Office space for lease in Ngoc Ha Ward

For the buildings with usable pricing, the middle half of starting rents sits around USD 9–11.8/sqm/month, with a median of USD 11. Use this to set the first budget range, then add service charge, VAT, parking and overtime for the actual shortlist.

There are 22 buildings to screen initially: Grade A 1, Grade B 4, Grade C 17. 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 13 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 A: 1 buildings, median starting rent USD 32/sqm/month; Grade B: 4 buildings, median starting rent USD 15.5/sqm/month; Grade C: 17 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.

Ngoc Ha Ward has 1 Grade A buildings, about 5% of the local choice. If none matches the floor or budget, widen the travel radius before lowering the grade requirement.

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.