Thu Thiem Apartment Management & Service Fees 2026 Guide

Primary prices in Thu Thiem have doubled in just a few years, with one penthouse recently listed near VND 500 billion. But for owners and investors who have already closed on a unit here, the real cost of ownership includes a recurring monthly line item that rarely gets the same attention as the sale price: the management fee and parking fee. These operating costs directly affect rental yield and long-term living experience, yet they are far less transparent than headline prices.

Based on data supplied by the respective building management boards and compiled by BHRealty Vietnam (updated October 12, 2026), this article consolidates the management fees, parking fees and selected paid amenities at five flagship luxury apartment developments in Thu Thiem: The Metropole Thu Thiem, Empire City, The River Thu Thiem, Zeit River Thu Thiem and the Sala urban area (the Sarimi, Sarica, Sarina and Sadora sub-zones). These projects are also benefiting from the fresh wave of infrastructure and capital flowing into the area, alongside large-scale developments now under construction such as Lotte Eco Smart City Thu Thiem.

The basics: what area is the fee based on, and does it include VAT?

Before comparing the actual figures, residents and investors should understand two principles that apply across most Thu Thiem developments. First, the management fee is calculated on the usable area stated in the sale and purchase agreement (SPA), not the wall-to-wall area or the area printed on the pink book (land-use-right certificate) — a distinction worth checking carefully at handover or when comparing projects. Second, every figure quoted below already includes value-added tax (VAT), typically 8% for motorbike parking and 8–10% for car parking depending on the project. Each building’s management board may adjust fees periodically through an official notice, so the numbers below reflect the situation as of the October 12, 2026 update and may change afterward.

Management and parking fee comparison across 5 Thu Thiem developments

Overall, management fees in Thu Thiem range quite widely, from roughly VND 19,800 to VND 42,500 per square meter per month, depending on the tower’s position, the scale of in-house amenities and the operator. The table below summarizes the management and parking fees (VAT included) for the flagship towers:

Worth noting: at Empire City, the car parking fee was adjusted effective September 1, 2026 under Notice No. 53-TB/2026 dated July 29, 2026 issued by the operator, Imperial City Joint Venture Co., Ltd., and applies uniformly across the Linden, Tilia and Cove towers. Meanwhile, management fees still differ noticeably between towers within the same project — whether at Empire City or across the Sala sub-zones — because each tower carries its own amenity standard and operating cost structure.

The River Thu Thiem: paid in-house amenities set it apart from the rest

Beyond the base management and parking fees, The River Thu Thiem stands out with the most detailed and diverse amenity price list in this comparison, reflecting a resort-style, hotel-grade operating model. Some representative rates (VAT included, 8%):

• Golf simulator room: VND 220,000/hour on weekdays, VND 275,000/hour on weekends and public holidays.
• Gym/Yoga room: VND 220,000 per single session; individual packages from VND 1,650,000/month up to VND 9,900,000/year; couple packages from VND 2,750,000/month up to VND 18,700,000/year.
• Private movie room: VND 440,000–550,000 per time slot, depending on the hour of day.
• BBQ area, community room, family room and co-working space: a VND 500,000–550,000 deposit, with some amenities free for shared use and only charged when booked privately.
• Cigar lounge: VND 220,000/hour on weekdays, VND 275,000/hour on weekends and public holidays.

For residents who use these premium amenities regularly, total monthly running costs at The River Thu Thiem can end up noticeably higher than the base management fee of VND 27,500/m²/month suggests. That is an important factor when comparing the “real cost of ownership” between projects, rather than looking at a single management fee figure in isolation.

Why management fees differ so much, and how to budget correctly

Looking across the comparison table, management fees clearly do not move in lockstep with sale price or location. Sala — an urban area whose original primary prices were lower than the Metropole, Empire City, The River and Zeit River cluster — includes the Sarica tower at VND 35,200/m²/month, higher than Empire City’s Linden (VND 28,000) or The River (VND 27,500). The main drivers are the scale and quality of in-house amenities (pools, gyms, security, landscaping), whether the operator is an international group or a domestic one, population density and tower scale, and each management board’s own fee policy.

For anyone buying to live in or to rent out, an accurate ownership budget should add up: the management fee based on the SPA area, the parking fee (multiplied by the household’s actual number of vehicles), and any amenity charges if used regularly. This recurring cost should be viewed within the bigger market picture, where sale prices, operating costs and actual rental yields across Thu Thiem projects are increasingly diverging by handover stage and operating maturity, against the backdrop of a Ho Chi Minh City luxury real estate market that keeps climbing.

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Conclusion

Management and parking fees are fixed, recurring costs that run for the entire life of apartment ownership — they deserve to be treated as an inseparable part of the financial equation, alongside the purchase price and financing cost. Across the five flagship Thu Thiem developments covered here, management fees range from VND 19,800 to VND 42,500 per square meter per month, while car parking can run from roughly VND 1.3 million to over VND 3 million per month depending on the tower and the number of vehicles — a gap wide enough to meaningfully affect annual rental cash flow.

If you need a more detailed breakdown of real operating costs, a comparison of investment performance across Thu Thiem projects, or an update on remaining inventory at The Metropole, Empire City, The River, Zeit River and Sala, feel free to reach out to me directly — Do Thanh Tong, a luxury real estate consultant covering Thu Thiem, District 1 and Thao Dien since 2014 — for accurate, up-to-date information and help budgeting for ownership that fits your needs.

References

• Management boards of The Metropole Thu Thiem, Empire City, The River Thu Thiem, Zeit River Thu Thiem and Sala City — management and parking fee data, compiled by BHRealty Vietnam, updated October 12, 2026 (internal document).
• Notice No. 53-TB/2026 dated July 29, 2026 from Imperial City Joint Venture Co., Ltd. (Empire City’s operator) on the car parking fee adjustment, effective September 1, 2026.
• vietnamfinance.vn – “Nhà Thủ Thiêm lên giá: Căn hộ 215 triệu/m2, nhà đất 567 triệu/m2, ai đủ tiền mua?”, May 24, 2026.