Mipec Riverside: a buyer's guide

Mipec Riverside sits at No. 2 Long Biên, in Ngọc Lâm ward, directly beside the Red River and next to Long Biên Bridge — a short crossing from the Old Quarter via the Chương Dương or Long Biên bridges. The project was developed by Mipec Corporation, a Hanoi-based group that grew out of the petrochemical trading sector before diversifying into commercial real estate, and was built out on a 17,000 m² site between 2014 and handover in 2016–2017.

The two 35-floor towers sit above a six-storey retail podium — supermarket, F&B outlets, a fitness centre and a cinema — with a swimming pool and spa on the 7th floor shared by residents. Major building decisions, from the annual service-charge budget to appointing the management company, are taken at the owners' general assembly (Hội nghị nhà chung cư), which every apartment owner — Vietnamese or foreign — is entitled to attend and vote at. Because the building has been occupied for close to a decade, every apartment on the market today is a resale or investor-owned unit rather than an off-plan purchase: buyers can inspect a finished unit, check the building's maintenance record and review an established rental history before committing, none of which is possible on newer, still-building projects nearby.

As a commercial residential project, Mipec Riverside is open to foreign ownership under Vietnam's Housing Law 2023: a foreign buyer holds a 50-year renewable title, recorded on a Pink Book in their own name, and each of the two towers is capped at the national 30% foreign-ownership quota. Because the building has been open to foreign buyers for close to a decade, several units already held by non-Vietnamese owners are now reaching resale — always ask the management board to confirm current quota headroom for the specific tower before you commit.

Long Biên itself has shifted from a mostly industrial, working-class district into one of Hanoi's more actively developing residential corridors, helped by successive bridge and ring-road upgrades linking it to the central districts. Mipec Riverside was one of the earlier large-scale towers to establish that shift on the riverside strip, which is part of why it now carries a track record that newer neighbours do not yet have — the building's caretaking, its resident mix and the realistic resale liquidity of each unit type are all things a buyer can actually check rather than take on trust from a brochure. The immediate surroundings are still more local-Hanoi than international-expat in character: street markets, small clinics and neighbourhood schools rather than the international-school clusters and boutique cafés of Tây Hồ or Ba Đình. What the location does offer is genuine river frontage, a short and largely traffic-light-free crossing into the Old Quarter outside peak hours, and a lower entry price than comparable towers on the west bank — a trade-off worth weighing consciously rather than assuming. Buyers who already know Hanoi will also recognise Vinhomes Riverside a little further along the same bank of the river: a separate, larger-scale township with its own villas and towers, useful context for how this stretch of Long Biên has developed around Mipec Riverside since it was completed.

Prices at Mipec Riverside move with the wider Long Biên resale market rather than a developer's price list — every figure in the panel above is drawn live from tracked listings, not fixed in this guide, and updates as the inventory turns over. As a rule of thumb, resale units in a completed, decade-old tower price below comparable floor space in a newly handed-over building nearby, reflecting the trade-off between an established building and current-generation specification.

Before making an offer, complete basic due diligence on the specific unit: confirm the seller's name matches the existing Pink Book, check whether the seller has already paid the building's maintenance fund contribution (typically 2% of the original purchase price, usually settled at first handover), and ask the management board for any outstanding service-charge arrears — all of these affect the real cost of the unit, not just the headline asking price per m².

For investors, the calculation should also weigh rental income after tax: gross rent from a foreign-owned unit is taxed at a combined 5% VAT and 5% personal income tax, which changes the net return relative to comparable listings elsewhere in Hanoi — see our full taxes and fees guide for the complete breakdown.

This guide's legal and cost figures rely on the sources below, current as of July 2026. Vietnam's property regulations changed substantially in 2024–2025 — always confirm current requirements with a licensed Vietnamese lawyer before signing anything.

• Housing Law 2023 (Luật Nhà ở, No. 27/2023/QH15) — foreign ownership tenure, 50-year renewable title, per-building quota.
• Land Law 2024 (Luật Đất đai, No. 31/2024/QH15) — land-use rights underlying the Pink Book.
• Decree 10/2022/ND-CP — registration fee (lệ phí trước bạ) rate applied on transfer.

This is general information for buyers, not legal or tax advice specific to your situation.