Office space for lease in Yen Hoa Ward

For the buildings with usable pricing, the middle half of starting rents sits around USD 10–12/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 35 buildings to screen initially: Grade A 1, Grade B 12, Grade C 22. 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 26 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 21/sqm/month; Grade B: 12 buildings, median starting rent USD 12/sqm/month; Grade C: 22 buildings, median starting rent USD 11/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.

Yen Hoa Ward has 1 Grade A buildings, about 3% 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.