The Berkley Floor Plans: 13 Layouts from 1BR to 3BR Decoded
Table of Contents
Each typical floor at The Berkley is served by four elevators across only five residences. Most premium HCMC towers run eight to ten units per floor on the same elevator count. That ratio is the single best predictor of daily privacy density — and at The Berkley, it sits among the lowest in HCMC. The lobby width to each unit measures 2.8 metres, against an industry-typical 2 metres.
What this means for buyers: the five residences on each typical floor are not five variations of the same product. They are five distinct typologies with five distinct buyer profiles — and the choice between them matters more than most buyers initially appreciate. This article walks through every layout type, the buyer fit, the trade-offs, and where the real differentiation sits.
The Layout Map — 13 Types Across 85 Residences
The Berkley’s 85-residence collection breaks across 13 layout types:
- 1 type of 1-bedroom: C7
- 11 types of 2-bedroom: C1, C1-1, C3, C3A, C4, C4A, C5, C6, C8, C9, C10
- 1 type of 3-bedroom: C2 — only 15 units across the building
Two of the 2-bedroom types (C1 and C6) include private gardens. Floor plates change between Levels 3, 4, 5–9 & 12–19, 10, 11, and 20 — meaning unit availability and view profile vary by floor. The premium upper floors (above level 12) command a notable price uplift over the lower floors.
Type C2 — The 3-Bedroom Statement (15 units total)
C2 is the only 3-bedroom layout in the building. At approximately 177 m², it functions in practice as a 4-bedroom — every unit includes a dedicated workspace alongside the three formal bedrooms. The design concentrates space into the common area, with a generous living-and-dining footprint that captures the building’s most expansive views toward the southern Saigon urban frontier (D7 and the new urban districts).
Buyer fit: The 15 owners of C2 are buyers prioritising “size and presence” — multi-generational families, executives entertaining at home, owners using the residence as a primary household rather than an investment piece. Supply of 3-bedroom premium product in central Thao Dien is structurally short, and C2 sits at the top of that scarce inventory.
Trade-off: 177 m² at Berkley’s pricing is a meaningful capital commitment. Buyers optimising yield per dollar will see better numbers in C3 or C5.
Type C4 — The Premium 2-Bedroom (143 m², 2BR / 3BA + storage)
C4 is the layout that delivers specs unusual for HCMC apartment product. 143 m², 2 bedrooms, 3 bathrooms, plus a dedicated storage room. The signature feature is a 90-degree corner balcony with a bougainvillea trellis that becomes part of the building’s street-facing identity — visible from below as the building’s unmistakable architectural detail.
Buyer fit: Buyers who value uniqueness and a “first-of-its-kind” specification. The 3-bathroom count for a 2-bedroom unit is rare in HCMC luxury — it accommodates families with adult children, owners who routinely host overnight guests, or buyers prioritising a generous master ensuite plus a separate guest bathroom plus a powder room.
Trade-off: The corner-balcony positioning and storage room push the layout toward irregular shapes in places. Buyers who prioritise rectangular, fully-orthogonal interior planning may find C3 a cleaner fit.
Type C1 — The 2-Bedroom with Private Garden (144 m²)
C1 is the layout where Sonkim Land has distributed space most evenly across the apartment’s functional zones. The kitchen on C1 is the largest of the five typical-floor layouts. The signature element is a private garden terrace with a footprint roughly equivalent to a small bedroom — usable for entertaining without booking the level-20 BBQ amenity.
The C1 master bedroom features 90-degree full glazing for a panoramic view across the river and toward the southern urban districts. From the secondary bedroom, the glazing extends close to floor-to-ceiling, delivering an uninterrupted view directly toward the southern Saigon corridor.
Buyer fit: Owners who entertain frequently, families with younger children who benefit from the private garden as outdoor play space, and buyers prioritising visual connection to the city across multiple rooms.
Trade-off: The garden adds to maintenance burden. Owners renting the unit out should price the garden as a tenant-amenity rather than a yield contributor — most short-term tenants will not actively use it.
Type C3 — The Most Square Layout (94 m², 2BR / 2BA)
C3 is the layout that delivers The Berkley’s premium aesthetic in the most efficient footprint. At 94 m² with 2 bedrooms and 2 bathrooms, C3 is the most rectangular and most space-efficient of the five typical-floor layouts. The view profile (depending on floor and stack) covers the full district 1 → district 2 panorama, which is the city’s most-requested view from Thao Dien residential.
Buyer fit: Buyers who want the Berkley experience but cannot stretch to C2 or C4. Yield-focused investors find C3 attractive because the layout efficiency translates to strong rental-per-sqm numbers, and the view profile commands premium rents in the Thao Dien tenant market.
Trade-off: No standout differentiator like C4’s third bathroom or C1’s garden. C3 is the “sensible default” — strong on every metric, dominant on none.
Type C5 — The 2-Bedroom Investor Pick (81 m²)
C5 is the smallest of the typical-floor 2-bedroom layouts at 81 m². At first glance, it’s the least visually compelling of the five types. After the developer began accepting early bookings, an unexpected pattern emerged: a meaningful share of bookers were specifically requesting C5 — and they were systematically younger than the C2/C3/C4 buyers.
The reason: C5 enters the market at the lowest price point (entry approximately VND 3.9 billion under the standard discount track), and the layout efficiency makes it the strongest yield play in the building when paired with The Berkley’s in-house short-term rental concierge service. We cover that service separately in the amenities article; the relevant point here is that C5 buyers are systematically optimising for yield, not for primary-residence experience.
Buyer fit: Younger investors with a 5–10 year hold horizon, planning to deploy the unit through Sonkim Land’s short-term rental management.
Trade-off: 81 m² for two bedrooms is functional rather than spacious. C5 works for couples and small families; it does not work for buyers wanting genuine guest-bedroom space.
Type C1 Garden — Floor 3 Edition (144 m² + private garden)
The C1 layout in its Floor 3 garden edition is one of two unique residences at The Berkley with private exterior garden space. The footprint is identical to standard-floor C1 (144 m² 2-bedroom with separated kitchen and primary suite), with the garden adding ~25-40 m² of usable outdoor area facing the courtyard. There is exactly one C1 Garden unit in the entire building. Buyer profile: families who want apartment convenience plus genuine outdoor space — almost impossible to find in HCMC luxury stock.
Type C3A — Compact 2-Bedroom Variant (81 m², 2BR / 2BA)
C3A is a stack-specific variant of the C3 layout, optimised for the lower-floor footprint where structural columns require a slightly different room geometry. The total NSA is approximately 81 m² with both bedrooms en-suite. Compared to standard C3 (94 m²), C3A trades ~13 m² of common-area space for a tighter footprint — the bedroom dimensions are unchanged. Buyer profile: investors targeting yield-per-m² in the C3 family, where the smaller footprint means a lower entry price for substantially the same liveable bedrooms.
Type C4A — Premium 2BR Variant (143 m² family configuration)
C4A mirrors C4’s premium 2-bedroom programme (143 m² with 3 bathrooms and storage room) but in stacks where the floorplate geometry runs the kitchen along the opposite wall. Functionally identical to C4 — the difference is orientation, not specification. C4A is the right pick for buyers who prefer a kitchen-island configuration facing the living room rather than the standard galley layout. Storage room and powder bathroom remain as in C4.
Type C6 Garden — Floor 3 Edition (2BR + private garden)
The C6 Garden is the second of The Berkley’s two unique Floor 3 residences with private outdoor garden. The interior programme is a 2-bedroom layout (~95-110 m² liveable) with a separate utility/storage area, with the garden facing the opposite courtyard from C1 Garden. There is exactly one C6 Garden unit in the entire building. Buyer profile: empty-nesters or DINK couples who want garden privacy without the maintenance burden of a townhouse.
Type C7 — The 1-Bedroom Entry Point (~50-60 m²)
C7 is The Berkley’s only 1-bedroom layout — the entry point into the building for solo buyers, young professionals, or yield-focused investors targeting expat singles and DINKs without children. The layout combines an open-plan living/kitchen area with one en-suite bedroom in a compact ~50-60 m² footprint. C7 is the highest-yielding stack on a per-m² basis: the 1BR rental market in Thao Dien is dominated by short-term and corporate-housing demand where premium per-night rates more than offset the smaller footprint.
Type C8 — 2-Bedroom Stack Variant
C8 is one of three additional 2-bedroom stack variants (C8, C9, C10) appearing on a subset of typical floors. Each is a sub-100 m² 2BR / 2BA configuration with kitchen, living, and two en-suite bedrooms. C8’s distinguishing feature is its kitchen-storage transition — the pantry/laundry runs on the same wall as the main kitchen, freeing the opposing wall for full-height cabinetry. Buyer profile: 2BR buyers who entertain often and value kitchen storage above all else.
Type C9 — 2-Bedroom Stack Variant
C9 sits between C8 and C10 in the 2BR variant family. It carries the same NSA range (~80-95 m²) but distributes square metres differently: a slightly larger primary bedroom at the expense of the secondary bedroom. C9 is the right choice for couples or single-bedroom-occupancy buyers who treat the secondary room as office/guest. The secondary bedroom remains en-suite, which preserves resale optionality.
Type C10 — 2-Bedroom Stack Variant
C10 is the most efficient of the three additional 2BR variants — equal-sized bedrooms, equal-sized en-suites, with the living area positioned to maximise window-to-floor area for one-side-facing stacks. This is the practical 2BR for families with two children of similar age, or for shared expat living arrangements where bedroom equivalence matters. C10 is also typically the lowest-priced 2BR per m² in the building.
⭐ Master Comparison Table — All 13 Layouts
Across the 13 layouts, The Berkley collects 1 one-bedroom (C7), 11 two-bedroom variants (C1, C1 Garden, C3, C3A, C4, C4A, C5, C6 Garden, C8, C9, C10), and 1 three-bedroom (C2). The table below summarises each layout’s key specs and buyer profile in a single view. Use it as a shortlist tool — then return to the dedicated section above for the full analysis of any layout that interests you.
| Type | Bedrooms | ~NSA (m²) | Highlight | Buyer Profile |
|---|---|---|---|---|
| C7 | 1BR | ~50-60 | Highest yield/m² | Investor / single expat |
| C5 | 2BR / 2BA | 81 | Investor pick | Yield-focused investor |
| C3A | 2BR / 2BA | 81 | C3 family compact | Yield investor |
| C8 / C9 / C10 | 2BR / 2BA | 80-95 | Stack variants | Couples / DINKs / families |
| C3 | 2BR / 2BA | 94 | Most square layout | Owner-occupier couple |
| C4 | 2BR / 3BA | 143 | Premium + storage | Family owner-occupier |
| C4A | 2BR / 3BA | 143 | C4 mirror config | Family owner-occupier |
| C1 | 2BR | 144 | Separated programme | Owner-occupier family |
| C1 Garden | 2BR | 144 + garden | Floor 3 unique unit | Garden-loving family |
| C6 Garden | 2BR | ~95-110 + garden | Floor 3 unique unit | Empty-nester / DINK |
| C2 | 3BR | ~150-160 | Only 3BR layout | Family with kids |
⭐ Complete Unit Layouts — All 13 Types Gallery
Click any layout below to enlarge. The gallery is sorted: 1BR → 2BR (standard) → 2BR (garden) → 3BR. For each layout, the standalone analysis above gives the buyer-fit logic.
Floor-by-Floor Variations to Know
| Floor band | Notable characteristic |
|---|---|
| Floor 3 | Two unique garden units (C1-derived + C5-derived). 140 m² private gardens. |
| Floor 4 | Distinct floor plate from typical floors. Lower view, transition to typical pattern. |
| Floors 5–9 & 12–19 | Typical floor plate. Five units / four elevators. Premium upper-band starts at floor 12. |
| Floor 10 | Special — landscaped sky-garden at level 10 shared amenity. |
| Floor 11 | Special configuration — premium pricing. |
| Floor 20 | Sky-pool, BBQ, gym, sauna, sky-garden amenity floor (Apartments on this level command top pricing). |
⭐ Floor Plans — All Floors (Ground → Floor 20)
The Berkley occupies a single 21-storey tower on its An Phu Metro site. Below is the complete floor-plan set: ground floor (resident arrival + lobby), floor 3 (the unique garden-unit level + sky garden), floor 4 (lower premium), the typical residential band (floors 5-9 and 12-19, sharing the same plate), floors 10 and 11 (mid-stack premium), and floor 20 (sky amenities — pool, gym, yoga). Click any plan to enlarge.
Choosing Your Layout — A Decision Framework
Three honest questions to ask before allocating to a stack:
- Is this primarily a residence or primarily an investment? Residence-first → C1 (garden), C2 (3-bed), or C4 (premium spec). Investment-first → C3 (efficient), C5 (yield).
- How sensitive are you to metro visual exposure? Metro-side stacks discount 5–8 per cent. Tenants don’t penalise the same way; owner-occupiers do.
- What’s your view priority? River view → C1 master, certain C3 stacks. Southern Saigon urban view → C2, certain C4. City centre / D1 view → upper-floor C3 and C4 on the appropriate face.
For floor-by-floor availability and current allocation status, our team maintains live tracking — request a private walkthrough below.
Bottom Line
The Berkley is not a building of identical units priced by floor and view. It is thirteen distinct typologies, each engineered for a specific buyer profile. Choosing the wrong typology — even at the right price — means living in a unit that doesn’t match how you actually use the space. Choosing the right typology means the building disappears as a “decision” and becomes home.
For most buyers, the typology decision should precede the floor decision. Get the layout right first; then optimise on view and price.
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