Office space for lease in Bach Mai Ward

For the buildings with usable pricing, the middle half of starting rents sits around USD 10–13.5/sqm/month, with a median of USD 10. Use this to set the first budget range, then add service charge, VAT, parking and overtime for the actual shortlist.

There are 8 buildings to screen initially: Grade B 3, Grade C 5. This is enough to compare segments, but the useful shortlist will become much smaller once floor size, total cost and move-in timing are applied.

The USD 10–20/sqm/month band currently contains the most options, with 7 buildings by starting rent. It is a useful place to begin, but value still depends on usable floor area, service charge and operating terms.

The current comparison is: Grade B: 3 buildings, median starting rent USD 15/sqm/month; Grade C: 5 buildings, median starting rent USD 10/sqm/month. The higher grade is worthwhile when management, lift demand, client image or building systems solve a real business need; otherwise a well-run lower grade with a better floor can be the stronger choice.

Keep Bach Mai Ward as the commute centre and widen the search into adjacent areas by travel radius. This preserves the Grade A requirement without losing control of the team's journey.

Fix the usable-area range, full monthly budget, move-in date, mandatory grade, parking demand and after-hours pattern. Those six points remove unsuitable buildings early and make each site visit easier to compare.