Large-Scale Serviced Offices in HCMC CBD

Comprehensive guide for companies seeking serviced office space for 20–100 employees in Ho Chi Minh City’s commercial core

When your team reaches 20, 50, or even 100 employees, the office decision is no longer about “finding enough desks.” At this scale, your workspace directly impacts recruitment, brand perception, operational costs, and your company’s growth trajectory.

Among all locations in Ho Chi Minh City, the CBD areas of District 1 and District 3 remain the top choices for large-scale serviced offices — but each serves different business priorities.

This guide, based on SEE THE SPACE’s hands-on advisory experience, will help you understand the market, avoid common pitfalls, and make the right strategic decision.

1. The Large-Scale Serviced Office Market in HCMC CBD                                           

Why 20–100 Employees Is a Special Segment

Most serviced office providers are designed for small teams (1–10 people). Once a company exceeds 20 employees, requirements change significantly: Private suites or private floors, independent access control systems, Dedicated internal meeting rooms, private pantry areas, storage rooms and sometimes server rooms

Providers capable of properly accommodating 20–100 employees are limited — and many do not actively advertise large inventory, as most sizeable tenants come through specialized advisory channels. This is why companies searching independently often access only a fraction of the actual market.

Key Market Data

• In District 1 and District 3, approximately 15–25 serviced office providers can accommodate teams of 20+ employees with private suites or private floors.
• Comfortable space allocation in premium serviced offices averages 8–12 sqm per employee (including circulation and shared amenities).
• Occupancy rates for large suites (30+ employees) in CBD buildings typically exceed 85%, particularly in Grade A properties. Planning 2–4 months in advance is recommended.
• Contracts for larger suites generally require 6–12 months minimum terms, with significantly wider room for negotiation compared to small packages.

2. District 1 – Core CBD: When Address Is Strategy

Market Characteristics for Larger Teams

District 1 has the highest office demand and the most limited supply in HCMC. For companies requiring space for 20–100 employees, this creates a dual pressure: Fewer options available, But exceptionally high locational value

Large-scale serviced offices in District 1 are typically located in Grade A and B+ buildings along major commercial streets. Many offer private floors — full or half-floor spaces exclusively allocated to one tenant — combining prestige with turnkey convenience.

Who Is Best Suited for District 1?

• Multinational corporations (MNCs) requiring a Vietnam representative office or regional hub
• Financial institutions, banks, investment funds, and securities firms
• Companies preparing for IPO or M&A
• Law firms and strategic advisory firms
• Businesses hosting frequent C-suite or international clients

What Businesses Often Overlook When Leasing Large Office Space in District 1

Through real advisory experience, SEE THE SPACE has identified recurring issues:

Hidden Costs: The per-person rate is only the starting point. Parking fees for 100 employees, meeting room overage charges, IT service fees, and building management fees can increase real costs by 20–40%.

Exit Clauses: For 12–24 month contracts covering 50–100 employees, early termination penalties and assignment rights must be negotiated upfront.

Right of First Refusal: If your team grows from 50 to 80 employees, do you have priority to expand within the building? This must be written into the contract.

Security & Access Control: Large private suites require independent access control and camera systems. Not all providers can deliver this.

3. District 3 – Extended CBD: When Cost Efficiency Matters                                       

Why District 3 Is Gaining Popularity

Adjacent to District 1, District 3 has long been considered the “CBD extension” — offering: strong reputation, excellent connectivity, 20–35% lower costs than District 1 depending on building and location. For a 30–100 person office, that difference becomes substantial over 12 months.

Over the past 2–3 years, several premium serviced office operators have expanded into District 3, significantly raising the overall quality of the market. This has created a genuine opportunity for businesses seeking high-end workspace without paying District 1 pricing.

Who is best suited for large-scale serviced offices in District 3?

• Fast-scaling companies expecting growth from 30 to 80–100 employees within 12–18 months
• Professional services firms prioritizing budget efficiency
• Technology and software companies expanding in HCMC
• Domestic corporations establishing a CBD presence
• FDI companies upgrading from smaller offices

Market Differences at Larger Scale

Compared to District 1, the large-scale segment in District 3 has several characteristics that businesses should take into account:

More flexible lease terms: Operators in District 3 are typically more open to shorter lease durations (3–6 months) and more negotiable expansion clauses. This is a major advantage for companies in growth phases without clearly defined long-term plans.

Broader availability of large spaces: District 3 offers more options for large private floors, including well-located Grade B+ office buildings that are less widely known. These can be strong-value opportunities that businesses searching independently often overlook.

Diverse business community: District 3 attracts companies across a wide range of industries, creating a dynamic networking environment. This diversity provides real value for businesses looking to build partnerships and expand their client base in Ho Chi Minh City.

4. Direct Comparison: District 1 vs District 3 (20–100 Employees)

Note: The comparison table above reflects general market trends. Depending on the operator and timing, specific figures may vary. See The Space continuously updates real-time market data before making tailored recommendations for each business.

5. Key Questions to Ask Before Signing the Lease

Whether you choose District 1 or District 3, there are several critical questions that should be clearly addressed before signing a large-scale office lease:

Space & Facilities:

• What is the actual exclusive usable area? (as opposed to gross floor area)
• How many meeting rooms are for your private use, and how many complimentary hours per month are included?
• Is there a dedicated pantry/kitchen for your team, or is it shared with the entire building?
• Is the access control system (key cards, CCTV) independent for your area?

Financial & Lease Terms

• What is the total monthly cost including all fees?
• How are parking fees calculated for staff? Is there a cap on the number of parking spaces?
• What are the early termination terms — how many months’ rent is the penalty?
• Is there a right of first refusal to lease additional space within the same building?
• Is there an annual rent escalation clause? What is the maximum increase?

6. The Role of SEE THE SPACE

See The Space is a tenant advisory and representation firm — we do not own or operate office space. This means we stand fully on your side throughout the entire process:

Needs Assessment & Strategic Planning Before starting the search, See The Space works closely with you to define precise requirements: current headcount and 18–24 month growth plans, specific technical and operational needs, optimal budget range and maximum threshold.

Comprehensive Market Review See The Space covers the full serviced office market in District 1 and District 3, including options that are not widely marketed. We filter the market and present only spaces that genuinely align with your criteria.

Professional Negotiation: Leveraging real-time market data and established relationships with operators, See The Space negotiates rental rates, rent-free periods, expansion rights, and break clauses — factors that can save businesses hundreds of millions to billions of VND over the lease term.

Support Through Handover: Our role does not end when the contract is signed. We stay involved through space handover, facility checks, and assist in resolving any operational issues during the initial move-in phase.

Our service is completely free for tenant businesses. See The Space is compensated by space providers upon successful advisory placement.

— Right Space. Right Budget. —

Where Should You Start?

If your company is searching for a 20–100 person serviced office in District 1 or District 3, the first step is not calling individual operators — it’s gaining a complete market overview tailored to your specific situation.

A 30-minute conversation could save weeks of research and prevent costly mistakes.

Contact SEE THE SPACE Free Consultation · No Obligation · Full Tenant Representation

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