The transformation of An Phu Dong Ward following the milestone merger with the entirety of Thanh Loc Ward in July 2025 has turned this area into a new “economic peninsula” at the Northeast gateway of Ho Chi Minh City. As inner-city land banks become increasingly scarce, the demand for cost-optimized workspaces here is surging, requiring a verified data system to eliminate information noise.
RSQUARE provides an end-to-end consulting solution based on an exclusive building database, helping businesses access vacant premises with actual rental prices and offering comprehensive legal due diligence support with absolutely no hidden costs for tenants.
Key Takeaways
- Common Rent: Fluctuates from $5 to $10/m², depending on the segment.
- Strategic Location: Direct connection to Go Vap, Thu Duc, and Binh Duong via National Route 1A and the An Phu Dong steel bridge.
- Trending Models: Grade C offices, premium Shophouses, and Hybrid models (Office combined with Warehouse).
- Infrastructure Note: The An Phu Dong steel bridge has a strict 2-meter height limit; route planning is required for large trucks.
- RSQUARE Privileges: Free consulting, Total Cost of Ownership (TCO) negotiation support, and legal contract review.
1. Market Potential for Office Leasing in the (New) An Phu Dong Ward
The new An Phu Dong Ward, following the 2025 administrative boundary merger, now acts as a strategic “buffer zone” connecting central Ho Chi Minh City with the industrial hubs of Binh Duong and Dong Nai. This location allows businesses to optimize their supply chains thanks to rapid access to the National Route 1A axis and the waterway transport system surrounding the peninsula.
The presence of the An Phu Dong steel bridge has shortened the commute to Go Vap District to under 5 minutes, breaking the area’s past isolation. Based on RSQUARE’s market data observations, FDI capital and e-commerce businesses are trending towards “migrating” here to take advantage of rental prices that are 30% to 40% lower than inner-city areas. Future infrastructure developments, typically the Vam Thuat bridge connecting to Binh Thanh District, are projected to further boost commercial value and increase the occupancy rates of office buildings in the area.
2. Price Analysis and Office Segments in An Phu Dong Ward
Currently, the office rental market in An Phu Dong Ward records actual rental prices ranging from 120,000 VND to 250,000 VND/m², equivalent to $5 – $10/m² per month. This price includes basic management fees but typically excludes VAT and the business’s individual operational costs.
Below is a data summary of popular office segments in the An Phu Dong area:
| Office Segment | Common Area | Reference Rent (USD/m²) |
| Dedicated Building (Grade C) | 50m² – 450m² | $5 – $8 |
| Premium Shophouse (Picity) | 100m² – 260m² | $8 – $10 |
| Hybrid (Office – Warehouse) | 170m² – 1,000m² | $3 – $6 |
Supply here does not focus on Grade A financial towers but prioritizes practicality. Buildings like Dai Phat Building on the Ha Huy Giap axis offer professional office floors with standard elevator and Fire Safety (PCCC) systems, while shophouse areas at Picity High Park are highly suitable for businesses needing commercial frontages and modern workspaces.
Expert Insight: > “Businesses shouldn’t just look at the base rent per square meter. In An Phu Dong, the biggest advantage lies in the ability to optimize the TCO (Total Cost of Occupancy) thanks to low parking fees and flexible lease term negotiation clauses. We recommend clients carefully check the handover condition (bare shell or fitted out) to avoid hidden costs during the interior fit-out process.”
3. Infrastructure Risks and Specific Notes When Renting on the “Peninsula”
One of the biggest hurdles when operating an office in An Phu Dong Ward is the load and height limits of the connecting bridge system, particularly the An Phu Dong steel bridge with a strict height limit of only 2 meters. This directly eliminates the ability for large trucks and passenger buses to circulate on the shortest route to Go Vap.
Businesses operating in Logistics or goods distribution must navigate their vehicles toward the National Route 1A axis. Additionally, localized traffic jams at Ha Huy Giap intersections during rush hours can affect employee commute times.
Legally, this area contains many premises that are self-converted townhouses. Businesses must pay special attention to the Design Appraisal and Fire Safety (PCCC) Acceptance Certificates under the new 2024 standards. Many impromptu buildings fail to meet these regulations, leading to the risk of operational suspension or the inability to register a business license at the leased address. RSQUARE always conducts a Risk Assessment step before introducing any premises to clients to ensure absolute peace of mind.
4. Why Should Businesses Partner with RSQUARE?
RSQUARE sets a new standard in the Commercial Real Estate brokerage industry by providing a “One-stop solution.” We don’t just search for premises; we directly participate in in-depth commercial negotiations to protect the legal rights of your business.
RSQUARE possesses the largest continuously verified database. Our team of experts holds practicing certificates and deeply understands the District 12 market, assisting businesses in reviewing every minor contract clause to avoid “wordplay traps” that cause financial damage. Specifically, the entire consulting process, private car shuttles for site tours, and legal support are executed at a $0 cost for tenants.
5. Case Study: Optimizing Workspaces in Typical Buildings
The An Phu Dong market has recorded many successful office relocation cases. A typical example is the model at Dai Phat Building (185B Ha Huy Giap), where SME businesses utilize floor areas up to 450m² at only half the price of equivalent offices in Binh Thanh District.
The Shophouse model at Picity High Park is also a bright spot, attracting tech and education companies thanks to its green environment, 24/7 security, and complete internal utility system. Here, businesses don’t just rent an office; they acquire a professional working “ecosystem,” helping to elevate their brand image in the eyes of partners and clients.
Frequently Asked Questions (FAQ)
1. Can container trucks enter the central area of An Phu Dong Ward?
The route for container trucks and large transport vehicles strictly requires passing through the National Route 1A axis. The An Phu Dong steel bridge connecting to Go Vap is exclusively for motorbikes and small cars (2m height limit). Businesses need to clearly understand the city’s load-ban hours (6:00 AM – 9:00 AM and 4:00 PM – 8:00 PM for trucks under 2.5 tons) to arrange suitable transport schedules.
2. What are the common deposit regulations and lease terms here?
Typically, buildings in An Phu Dong require a deposit of 1 to 3 months’ rent. The common minimum lease term is 2 years. However, with RSQUARE’s negotiation leverage, we can support businesses in negotiating a Rent-free period of 15 to 45 days to facilitate office setup.
3. How does RSQUARE assist in reviewing legal contracts?
We provide a team of legal specialists to thoroughly review all clauses regarding: maintenance responsibilities, overtime costs, premises reinstatement terms, and the legality of the building’s PCCC license. The goal is to ensure a transparent contract with no hidden costs and to protect the business against any future dispute risks.
Conclusion
Is your business interested in premises in An Phu Dong? Contact RSQUARE today to receive a detailed TCO Comparison Table and the latest List of Vacant Spaces.
