District 4 Luxury Condo 3BR | Saigon Royal Riverside Living
District 4, Ho Chi Minh City
55,000,000 VND/mo
District 4: The Riverside Revival
District 4 has undergone a remarkable transformation. Once considered gritty and industrial, the district has emerged as Saigon’s most exciting waterfront destination, with upscale dining, modern developments, and direct river access.
The District 4 story:
- Historic port district being redeveloped as residential
- Saigon River frontage transformed into walking promenades
- High-end seafood restaurants along the water
- Direct walking bridge to District 1 ( Nguyen Hue extension)
- 30-40% cheaper than District 1, 5 minutes away
2026 context: As the last central district to gentrify, District 4 offers opportunity for those who want proximity without paying District 1 premiums. The riverfront lifestyle is the draw.
Saigon Royal: Riverfront Living
Saigon Royal is a flagship development on the District 4 waterfront — twin towers offering panoramic river and city views. The development captures the essence of modern Vietnamese urban living: compact, efficient, amenity-rich, and centrally located.
Building Features
| Facility | Detail |
|---|---|
| Sky Pool | 30m infinity pool with Saigon River views, 25th floor |
| Fitness Center | Fully equipped gym with river view cardio area |
| Sky Lounge | Resident lounge with business facilities |
| Children’s Playroom | Indoor play area and outdoor playground |
| Retail Podium | Convenience store, pharmacy, cafes at building base |
| Parking | 2 spaces per unit, basement with security |
| Security | 24/7 guards, keycard access, CCTV |
The Condo: Modern Efficiency
Layout
This 115 sqm 3-bedroom unit maximizes the river-facing position with an open-plan design that feels larger than its footprint.
Spaces:
- Living/Dining: 40 sqm open plan with floor-to-ceiling windows
- Master Bedroom: 25 sqm with ensuite, river view
- Bedroom 2: 18 sqm, city view, built-in wardrobes
- Bedroom 3: 15 sqm, flexible (child’s room/office)
- Kitchen: 10 sqm modern European design
- Balcony: 12 sqm river-facing with seating
Design and Finishes
- Acoustics & Glazing: Ben Van Don double-glazed acoustic glass (STC 38 rating), interior noise below 42 dB.
- Ceiling Height: 3.1m finished ceiling height
| Element | Specification |
|---|---|
| Flooring | Porcelain tiles living areas, laminate bedrooms |
| Kitchen | European appliances, stone counters, soft-close cabinetry |
| Bathrooms | Rain showers, quality ceramics, LED mirrors |
| Windows | Floor-to-ceiling, double-glazed, thermal protection |
| Climate | Multi-zone AC, ceiling fans |
| Smart Features | Digital door lock, video intercom |
The View
Primary orientation: East-facing, capturing:
- Saigon River and Bach Dang Wharf activity
- District 1 skyline (Bitexco, Landmark 81)
- Thu Thiem emerging skyline
- Sunrise over the river
Evening: The sunset reflects off District 1 towers, creating golden-hour cityscapes visible from your living room and balcony.
Location and Lifestyle
Walking Distance (5-10 min)
Dining and Entertainment:
- Bason Marina: Upscale waterfront dining
- Saigon River promenade: Evening walks, exercise
- Khanh Hoi Street: Vietnamese street food, local restaurants
- Iconic seafood restaurants (District 4 specialty)
Practical:
- Circle K, Vinmart+: Convenience stores
- Pham Hong Thai Street: Daily services, banks
- Local wet market: Fresh produce, seafood
Short Walk/Grab (5-10 min)
- District 1 CBD: Via Khanh Hoi Bridge
- Nguyen Hue Walking Street: Evening entertainment
- Ben Thanh Market: Shopping, food
- Bui Vien: Nightlife (for visitors)
Transportation
| Destination | Time | Method |
|---|---|---|
| District 1 CBD | 5-10 min | Walk or Grab |
| Thao Dien | 15-20 min | Grab via tunnel |
| District 7 | 15-20 min | Grab via bridge |
| Thu Thiem | 10 min | Via Thu Thiem Tunnel |
| Airport | 25-30 min | Grab |
Bridge advantage: The Khanh Hoi Bridge pedestrian walkway allows walking to District 1 in 10 minutes — faster than Grab in peak traffic.
Market Position
Pricing Analysis
| Property | Monthly Rent | Comparison |
|---|---|---|
| This condo | VND 55,000,000 (~$2,145) | 3BR, 115 sqm, river view |
| Saigon Royal 2BR | VND 35-42M | 75-85 sqm |
| Saigon Royal 4BR | VND 70-85M | 140-160 sqm |
| District 1 equivalent | VND 70-90M | Vinhomes Golden River |
| District 4 standard | VND 25-35M | Older buildings |
Value Proposition
Why District 4 works in 2026:
- Location arbitrage: District 1 proximity at 40% discount
- Riverfront lifestyle: Waterfront living, promenade access
- Modern building: 2020 construction, everything works
- Space efficiency: 115 sqm used well (feels larger)
- Dining scene: District 4’s seafood restaurant renaissance
- Future appreciation: District 4 trajectory is upward
Comparison to District 1:
- Same view (river + city skyline)
- Same commute time (walking distance)
- 40% lower rent
- Newer building
- Better value
Target Profile
Ideal for:
| Profile | Why This Works |
|---|---|
| Young professionals | Modern, central, good value |
| Small families | 3 bedrooms, pool, safe building |
| Dining enthusiasts | Access to District 4’s food scene |
| Riverside lifestyle lovers | Waterfront living |
| Value-conscious executives | District 1 access without District 1 cost |
| Walk-to-work types | Walking distance to CBD |
Not ideal for:
- Large families (space limited)
- Those wanting established expat community (go to Thao Dien)
- Suburban lifestyle seekers
- Those uncomfortable with transitional neighborhoods
The District 4 Lifestyle
Daily Rhythm
Weekday:
- 7:00 AM: Coffee on balcony watching river activity
- 8:00 AM: Walk to District 1 office (10 min)
- 12:30 PM: Lunch at nearby riverfront restaurant
- 6:00 PM: Walk home via promenade
- 7:00 PM: Dinner at local seafood restaurant or District 1
- 9:00 PM: Evening swim in sky pool
Weekend:
- Saturday: Sleep in, pool time, District 1 brunch, explore
- Sunday: River promenade walk, local market, meal prep
Dining Scene
District 4 is Saigon’s seafood capital:
- High-end: Bason Marina restaurants (international, Vietnamese)
- Local gems: Khanh Hoi Street family-run seafood
- Casual: Riverside cafes and bars
- Street food: Best in central districts (local Vietnamese)
The District 4 advantage: Walk to dinner, walk home — no Grab needed.
Practical Details
Pros
- Central location: 10-minute walk to District 1
- River views: Waterfront living at accessible price
- Modern building: New construction, premium amenities
- Value: 40% cheaper than District 1 equivalent
- Walkability: Bridge to District 1, riverside promenade
- Food scene: Excellent dining options
Cons
- Neighborhood transition: Still developing (construction, mixed character)
- Space: 115 sqm is comfortable but not large for 3BR
- Schools: No international schools walking distance (need transport)
- Parking: District 4 traffic can be congested
- Tourist area: Proximity to backpacker district
Monthly Operating Expenses
| Expense Category | Tariff / Unit Rate | Estimated Monthly Outlay | Billing Channel & Schedule |
|---|---|---|---|
| Base Monthly Rent | VND 55,000,000 | VND 55,000,000 | Direct bank transfer in VND on the 1st of each calendar month |
| Building Management Fee | VND 24,000 / m² / month (115 m²) | VND 2,760,000 | Billed monthly via building management app |
| Electricity (EVN Progressive Tariff) | EVN Tier 1–6 (1,893 – 3,302 VND/kWh) | ~VND 1,900,000 – 2,900,000 | Direct payment via EVN mobile app or automated banking |
| Domestic Clean Water | Municipal Sawaco tariff (20,500 VND/m³) | VND 200,000 – 300,000 | Billed monthly on building utility invoice |
| High-Speed Fiber Internet | 500 Mbps – 1 Gbps Dedicated Fiber | VND 350,000 – 550,000 | Direct tenant subscription with local telecommunications provider |
| Basement Car Parking | VND 1,800,000 / month (basement parking bay) | VND 1,800,000 | Monthly permit card with automated RFID gate entry |
| Motorcycle Parking Bays | VND 150,000 / bike / month | VND 150,000 | Monthly permit card billed on building account |
EVN Residential Tiered Electricity Matrix (Estimated Typical Monthly Usage)
Billed directly according to the official EVN progressive residential tariff:
| Consumption Tier | Monthly kWh Range | Base Unit Rate (VND/kWh) | Typical Monthly Apportionment | Subtotal Cost (VND) |
|---|---|---|---|---|
| Tier 1 (0 – 50 kWh) | First 50 kWh | 1,893 VND | 50 kWh | 94,650 VND |
| Tier 2 (51 – 100 kWh) | Next 50 kWh | 1,956 VND | 50 kWh | 97,800 VND |
| Tier 3 (101 – 200 kWh) | Next 100 kWh | 2,271 VND | 100 kWh | 227,100 VND |
| Tier 4 (201 – 300 kWh) | Next 100 kWh | 2,860 VND | 100 kWh | 286,000 VND |
| Tier 5 (301 – 400 kWh) | Next 100 kWh | 3,197 VND | 100 kWh | 319,700 VND |
| Tier 6 (401+ kWh) | Usage over 400 kWh | 3,302 VND | 280 kWh | 924,560 VND |
| Total Estimated Energy | ~680 kWh / month (Continuous Inverter AC) | Average ~2,900 VND/kWh | Complete Residence | ~VND 1,900,000 – 2,900,000 |
Note: For complete details on tenancy utility protections, consult our EVN Electricity Tariff & Landlord Markup Guide 2026.
Lease Terms
| Term | Detail |
|---|---|
| Monthly rent | VND 55,000,000 (~$2,145 USD) |
| Deposit | 2 months rent |
| Lease minimum | 12 months |
| Included | Building management, common facilities |
| Not included | Electricity, water, internet |
| Parking | 2 spaces included |
| Pets | Negotiable |
Availability: Immediate, unfurnished or semi-furnished options.
For viewings of this and other District 4 riverside properties, contact our central districts specialists.
Discover the Neighborhood
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