The Casa Luna Phu My Hung project has all 5 core legal documents: the construction permit (already issued—as confirmed by the official groundbreaking ceremony on 6 March 2026), land-use rights for Lot CN8-2 (legally owned by Phu My Hung Development Company Limited), the developer’s legal entity documents (a Vietnamese–Taiwanese joint venture established in 1993), the contractor and supervision consultant documents (Vicons and DSPCons VN), and the decision approving the 1:500 detailed planning within the overall Phu My Hung urban area. In particular, this is the project with the strongest legal foundation in Ho Chi Minh City’s ultra-luxury segment, backed by the developer’s 33-year record without any precedent of legal violations.
Regarding the legal procedures and documents for buyers, transactions at Casa Luna take place directly with the Phu My Hung developer—not through an intermediary sales centre—ensuring that buyers have access to the original Sale and Purchase Agreement, with comprehensive terms protecting their interests, a committed handover schedule in July 2028 and a clear process for issuing the Certificate of Ownership (pink book). In addition, with transaction values ranging from VND 30 billion to more than VND 150 billion per unit, understanding every legal step in the purchase—reservation—SPA signing—payment—handover—certificate issuance process is essential to protecting the buyer’s finances.
Compared with other high-end projects in Ho Chi Minh City that encountered legal difficulties between 2022 and 2024, Casa Luna and Phu My Hung have none of the common risks such as suspended planning, land whose use purpose has not been converted, or the developer mortgaging its land bank to a bank—thanks to the 700-ha integrated urban development model, which has been fully approved and operational for more than 3 decades. Furthermore, the joint venture model with CT&D Group (Taiwan) ensures independent funding that does not depend on domestic bank loans, thereby completely eliminating financial risks affecting the project schedule.
The following article provides a detailed analysis of each legal document, the transaction process, buyer protection and comparisons of legal risks, giving you a complete basis for making a safe and confident investment decision.
What legal documents does the Casa Luna Phu My Hung project currently have?
The Casa Luna Phu My Hung project has 5 core legal documents: the construction permit, land-use rights, the developer’s legal entity documents, the contractor and supervision consultant documents and the decision approving the 1:500 detailed planning within the overall Phu My Hung urban area, which was approved more than 30 years ago.
Below is a detailed analysis of each type of legal document publicly confirmed as at April 2026, giving buyers a comprehensive picture of Casa Luna’s actual legal status before making a decision:
Does the Casa Luna project have a construction permit yet?
Yes, the Casa Luna project has a valid construction permit, as directly confirmed by 3 pieces of practical evidence: the official groundbreaking ceremony held on 6 March 2026 at Lot CN8-2, the officially appointed main contractor Vicons and supervision consultant DSPCons VN taking part and the groundbreaking information being widely reported in the media—none of which could take place without a valid construction permit issued by the competent authorities.
More specifically, Casa Luna’s construction permit was issued by the Ho Chi Minh City Department of Construction, the authority responsible for assessing and approving the complete technical documentation, architectural design, structural design and MEP systems before authorising construction to begin. The project’s permission to hold a public groundbreaking ceremony in the presence of partners, the media and regulatory authorities is the strongest legal evidence that any buyer can independently verify.
Technical information confirmed at the groundbreaking ceremony:
- Official construction commencement date: 6/3/2026
- Location: Lot CN8-2, Kenh Dao precinct, Tan Phu Ward, District 7, Ho Chi Minh City
- Scale: 2 buildings, each with 20 above-ground floors + 2 basement levels, with 49 apartments in total
- Main contractor: Vien Dong Construction & Technical Services Company Limited (Vicons)
- Supervision consultant: DSPCons Vietnam Management Company Limited (DSPCons VN)
- Expected completion: Early July 2028
More importantly, Phu My Hung’s choice of Vicons as the main contractor was not accidental. Vicons is one of the leading high-end civil construction contractors in Ho Chi Minh City, with experience constructing many major projects both within and outside the Phu My Hung ecosystem. The presence of Vicons and DSPCons VN in the project documentation provides an additional layer of construction-quality assurance alongside the legal permit.
Who owns the land-use rights to Casa Luna’s Lot CN8-2?
The land-use rights to Lot CN8-2 belong to Phu My Hung Development Company Limited, the entity with the legal right to develop the project under the 700-ha urban area plan approved by the State in 1993, which cannot be changed after more than 30 years of operation.
More specifically, the land-use rights to Lot CN8-2 have several legal characteristics that are particularly favourable to Casa Luna buyers:
First—Land-use purpose classification: Lot CN8-2 is classified as commercial and service land (CN) under the Phu My Hung urban area plan. This land has had its use purpose lawfully converted since the plan was approved, with no risk of “land whose use purpose has not been converted” as encountered by many other projects.
Second—Fixed planning for more than 30 years: The entire 1:500 detailed plan for the Phu My Hung urban area was approved by the State and fully implemented over more than 30 years. This means there is no risk of “suspended planning” or “unexpected planning adjustments” affecting the Casa Luna project in the future.
Third—No land disputes: As Phu My Hung has developed the project itself and owned the entire 700-ha infrastructure from the outset, Lot CN8-2 has no history of disputes with local residents, the authorities or third parties—an issue common among projects located on agricultural or resettlement land.
Does the legal status of Casa Luna Phu My Hung ensure buyer safety?
Yes, Casa Luna Phu My Hung’s legal status provides comprehensive protection for buyers for 3 core reasons: complete and publicly available legal documentation, Phu My Hung’s 33-year history without disputes and direct transactions with the developer, completely eliminating risks from third parties.
To understand better the actual level of legal security at Casa Luna, it is necessary to analyse each layer of protection buyers receive when transacting at the project:
How does Casa Luna’s Sale and Purchase Agreement protect buyers’ interests?
Casa Luna’s Sale and Purchase Agreement protects buyers’ interests through 4 key provisions: a specific handover schedule commitment (July 2028), a penalty clause for late handover by the developer, an obligation to provide a refund if the committed quality standards are not met and a clear process for issuing the Certificate of Ownership (pink book) after handover.
More specifically, signing the SPA directly with the Phu My Hung developer provides legal advantages that buyers purchasing through an intermediary sales centre do not receive:
Advantage 1—Unaltered original information: When signing the SPA directly with the developer, buyers receive all original legal information, including a copy of the construction permit, the apartment’s location plan within the building, detailed finishing specifications and the exact payment schedule, without the risk of information being distorted by a third party.
Advantage 2—Breach penalty clause: Under the Law on Real Estate Business, the SPA must clearly stipulate the penalty payable if the developer hands over late (normally 0.05% per day of the amount already paid). With transaction values ranging from VND 30–150 billion, this is a significant financial protection provision.
Advantage 3 – Commitment to finishing standards: The Casa Luna Sale and Purchase Agreement clearly specifies the handover finishing standards, including imported European materials and named brands. If the developer fails to hand over the property in accordance with the committed standards, the buyer has a legal basis to request compensation or remediation.
Advantage 4 – Pink book issuance timeline: Under the latest provisions of the amended 2023 Law on Housing, the developer is obliged to complete the procedures for issuing the Certificate of Ownership to the buyer within the prescribed period after the property has been handed over and the buyer has fulfilled their financial obligations. Phú Mỹ Hưng’s 33-year history without breaching its commitments provides the strongest practical assurance for this provision.
What legal documents do Casa Luna buyers need to prepare?
Casa Luna buyers need to prepare 3 main groups of documents: personal documents, financial documents (if taking out a bank loan) and additional documents specifically for foreign buyers (where applicable) – all of which must be fully prepared before signing the official Sale and Purchase Agreement.
Specifically, the complete legal transaction process at Casa Luna consists of 5 sequential steps:
| Step | Details | Date | Required documents |
| 1 | Pay the reservation deposit | Before the official launch | Identity card/Citizen Identity Card/Passport |
| 2 | Sign the Sale and Purchase Agreement | Q4/2026 (expected) | Identity card/Citizen Identity Card + financial documents |
| 3 | Payment according to the payment schedule | Q4/2026 – Q2/2028 | Bank transfer receipts |
| 4 | Receive handover of the apartment | 7/2028 (expected) | Handover acceptance record |
| 5 | Issuance of the Certificate (pink book) | After handover | Fulfil financial obligations |
The table above describes the 5-step complete legal transaction process for purchasing an apartment at Casa Luna Phú Mỹ Hưng, from paying the deposit through to receiving the pink book. The specific timing may change according to official announcements from the developer.
Personal documents buyers need to prepare:
- Valid identity card/citizen identity card (Vietnamese citizens) or passport (foreign nationals)
- Marriage registration certificate or confirmation of marital status (if purchasing jointly with a spouse)
- Family register or confirmation of place of residence (if required)
Financial documents (if taking out a bank loan):
- Bank account statements for the most recent 6–12 months
- Employment contract and payslips (if employed)
- Business documents and financial statements (if a business owner)
- Additional collateral (if a higher borrowing limit is required)
Additional documents for foreign buyers: Under the amended 2023 Law on Housing, foreigners who are legally permitted to enter Vietnam have the right to purchase and own an apartment at Casa Luna for a 50-year term. The additional documents include a valid passport, a visa/temporary residence card in Vietnam and confirmation that the buyer is not subject to restrictions on purchasing residential property.
Are there any differences in the ownership regulations for Casa Luna for foreign buyers?
Yes, the ownership regulations for Casa Luna for foreign buyers differ from those for Vietnamese citizens in 2 respects: ownership is limited to 50 years (extendable in accordance with the amended 2023 Law on Housing) and additional legal documents are required – however, there is no difference in the sale price for Vietnamese and foreign buyers.
More specifically, under the amended 2023 Law on Housing, which came into effect on 1/1/2025, foreign nationals’ rights to own residential property in Vietnam have been expanded and clarified compared with previously:
Conditions for foreigners to purchase at Casa Luna:
- Be legally permitted to enter Vietnam (with a visa or temporary residence card)
- Not be entitled to diplomatic immunity or privileges (such as ambassadors or consuls)
- Casa Luna must be located outside a national defence and security area (District 7 meets this condition)
Rights of foreign owners at Casa Luna:
- Ownership term: 50 years from the date the Certificate is issued
- Right to extend: Under the amended 2023 Law on Housing, foreigners have the right to extend ownership for a further 50 years if they wish to do so
- The right to lease, inherit and gift the property during the ownership term
- The right to mortgage the property with credit institutions licensed to operate in Vietnam
Limitations compared with Vietnamese citizens:
- No right to perpetual ownership (Vietnamese citizens have ownership without a time limit)
- The extension procedure must be completed when the 50-year term expires
- Some domestic banks restrict lending to foreign borrowers or require additional conditions
More importantly, with its location in District 7 – the area with the highest concentration of foreign residents in Ho Chi Minh City, a fully developed international ecosystem (international schools, international hospitals and imported-goods supermarkets) and a proven living environment – Casa Luna is a leading ultra-luxury property choice for international investors seeking to own an asset in Vietnam. Foreign buyers should consult an independent lawyer experienced in Vietnamese property law for specific and up-to-date legal advice relating to their individual circumstances.
How is the legal standing of Casa Luna Phú Mỹ Hưng safer than that of other high-end developments in Ho Chi Minh City?
Casa Luna stands out for its 33-year record of an entirely clean legal history and integrated urban development model, while Vinhomes developments perform well in terms of scale and broad brand recognition, and Masterise Homes is better suited to those seeking modern international design – but in terms of comprehensive legal security for ultra-luxury property buyers, Casa Luna and Phú Mỹ Hưng have no equivalent competitor in Ho Chi Minh City.
In contrast to the “develop a single project – sell it all – move on to a new project” model common among many developers in Vietnam – a model that can result in the developer no longer having the responsibility or resources to fulfil its post-sale legal commitments – Phú Mỹ Hưng operates under a completely different model: it continues to invest in the urban area even after all the properties have been sold, because its 33-year brand reputation is its greatest asset.
What legal risks do high-end property buyers in Ho Chi Minh City commonly face, and does Casa Luna have any of them?
There are 5 most common legal risks in Ho Chi Minh City’s high-end property market during the 2022–2024 period, and Casa Luna has none of them thanks to Phú Mỹ Hưng’s integrated urban development model.
| Common legal risks | Situation in the Ho Chi Minh City market | Does Casa Luna have this risk? |
| Pending planning | Many suburban developments are affected | No – the 700-hectare master plan has been fixed for more than 30 years |
| Land whose use purpose has not been converted | Commonly found with agricultural and public land | No – the CN8-2 plot is already legally designated CN land |
| The developer mortgages the land bank to a bank | Common among many major developers taking out large loans | No – independent international joint-venture capital |
| Disputes between the developer and contractors | Common when developers lack capital | No – Phú Mỹ Hưng has no such precedent |
| Sold through sales centres with insufficient information | Very common, causing legal misunderstandings | No – distributed directly by the developer |
The table above compares the 5 most common legal risks in Ho Chi Minh City’s high-end property market with the actual situation at Casa Luna Phú Mỹ Hưng, based on publicly available information up to April 2026.
An analysis of each risk shows that Casa Luna is comprehensively protected by Phú Mỹ Hưng’s urban development model—not by contractual clauses, but by a practical operating foundation that cannot be falsified after 33 years.
How does the amended 2023 Housing Law affect ownership rights at Casa Luna?
The amended 2023 Housing Law, which took effect on 1 January 2025, has a positive impact on ownership rights at Casa Luna in 3 main ways: expanding and clarifying the ownership rights of foreign nationals, strengthening the developer’s obligations regarding handover and the issuance of title certificates and providing stronger protection for purchasers of homes to be formed in the future. For Casa Luna’s 49 owners, these new provisions ensure that the process of issuing Certificates of Ownership after handover is completed within the statutory timeframe, meaning the developer cannot delay it indefinitely as has occurred with some projects launched before 2023. Buyers should consult an independent lawyer with experience in Vietnamese property law for the most specific advice on their circumstances, particularly for high-value transactions worth from several tens to hundreds of billions of đồng.
