The monthly management fee at Hồng Hạc City is a mandatory periodic charge used to maintain the entire infrastructure system, security, landscaping and shared amenities of the urban area, and in particular the developer Phú Mỹ Hưng has undertaken to waive it entirely for the first 36 months for customers who take handover on time according to the handover schedule. More importantly, the management fee at Hồng Hạc City is not charged for profit but reflects actual operating costs, ensuring a quality of service commensurate with the international urban standard that Phú Mỹ Hưng has built up over more than 30 years in the District 7 urban area of Ho Chi Minh City.
Regarding total monthly living costs, Hồng Hạc City residents should budget for at least 5 main expenses, including management fees, electricity, water, parking and internet, as well as any additional Clubhouse facility fees incurred through use beyond the basic allowance. Furthermore, as management fees are waived for the first 36 months, actual monthly living expenses will be significantly reduced, enabling residents to settle into their new homes from the very first day.
Regarding the fee-waiver policy, the condition for receiving the 36-month management fee waiver is that customers take handover of their homes within the specified period from 10/12/2026 to 09/12/2029, and in addition, some sources record a 30-month waiver (from 10/6/2027, depending on the handover schedule for each phase). Let us explore every aspect of Hồng Hạc City’s management fees below to help you make the most complete financial plan.
What Are the Monthly Management Fees at Hồng Hạc City?
The monthly management fee at Hồng Hạc City is a compulsory charge paid periodically by residents to Phú Mỹ Hưng’s management and operations unit to maintain all shared services, facilities and infrastructure throughout the urban area, calculated according to the built-up area of each home.
More specifically, management fees in a low-rise urban area such as Hồng Hạc City differ from those typically charged in high-rise apartment buildings in 3 key respects:
First, the scope of services is broader: In addition to building operations, Hồng Hạc City’s urban-area management fee covers the entire external infrastructure system, including internal roads, drainage systems, public lighting, the 17ha central park and 7 internal parks distributed throughout the 3 subdivisions.
Second, the management unit is Phú Mỹ Hưng itself: Rather than hiring a third-party operator, Phú Mỹ Hưng organises its own management structure according to standards developed through 30 years of experience in Phú Mỹ Hưng Urban Area, District 7, Ho Chi Minh City. This ensures consistency and continuous service quality without dependence on a third party.
Third, the “non-profit” principle: Phú Mỹ Hưng openly states that management fees are not intended for commercial profit, meaning that all revenue collected is used to cover actual operating costs, with no additional profit margin. This principle protects residents from unreasonable increases in management fees after the initial preferential period ends.
In addition, Hồng Hạc City’s management fees can be paid monthly through several flexible channels, including bank transfer, the Payoo system, Phú Mỹ Hưng’s management app or in person at the customer service centre within the urban area.
What Services Are Included in Hồng Hạc City’s Management Fees?
There are 2 main service groups included in Hồng Hạc City’s management fees: security and technical operations, which ensure the continuous operation of the infrastructure, and landscaping, Clubhouse and community facilities, which create the distinctive quality of life of a premium ecological urban area.
Below is a detailed description of each service group, so residents can clearly understand the practical value they receive when paying management fees at Hồng Hạc City:
What Is Included in Hồng Hạc City’s Security and Technical Operations Services?
Hồng Hạc City’s security and technical operations services are the most essential service group, comprising 5 core areas operating continuously 24/7 to ensure the highest possible level of safety and stable technical infrastructure for all residents.
Specifically, the 5 areas within the security and technical operations group are:
- 24/7 security: A professional team of security guards working continuous shifts, controlling access at the main and secondary gates using key-card or facial-recognition systems; coordinating scheduled patrols within the urban area and responding to emergencies
- Site-wide CCTV surveillance system: A network of surveillance cameras covering internal roads, entrances and exits, Clubhouse areas, car parks and public facilities; data is stored and monitored from a central control centre
- Operation of the electricity and public lighting systems: Maintaining stable lighting for internal roads, parks and entrance gates; operating backup generators; and regularly inspecting and maintaining the entire infrastructure electrical system
- Management of water supply and drainage systems: Ensuring a stable supply of domestic water to every home; operating rainwater drainage and wastewater treatment systems; and monitoring the water quality of the retention lake and landscaped water features
- Maintenance of internal roads and transport infrastructure: Maintaining road surfaces, pavements, signage and road markings; resolving manhole and drain-related incidents; and coordinating with the authorities when infrastructure problems arise
More importantly, all 5 areas above are handled by Phú Mỹ Hưng’s technical team permanently stationed within the urban area, without reliance on external contractors. This ensures the fastest possible response to incidents and the most consistent service quality possible.
What Is Included in the Landscaping, Clubhouse and Community Facilities Services?
Hồng Hạc City’s landscaping, Clubhouse and community facilities services are the group that creates the core distinction compared with conventional urban areas, comprising 4 areas that directly enhance residents’ daily quality of life and create a cohesive community environment.
Specifically, the 4 areas in this group are:
- Site-wide green landscaping care: Regularly pruning, watering, fertilising and replacing greenery in the 7 internal parks and 17ha central park; keeping the retention lake clean and maintaining ecological balance; and caring for roadside trees and green central reservations
- Clubhouse operations: Opening and continuously operating the gyms, yoga classes, indoor and outdoor swimming pools, tennis courts and badminton courts at the Clubhouses, ranging from 1,000–5,200m² in each subdivision; and regularly maintaining exercise equipment in accordance with manufacturers’ standards
- Management of children’s play areas and outdoor BBQ facilities: Regularly checking the safety of play equipment; cleaning and maintaining the BBQ areas; and keeping communal spaces clean and ready for use
- Common-area environmental sanitation: Collecting waste according to a daily schedule; cleaning internal roads and public spaces; processing separated waste in accordance with regulations; and carrying out regular insect control and hygiene measures
Furthermore, what makes Hồng Hạc City’s landscaping services particularly distinctive is their scale: with more than 70% of the total 197.76ha devoted to landscaping and facilities, the management team must care for a green area almost twice the average of comparable urban developments in northern Vietnam. This is why actual operating costs at Hồng Hạc City are higher than those of conventional urban areas, while also creating an exceptional living environment that cannot be compared.
How Are Hồng Hạc City’s Monthly Management Fees Calculated?
Hồng Hạc City’s monthly management fee is calculated according to the land area of each home, with an estimated rate of VND 12,000/m²/month based on premium urban-area rates in Bắc Ninh and Phú Mỹ Hưng’s service standards, excluding VAT.
More specifically, the management fee is calculated using a simple formula: Monthly management fee = built-up area (m²) × fee rate (VND/m²/month). The official fee rate will be announced by Phú Mỹ Hưng at the time of home handover, after the 36-month fee-waiver period ends.
For illustration, the table below estimates the monthly management fee for each type of home at Hồng Hạc City, based on typical built-up areas and a benchmark range for a comparable segment, helping homebuyers understand their long-term budget more clearly:
| Home type | Typical built-up area | Estimated lower fee (VND 12,000/m²) |
| Garden terrace house | 120m2 | VND 1,524,000/month |
| Semi-detached villa | 180m2 | VND 2,286,000/month |
| Detached villa | 300m² | VND 3,810,000/month |
| Commercial shophouse | 120m² | VND 1,524,000/month |
Important note: The figures above are for reference only. The official fee rate will be determined by Phú Mỹ Hưng based on actual operating costs and transparently announced before the fee-waiver period ends. In addition, this fee does not include electricity, water, parking or any additional services.
However, the most important point to remember is that throughout the entire period from home handover until the end of the 36-month preferential period, buyers do not have to pay any management fees. A family living in a 150m² terrace house could save between VND 79 million and VND 118 million in the first 3 years through this fee-waiver policy alone, not to mention the psychological value of enjoying premium services entirely free of charge from the very first day.
What Are the Conditions for Hồng Hạc City’s 36-Month Management Fee Waiver?
Yes, Hồng Hạc City’s 36-month management fee waiver applies subject to at least 3 clear conditions: customers must take handover of their homes within the specified period, have fulfilled their financial obligations under the sale and purchase agreement, and sign for handover according to Phú Mỹ Hưng’s official handover schedule.
Specifically, information from Phú Mỹ Hưng’s official sources records 2 different preferential milestones depending on the handover phase:
36-month fee-waiver package:
- Applicable to customers taking handover of their homes between 10/12/2026 and 09/12/2029
- This is the most widely published information in the developer’s official documents at the June 2025 launch event
- Condition: take handover on time according to the handover schedule for Phase 1 of the Hồng Phát subdivision
30-month fee-waiver package:
- Applicable to customers taking handover of their homes from 10/6/2027 to 09/12/2029 (equivalent to 30 months from the handover date for the subsequent phase)
- Recorded in the more detailed information on the Hồng Phát subdivision customer appreciation programme
- Suitable for the handover schedule of homes handed over after December 2026
More importantly, the actual value of this fee-waiver policy is considerable. A quick calculation shows that a 250m² semi-detached villa with an estimated fee of VND 18,000/m²/month would save VND 162 million over the 36-month fee-free period. This is a substantial amount compared with the total initial ownership costs and creates a clear financial advantage, particularly for investors purchasing properties for rental purposes during the initial period.
Furthermore, this 36-month fee waiver gives residents ample time to experience the actual quality of the services before assessing the fee level once the incentive ends, fostering long-term trust and a lasting bond between residents and the management company.
Are Hồng Hạc City’s Management Fees Competitive Compared with Other Premium Urban Areas in Northern Vietnam?
Yes, Hồng Hạc City’s management fees are highly competitive compared with premium urban areas in Northern Vietnam for at least three reasons: its non-profit philosophy keeps fees close to actual operating costs; the 36-month fee waiver eases the financial burden during the initial period; and the scope of services included (with 70% of the area devoted to landscaping) surpasses most projects at a similar fee level.
Specifically, when compared with Vinhomes Smart City’s published fee of around 25,520 VND/m²/month, Hồng Hạc City’s estimated reference range of 15,000–22,000 VND/m²/month is price-competitive, while the services offered are comparable or superior on several important criteria, such as the proportion of green landscaping and a dedicated clubhouse in each sub-zone.
How Does the 36-Month Fee Waiver Affect the Returns of Investors Buying Shophouses in Hồng Hạc City?
The 36-month fee waiver allows shophouse investors to keep all rental revenue without paying any management fees during the first three years, directly optimising their initial ROI cash flow. A 120m² shophouse rented commercially for roughly 20–30 million VND per month would save an additional 54 to 95 million VND in management fees over 36 months (equivalent to an extra 1.5–2.5 months of rent completely free of charge). This is a tangible financial advantage that not every project can offer, particularly in the early stages when investors need to maximise capital recovery time.
What Makes Phu My Hung’s Operating Standards at Hồng Hạc City Different from a Conventional Management Company?
Phu My Hung operates Hồng Hạc City itself rather than hiring a third party, creating a fundamental difference: all processes, technical standards and service culture are standardised from 30 years of experience in the District 7 urban area of Ho Chi Minh City, where residents have consistently rated operating quality highly. By contrast, urban areas that hire third-party operators often face service consistency issues when contracts change hands and lack a direct feedback channel from residents to the developer. At Hồng Hạc City, residents have a direct feedback channel to Phu My Hung’s operations management team, ensuring every issue is handled to the developer’s own standards.
