral.
Bank guarantees by tower
The developer’s obligation to hand over the off-plan apartments is backed by a bank guarantee for each tower: Towers K8B and K8C by Shinhan Bank, Towers K8A and K8D by BIDV. Buyers who want a guarantee letter must notify the developer in advance and pay a fee of 0.8% of the guaranteed amount.
Costs on top of the apartment price
- 2% maintenance fund: paid with instalment 6 at handover.
- Management fee of VND 29,000 per m² per month (excluding VAT), applicable until the owners’ board is established; 3 months are paid in advance at handover. Example for a 112 m² net unit: 29,000 × 112 × 3 ≈ VND 9.7 million (excluding VAT). The fee is charged from the date the handover minutes are signed or from 1 October 2028, whichever comes first.
- Registration fee when the ownership certificate is issued, as set by law (0.5% of the assessed value).
- Amenities (swimming pools, gym, sauna…) are charged separately at rates the developer announces once they open; parking fees are set at handover.
- Compulsory fire and explosion insurance for the common property, and annual non-agricultural land use tax.
- A 0.8% guarantee letter fee, if you request one. The developer charges no fee to confirm the transfer of an SPA once the buyer has met all payment obligations due.
If payment or handover is late
Under the model SPA, a buyer who pays late is charged penalty interest of 0.05% a day on the overdue amount. Conversely, the expected handover date of 1 October 2028 may slip by up to 90 days; if the developer is more than 90 days late, the buyer may choose a new handover date or terminate the contract, receiving a refund with penalty interest plus a penalty of 8% of the sale price. If the actual net area differs by no more than 5%, the price stays the same. The structure carries a 60-month warranty.
Frequently Asked Questions About the Starlake The Prime Price and Payments
How much do I need to pay to sign for a Starlake The Prime apartment?
Instalment 1 is 10% of the contract value (including VAT), transferred to the unit’s dedicated account within the 36–48-hour reservation window. The developer does not take deposits.
How much will I have paid in total by handover?
Before handover you pay 50% over 5 instalments; at handover (expected 1 October 2028) you pay a further 45% plus the 2% maintenance fund and 3 months’ management fee; the final 5% is paid when you receive the ownership certificate.
How does the Starlake The Prime early-payment discount work?
A preferential rate of 5.5% a year applies to the amount paid early and the number of days paid early (at least 30 days), for early payments of 10–40% of the contract value made before instalment 6, once per unit.
How much can I borrow to buy at Starlake The Prime?
BIDV lends up to 85% of the property value for up to 20 years; Shinhan Bank up to 80% for up to 30 years, with a principal grace period of up to 5 years. MB and Vietcombank also lend on the project.
What is the Starlake The Prime price for K8CT1 apartments?
The expected price is VND 180–270 million per m² of net area, excluding VAT, averaging about VND 220 million per m², depending on floor and view. By unit: 1BR about VND 8.5–13.2 billion, 2BR VND 15.2–22.8 billion, 3BR VND 19.4–30.9 billion, 4BR VND 25.9–38.9 billion and penthouses VND 39.9–61.9 billion (excluding VAT).
What is the payment schedule for a Starlake The Prime 3BR?
For example, a 112.23 m² 3BR CA at VND 220 million per m² costs about VND 24.69 billion before VAT, or a contract value of about VND 27.16 billion with provisional VAT; the first 5 instalments are about VND 2.72 billion each, about VND 12.73 billion is due at handover including the maintenance fund, and about VND 1.36 billion when the ownership certificate is issued.
How do foreign buyers pay for Starlake The Prime?
On the same 7-instalment schedule. You need a passport valid for at least 6 more months with a Vietnamese entry stamp, and you must enter Vietnam within 1 month of the payment date to sign the SPA. The developer has filed its application to sell to foreign buyers; Realtique checks the approval status and remaining quota before you reserve a unit. The current sales policy does not apply to buyers holding Chinese (PRC) nationality.
What is the Starlake The Prime payment-extension policy announced on 7 November 2026?
The developer moves the second instalment from 15 December 2026 to 15 May 2027, five months later; the following 10% instalments fall in October 2027, April 2028 and July 2028. The total due before handover is still 50% and the sale price does not change. According to the announcement, the policy applies to Vietnamese buyers who pay the first instalment before 15 December 2026, on selected stacks and floors.
Does the payment-extension policy apply to foreign buyers and Viet Kieu?
The announcement states that the policy is for Vietnamese buyers, so for foreign buyers the standard schedule is still the one that applies until the developer confirms otherwise. Viet Kieu holding documents that prove Vietnamese nationality are usually treated as domestic buyers, but this must be confirmed by the developer case by case; Realtique asks on your behalf before you reserve.
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