Updated: 01/10/2026
Lumière Midtown Penthouse & Duplex
Only 40 of Lumière Midtown’s 808 units are special units: Duplex, Penthouse and Penthouse Duplex. Under the 08–09/2026 policy these units were traded by taking over an investor-held sale and purchase agreement (SPA); the purchase route for each unit must be confirmed.
Three types of special unit
| Item | Duplex | Penthouse | Penthouse Duplex |
|---|---|---|---|
| Units (A / B) | 16 (8 / 8) | 16 (8 / 8) | 8 (4 / 4) |
| Position | Floors 17–18 | Floor 26 or 27 | Floors 26–27 |
| Gross, wall-centre (GSA) | 146.7–251.5 m² | 161.0–225.4 m² | 239.1–324.7 m² |
| Net (NSA) | 136.1–234.0 m² | 152.9–213.9 m² | 225.0–306.2 m² |
| Ceiling height | 3.4 m per level — 6.8 m over two levels | 4.5 m | 9 m |
| Handover | documents are inconsistent | buyer fits out | buyer fits out |
From the developer’s Penthouse/Duplex documents, PH–PHDL floor plans and unit list. Duplex and Penthouse Duplex areas are the total of both levels.
Design
The developer’s documents list seven design features of the Penthouse and Penthouse Duplex: aerodynamic corridors, deep daylighting, high ceilings that create a thermal buffer, true sky gardens, a dual-entrance design, “soft” transition spaces and a high degree of personalisation.
Some units have private gardens: for example, B-02 PH.09 has a 15.3 m² garden, A-01 PHDL.01 has 30.0 m² and B-03A PHDL.06 has 50.2 m².
How to buy under the 08–09/2026 policy
- Under the 08–09/2026 policy, special units were traded as SPAs held by investors and transferred to buyers, and the price sheets for Vietnamese buyers follow this route. The price sheets for foreign buyers, however, include a primary purchase option (SPA or long-term lease) — the purchase route must be confirmed per unit.
- Steps: VND 500 million deposit → sign the agreement letter (VBTT) → sign the notarised transfer agreement (HĐCN) → the developer confirms, and the buyer inherits the rights and obligations of the original SPA.
- The buyer also inherits the 5% security deposit for performance of the SPA and the 9% p.a. interest on it.
- The maintenance fee for special units is VND 900,000/m² of gross (wall-centre) area per the transfer price sheet for Vietnamese buyers (reference); the primary price sheet for foreigners uses a 2% maintenance fee.
Buying on the resale market
When buying a special unit — or any unit for which an SPA has already been signed — you need to budget for extra costs and check the legal side of the transfer:
- 2% personal income tax on the transfer price (usually paid by the seller, depending on the agreement) and notary fees for the transfer agreement.
- 0.5% registration fee when registering the ownership certificate in the buyer’s name.
- Ownership certificate: not yet issued for the project; the original SPA and the payments already made must be checked with the developer.
- Foreigners: check that units are still available within the foreign ownership quota (up to 30% per building under the Housing Law) before paying a deposit.
Special-unit prices
Neither the developer nor the investors have announced a price list for special units. The transfer price is calculated separately for each unit based on size, floor, garden and payments already made — Happy Land sends a per-unit calculation when you contact us.
Get the list of special units
Floor plans of each Duplex, Penthouse and Penthouse Duplex unit plus a transfer calculation — Happy Land sends them on WhatsApp or Zalo.
Frequently asked questions
How many Penthouses does Lumière Midtown have?
16 Penthouses and 8 Penthouse Duplexes on floors 26–27, split equally between the two towers.
How high are the Lumière Midtown Duplexes?
3.4 m ceilings per level, 6.8 m in total over two levels; Duplexes are on floors 17–18.
What is the ceiling height of the Penthouse Duplex?
Penthouses have 4.5 m ceilings per level; Penthouse Duplexes have a 9 m double-height space.
Are Penthouses handed over bare or finished?
Penthouse and Penthouse Duplex units are handed over for buyers to fit out to their own taste. For Duplexes, the documents are inconsistent — confirm per unit in the SPA.
Must special units be bought by transfer?
Not necessarily. Under the 08–09/2026 policy and in the price sheets for Vietnamese buyers, special units are traded by taking over an investor-held SPA (agreement letter → notarised transfer agreement → developer confirmation). The price sheets for foreign buyers include a primary purchase option, so this must be confirmed per unit.