- Tags: Office Market News,
- Author: Admin STS,
- Date posted: 13/11/2026
HCMC Office Rents by New Ward After the Merger (Updated 11/2026)
HCMC office rents by new ward after the 2025 merger: Sai Gon, Xuan Hoa, Thanh My Tay, An Khanh, Tan My and more. Grade A, B and C medians from 576 buildings, updated November 2026.
HCMC Office Rents by New Ward After the Merger (Updated 11/2026)
Since 1 July 2025, HCMC has used a two-tier local government model: districts were abolished and wards were merged into larger new wards. Many familiar office addresses now carry new ward names, for example Ben Nghe and Da Kao are now part of Sai Gon Ward, while much of former District 3 is now Xuan Hoa, Ban Co and Nhieu Loc wards. For tenants, comparing rents by the old district names is no longer enough.
This article summarises indicative asking rents for 576 active office buildings in SEE the SPACE data (November 2026), grouped by new ward, with medians by grade. Use it as a starting point to shortlist areas that fit your budget.
How to read the figures
- Prices are indicative starting asking rents in USD/m²/month, excluding service charge and VAT.
- The median is the middle value of all buildings of that grade in the ward, less affected by a few very expensive or very cheap buildings.
- Wards with few buildings may not have enough data for every grade (shown as "–").
Rent table by new ward
| New ward | Former district | Buildings | Grade A (median) | Grade B (median) | Grade C (median) | Asking range |
|---|---|---|---|---|---|---|
| Sai Gon Ward | former District 1 | 81 | $47 | $29.3 | $22 | $14.5 – $58 |
| Xuan Hoa Ward | former District 3 | 62 | $37 | $24 | $18 | $13 – $38 |
| Thanh My Tay Ward | Binh Thanh | 46 | – | $23.5 | $14 | $9 – $28.5 |
| An Khanh Ward | former District 2 (Thu Thiem, Thao Dien) | 45 | $48.5 | $26.5 | $17 | $10 – $55 |
| Tan Dinh Ward | former District 1 | 34 | $40 | $25 | $16 | $13 – $40 |
| Tan Son Hoa Ward | Tan Binh | 29 | – | $19 | $13 | $10.8 – $32 |
| Ben Thanh Ward | former District 1 | 23 | – | $27 | $22 | $14 – $40 |
| Tan My Ward | former District 7 (Phu My Hung) | 20 | $22.5 | $16 | $15 | $12 – $33 |
| Phu Nhuan Ward | Phu Nhuan | 19 | – | $20.5 | $14 | $13 – $30 |
| Gia Dinh Ward | Binh Thanh | 18 | – | $21 | $15.5 | $10.5 – $24.5 |
| Ban Co Ward | former District 3 | 14 | – | $23 | $19 | $10 – $27 |
| Tan Binh Ward | Tan Binh | 13 | $23 | $19 | $11.5 | $7 – $26 |
| Cau Ong Lanh Ward | former District 1 | 12 | – | $19.5 | $15.5 | $12 – $24 |
| Nhieu Loc Ward | former District 3 | 12 | – | $22 | $14.5 | $12 – $26 |
| Tan Son Nhat Ward | Tan Binh | 8 | – | $19 | $13 | $7 – $24 |
| Hoa Hung Ward | former District 10 | 8 | – | $21.3 | $16.5 | $13 – $29.5 |
| Bay Hien Ward | Tan Binh | 7 | – | $15 | $14 | $10 – $15.5 |
| Tan Hung Ward | former District 7 | 7 | $26 | $13.5 | $11 | $10 – $26 |
| Duc Nhuan Ward | Phu Nhuan | 7 | – | $21.5 | $15 | $12 – $22 |
| Cau Kieu Ward | Phu Nhuan | 7 | – | $19 | $15.3 | $11 – $19 |
| Dien Hong Ward | former District 10 | 7 | – | – | $13 | $7 – $15 |
| Binh Thanh Ward | Binh Thanh | 6 | – | – | $11 | $10 – $13 |
| Xom Chieu Ward | former District 4 | 6 | $30 | $23.5 | $13 | $10 – $30 |
| Tan Thuan Ward | former District 7 | 5 | – | $15 | $9.5 | $9 – $17 |
| Phu Tho Ward | former District 11 | 5 | – | $17 | $14.5 | $12 – $18 |
| Tang Nhon Phu Ward | former District 9 (Hi-Tech Park) | 5 | – | $17 | $17 | $16 – $18 |
| Hiep Binh Ward | former Thu Duc | 5 | – | – | $10 | $7.5 – $13 |
1. The core: wards of former District 1
Sai Gon Ward (covering the former Ben Nghe and Da Kao) has the most office buildings in the city and almost all of the CBD's Grade A towers, so its Grade A median is the highest at about $47/m². Ben Thanh, Tan Dinh and Cau Ong Lanh are softer options that keep a former District 1 address.
- Sai Gon Ward (former District 1): 81 buildings, asking from $14.5 to $58/m². Notable: The Nexus, Saigon Centre Tower 2, Saigon Times Square.
- Ben Thanh Ward (former District 1): 23 buildings, asking from $14 to $40/m². Notable: AB Tower, C.T Plaza Vo Van Kiet, ROX Building.
- Tan Dinh Ward (former District 1): 34 buildings, asking from $13 to $40/m². Notable: Lim Tower 3, Empress Tower, 2bis Nguyen Thi Minh Khai.
- Cau Ong Lanh Ward (former District 1): 12 buildings, asking from $12 to $24/m². Notable: Royal Center Tower, MB Sunny Tower, SAMCO Building.
2. The inner ring: former District 3, Phu Nhuan, former District 10, former District 4
Xuan Hoa has the second-largest number of office buildings in the city, with a Grade B median of about $24/m², around 15 – 20% below Sai Gon Ward. Phu Nhuan and former District 10 offer Grade B at about $19 – $22/m², suited to companies wanting proximity to the centre at moderate cost.
- Xuan Hoa Ward (former District 3): 62 buildings, asking from $13 to $38/m². Notable: Daikin Tower, Centec Tower, Pearl 5 Tower.
- Ban Co Ward (former District 3): 14 buildings, asking from $10 to $27/m². Notable: Báo Saigon Giải Phóng Building, Betrimex 63 Cao Thắng Building, HM Town Building.
- Nhieu Loc Ward (former District 3): 12 buildings, asking from $12 to $26/m². Notable: Lim Tower 2, CT Plaza Minh Chau, MDA Premium Tower.
- Phu Nhuan Ward (Phu Nhuan): 19 buildings, asking from $13 to $30/m². Notable: CT Prime Building, Sky Gate Tower, Vinamit Building.
- Duc Nhuan Ward (Phu Nhuan): 7 buildings, asking from $12 to $22/m². Notable: Newtecons Tower, L'mak 68.
- Cau Kieu Ward (Phu Nhuan): 7 buildings, asking from $11 to $19/m². Notable: Ha Phan Phan Xich Long Building.
- Hoa Hung Ward (former District 10): 8 buildings, asking from $13 to $29.5/m². Notable: Viettel Tower, Dashaus Hòa Hưng.
- Dien Hong Ward (former District 10): 7 buildings, asking from $7 to $15/m².
- Xom Chieu Ward (former District 4): 6 buildings, asking from $10 to $30/m². Notable: ETOWN Central Tower, Phuong Long 2 Building, REE Tower.
3. Binh Thanh and the east: Thanh My Tay, Gia Dinh, An Khanh, Tang Nhon Phu
Thanh My Tay (Dien Bien Phu – Nguyen Huu Canh – Xo Viet Nghe Tinh) has many Grade C buildings at about $14/m². An Khanh Ward (Thu Thiem, Thao Dien) has the widest range: from small buildings at about $10/m² to new Thu Thiem Grade A towers at about $48 – $55/m².
- Thanh My Tay Ward (Binh Thanh): 46 buildings, asking from $9 to $28.5/m². Notable: CII Tower, Pearl Plaza Tower, OPAL Tower.
- Gia Dinh Ward (Binh Thanh): 18 buildings, asking from $10.5 to $24.5/m². Notable: The Beacon, SaiGon View Office, WHISKYCOGNAC Tower.
- Binh Thanh Ward (Binh Thanh): 6 buildings, asking from $10 to $13/m².
- An Khanh Ward (former District 2 (Thu Thiem, Thao Dien)): 45 buildings, asking from $10 to $55/m². Notable: The OpusK, The Hallmark, The METT.
- Tang Nhon Phu Ward (former District 9 (Hi-Tech Park)): 5 buildings, asking from $16 to $18/m². Notable: Saigon 1Hub Tower 1, SCS Building.
- Hiep Binh Ward (former Thu Duc): 5 buildings, asking from $7.5 to $13/m².
4. Tan Binh and former District 7
Wards around Tan Son Nhat Airport offer Grade B at about $15 – $19/m², with many large-floor buildings on Cong Hoa and Truong Son. Tan My Ward (Phu My Hung) has Grade A with a median of about $22 – $23/m², roughly half the CBD level.
- Tan Son Hoa Ward (Tan Binh): 29 buildings, asking from $10.8 to $32/m². Notable: Wondersea Office Building, Menas Mall Building, The Six8 Building.
- Tan Binh Ward (Tan Binh): 13 buildings, asking from $7 to $26/m². Notable: Etown 6 Building, ETOWN 2 Building, Etown 5 Building.
- Tan Son Nhat Ward (Tan Binh): 8 buildings, asking from $7 to $24/m². Notable: Republic Plaza, Glory Tower, Nhà Công Vụ.
- Bay Hien Ward (Tan Binh): 7 buildings, asking from $10 to $15.5/m². Notable: Scetpa Building, Cong Hoa Garden, Sabay 77 Lê Trung Nghĩa.
- Tan My Ward (former District 7 (Phu My Hung)): 20 buildings, asking from $12 to $33/m². Notable: Phu My Hung Tower, COBI Tower, UOA Tower.
- Tan Hung Ward (former District 7): 7 buildings, asking from $10 to $26/m². Notable: Mapletree Business Centre, TINI office, IPC Tower.
- Tan Thuan Ward (former District 7): 5 buildings, asking from $9 to $17/m². Notable: Tân Thuận Tower, CMC Creative Space.
Key observations
- The CBD premium is concentrated in one ward: Sai Gon Ward has a Grade A median of about $47/m², while Grade A in Tan My (Phu My Hung) or Tan Binh is about $22 – $23/m².
- Grade B is the best value close to the centre: Xuan Hoa, Ban Co and Phu Nhuan offer Grade B at about $20 – $24/m², 15 – 30% below Sai Gon Ward.
- Grade C below $15/m² is easiest to find in Thanh My Tay, Tan Son Hoa, Phu Nhuan and Tan Binh. See also offices under $15/m² in 7 wards.
- Thu Thiem (An Khanh Ward) is becoming a second premium hub, with new Grade A towers at $48 – $55/m².
Practical notes after the ward merger
- Update the registered address on your business registration, invoices and contracts when your ward name changes; ask your landlord for the official new address.
- Building names and street numbers are unchanged; when searching, use both the old district name and the new ward name.
- Lease contracts signed before the merger remain valid; an address update appendix is usually enough.
Frequently asked questions
Which ward has the highest office rents in HCMC?
Sai Gon Ward (former Ben Nghe and Da Kao, District 1), with a Grade A median of about $47/m² and asking rents up to about $58/m².
Which wards offer Grade B close to the centre at a good price?
Xuan Hoa, Ban Co and Nhieu Loc (former District 3) and Phu Nhuan, with Grade B medians of about $20 – $24/m².
Do these prices include service charges?
No. They are indicative starting asking rents; service charges and VAT are additional and vary by building.
How often is the data updated?
This article reflects SEE the SPACE data as of November 2026. Contact us for current availability and quotes.
Contact SEE the SPACE
Need a rent comparison for specific wards? SEE the SPACE prepares shortlists with current asking rents, service charges and availability free of charge.
SEE the SPACE - Your Space, Expertly Guided
📞 Hotline: 0768 999 647
📧 Email: [email protected]
🌐 Website: seethespace.vn
