Cove Residences 4BR | Empire City Frontline Sky Duplex
Lot 2B Mai Chi Tho Boulevard, Thu Thiem Ward, Thu Duc City, HCMC
125,000,000 VND/mo
Neighborhood & 2026 Expat Positioning
Occupying the most coveted frontline waterfront plot within the 14.5-hectare Empire City master plan in Thu Thiem, Cove Residences (MU11) is the ultimate boutique residential enclave developed by Singapore’s Keppel Land in partnership with Gaw Capital and Tien Phuoc. In 2026, Empire City stands as the preeminent international urban community in Ho Chi Minh City, offering a low-density riverfront sanctuary just across the water from District 1’s financial heart.
Unlike higher-density phases of Empire City, Cove Residences comprises only 136 exclusive units situated directly on the Saigon River bend. This ensures complete privacy, unobstructed sunset horizons, and permanent views of the Bitexco Financial Tower and downtown skyline. Fortune 500 CEOs, multinational senior partners, venture capitalists, and expatriate executive families choose Cove Residences for its architectural prestige, direct waterfront access, and private elevator luxury.
Strategic advantages of living at Cove Residences:
- Prime Frontline River Location: Unquestionably the closest residential tower to the Saigon River in Thu Thiem, providing front-row sunset views and refreshing river breezes.
- Ultra-Low Density Architecture: Only 136 private residences across 16 stories, served by dedicated private elevator lobbies and exclusive resident amenities.
- Instant District 1 Connectivity: 4 minutes to District 1 via the Thu Thiem River Tunnel or 5 minutes via Ba Son Bridge.
- Integrated Waterfront Promenade: Direct connection to the 1.5-kilometer riverfront boardwalk, waterfront dining pavilions, and landscaped parklands.
2026 expat rental dynamics: Cove Residences commands the highest rental yields and capital values in Empire City. Demand among Western and Asian C-suite expatriates remains exceptionally strong, driven by corporate housing allowances that prioritize private lifts, dual-level duplex living, and tranquil riverfront seclusion.
Project Overview & Building Amenities
Designed by Buro Ole Scheeren (the visionary behind the CCTV Headquarters and The Interlace) and SCDA Architects (Singapore), Cove Residences features a striking horizontal architectural form inspired by limestone karsts, integrating natural stone, warm timber louvers, and expansive glass curtain walls.
The building is managed to international five-star hospitality standards, offering a private 50-meter lap pool situated directly at the river’s edge, private resident dining suites, a dedicated cigar lounge, and comprehensive 24/7 security.
Building Amenities & Waterfront Resort Facilities
| Facility | Overview & Specifications |
|---|---|
| 50m Frontline Infinity Pool | Heated saltwater infinity lap pool positioned directly on the riverfront with private sun cabanas |
| Panoramic Riverview Sky Gym | State-of-the-art fitness center with TechnoGym equipment overlooking the water |
| Private Resident Dining Salon | Private banquet room with professional chef preparation kitchen for private catering |
| Private Cigar & Wine Lounge | Soundproof lounge with individual temperature-controlled wine lockers and humidor storage |
| Dedicated Private Elevator Lobby | Direct private high-speed elevator access opening exclusively into each residence foyer |
| Hydrotherapy Wellness Spa | Separate men’s and women’s steam rooms, Finnish dry saunas, and therapeutic jacuzzis |
| Landscaped Riverside Courtyards | Serene tropical gardens, reflection ponds, and shaded walking paths along the promenade |
| Subterranean Parking & EV Stations | 2-level basement garage with dedicated assigned parking bays and high-capacity EV chargers |
Residence Spatial Layout & Interior Specifications
This 228 square meter 4-bedroom, 4-bathroom sky duplex spans Levels 14 and 15, offering dramatic double-height ceiling volumes and full-width floor-to-ceiling glass framing panoramic river and city skyline vistas.
Layout Overview
The dual-level configuration offers a flawless separation between formal entertaining zones on the lower level and private family quarters on the upper level.
Spatial distribution:
- Private Elevator Foyer (Lower Level): Dedicated arrival lobby with biometric security, shoe storage, and private entrance door.
- Double-Height Living & Dining Salon: 62 sqm grand living hall with soaring 6.0-meter double-height ceilings, imported Italian marble floors, and sliding glass walls opening onto the river terrace.
- Gourmet Island Kitchen & Breakfast Bar: Open-plan Western show kitchen with quartz composite waterfall countertops and integrated Gaggenau appliances.
- Enclosed Wet Prep Kitchen: Secondary enclosed kitchen equipped with heavy-duty extractor, gas hob, and laundry pantry.
- Ground-Floor Guest / In-Law Suite (Bedroom 4): 16 sqm bedroom with private ensuite bathroom, ideal for guests or family members.
- Master Sky Sanctuary (Upper Level): 36 sqm master suite with sweeping sunset river views, extensive walk-in dressing room, and a five-fixture ensuite bathroom with freestanding soaking tub.
- Two Upper-Level Ensuite Bedrooms (Bedrooms 2 & 3): Each 18 sqm with built-in wardrobes, ensuite bathrooms, and skyline views.
- Panoramic Waterfront Loggia: 12 sqm open-air terrace overlooking the Saigon River and Bitexco Tower.
Premium Interior Finishes & Specifications
| Feature | Material & Manufacturer |
|---|---|
| Main Level Flooring | Full-slab imported Italian Botticino marble with acoustic underlayment |
| Upper Level Flooring | Solid European engineered walnut laid in wide-plank contemporary format |
| Kitchen Cabinetry | Custom German Poggenpohl cabinetry with motorized soft-close hardware |
| Kitchen Appliances | Integrated Gaggenau 4-zone induction hob, convection oven, and Liebherr wine cooler |
| Sanitary Fixtures | Hansgrohe Axor designer brassware, Duravit ceramics, and TOTO Neorest smart bidets |
| Curtain Wall Glazing | Double-glazed thermal-break Low-E glass panels with acoustic sound barrier engineering |
| Air Conditioning | Central Daikin VRV multi-split inverter system with independent digital room climate controls |
| Smart Home Ecosystem | Integrated IoT smart home controlling multi-zone lighting, climate, and motorized blinds |
Monthly Operating Costs & Lease Terms
Cove Residences Keppel Land Luxury Management manages this property with 24/7 security, professional maintenance, and comprehensive resident services.
Monthly Operating Expenses
| Expense Category | Tariff / Unit Rate | Estimated Monthly Outlay | Billing Channel & Schedule |
|---|---|---|---|
| Base Monthly Rent | VND 125,000,000 | VND 125,000,000 | Direct bank transfer in VND on the 1st of each calendar month |
| Building Management Fee | VND 48,000 / m² / month (228 m²) | VND 10,944,000 | Billed monthly via Empire City resident app |
| Electricity (EVN Progressive Tariff) | EVN Tier 1–6 (1,893 – 3,302 VND/kWh) | ~VND 2,500,000 – 3,800,000 | Direct payment via EVN mobile app or automated banking |
| Domestic Clean Water | Municipal Sawaco tariff (20,500 VND/m³) | VND 220,000 – 350,000 | 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 2,200,000 / month (allocated basement bay) | VND 2,200,000 | Monthly permit card with automated RFID gate entry |
| Motorcycle Parking Bays | VND 200,000 / bike / month | VND 200,000 | 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 | 450 kWh | 1,485,900 VND |
| Total Estimated Energy | ~850 kWh / month (Continuous Inverter AC) | Average ~2,900 VND/kWh | Complete Residence | ~VND 2,500,000 – 3,800,000 |
Note: For complete details on tenancy utility protections, consult our EVN Electricity Tariff & Landlord Markup Guide 2026.
Lease Terms & Legal Protections:
- Standard Lease Duration: 12 to 36 months standard with diplomatic termination covenants for multinational executives.
- Security Deposit: 2 months’ gross rental value held in secure escrow.
- Official VAT Red Invoices (Hóa Đơn Đỏ): The landlord provides monthly electronic VAT invoices fully compliant with Vietnamese corporate tax standards.
- Police Residency Registration (Tạm Trú): Complete digital registration with Thu Thiem Ward Police (Công an Phường Thủ Thiêm) processed within 24 hours of move-in.
Commute Matrix & International School Proximity
Cove Residences at Empire City provides rapid transit to central business districts and premier educational hubs:
Key Commute Destinations:
- District 1 Financial Core (Bitexco / Nguyen Hue via Thu Thiem Tunnel): 4 minutes drive (2.2 km).
- Le Duan Consular Boulevard (via Ba Son Bridge): 5 minutes drive (3.2 km).
- Thao Dien Expat Quarter (District 2): 9 minutes drive (5.5 km).
- Phu My Hung (District 7): 14 minutes drive (7.8 km).
- Tan Son Nhat International Airport (SGN): 22 to 28 minutes drive.
- Long Thanh International Airport Corridor: Fast expressway access via Mai Chi Tho.
Elite International Schools & Healthcare Nearby:
- British International School (BIS HCMC) Thao Dien: 9 minutes drive (5.0 km).
- International School Ho Chi Minh City (ISHCMC): 10 minutes drive (5.5 km).
- Saigon South International School (SSIS): 14 minutes drive (7.5 km in D7).
- Vinmec Central Park International Hospital: 6 minutes drive (3.0 km).
- FV Hospital & International SOS (D1 / D7): 12 minutes drive.
Frequently Asked Questions (FAQ)
How is privacy maintained with the private elevator lobby?
Each residence at Cove Residences is served by a dedicated high-speed elevator that opens directly into the apartment’s private secured foyer. The elevator operates via encrypted RFID keycards or biometric fingerprint sensors, ensuring that only authorized residents and approved guests can access the floor.
What distinguishes Cove Residences from other phases in Empire City?
Cove Residences is Empire City’s most exclusive boutique phase, containing only 136 total residences situated directly on the water. It features a private 50m waterfront pool, private dining rooms, and dedicated private lifts for nearly every unit, which are not shared with the higher-density Linden, Tilia, or Narra towers.
Is the waterfront view permanent and protected from future construction?
Yes. Cove Residences sits on the frontline river plot with no land or parcels in front of the building. The view overlooking the Saigon River toward District 1 and the Bitexco skyline is permanent and protected from any future construction.