The pressure to slash operating expenses (OpEx) while maintaining an office presence close to the financial hub remains a challenging puzzle for many enterprises in fiscal year 2026. In the face of increasingly scarce and expensive land reserves in District 1, the District 4 office rental market has emerged as a “Strategic Buffer Zone.” Here, businesses can fully inherit the connectivity infrastructure of the CBD but with budget savings of up to 40%. Based on verified data from over 150 buildings and practical negotiation experience, RSQUARE provides a detailed price list, a Total Cost of Ownership (TCO) analysis, and a list of legally secure offices to help you make the most optimal decision.
KEY TAKEAWAYS:
- Attractive Pricing: Average rental rates are 25% – 40% lower than in District 1; Class A/B+ segments range from $25 – $30/m², and Class B ranges from $18 – $25/m².
- Super-fast Connectivity: Travel time to District 1 via Calmette and Khanh Hoi bridges takes under 5 minutes.
- Prime Buildings: Etown Central (LEED Gold), Ree Tower, Phuong Long 2.
- Legal Warnings: Pay close attention to fire safety (PCCC) risks in private buildings and administrative procedures following the ward mergers (Vinh Hoi, Khanh Hoi, Xom Chieu) since July 2025.
- Future Infrastructure: Capitalize on the upcoming Thu Thiem 4 Bridge planning and the Nguyen Khoai road project (2026-2030 period).
1. Strategic Context: Why is District 4 the “Smart Move” in 2026?
1.1. The “Triangular Island” Position: Multi-point Connectivity and Prosperous Feng Shui
District 4 possesses a unique “close to the market, close to the river” geography with three sides bordering rivers (the Saigon River, Kenh Te, and Ben Nghe Canal). This creates an airy workspace and direct traffic connection to District 1, District 7, and the Thu Thiem New Urban Area.
In terms of economic geography, District 4 is no longer a “peripheral area” but acts as an “extended arm” of the city center:
- Ben Van Don Axis: Featuring direct views of the Saigon River and Bitexco, this is the preferred choice for Creative Agencies and tech companies that need inspiring spaces.
- Nguyen Tat Thanh Axis: An established port gateway ideal for Logistics/Transportation enterprises requiring quick connections to Cat Lai Port or Hiep Phuoc Industrial Zone.
- Doan Van Bo – Hoang Dieu Axis: A bustling, high-density hub of Class B office buildings and residential amenities.
Strategic Note:
“With the launch of the Thu Thiem 4 Bridge project connecting Nguyen Tat Thanh Street to the new urban area, District 4 is transforming rapidly from a ‘transit’ hub to a major ‘counterweight’ in East Saigon. Setting up an office here is a proactive step to capitalize on smart infrastructure.”
1.2. The TCO Equation: Cost Efficiency Comparison (District 4 vs. District 1)
At RSQUARE, we advise clients not to look solely at the base rent but to calculate the Total Cost of Ownership (TCO). This includes service charges, electricity, parking, and daily lunch/living expenses for employees.
Below is a comparison table based on actual data from early 2026:
Table 1: Average TCO Comparison Between District 1 and District 4 (Class B Segment)
| Cost Category | District 1 (Center) | District 4 (Buffer Zone) | Savings |
| Rent (USD/m²) | $35 – $45 | $20 – $25 | ~ 40% |
| Management Fee (USD/m²) | $5 – $7 | $3 – $5 | ~ 30% |
| Car Parking (VND/month) | 3,500,000 – 5,000,000 | 1,500,000 – 3,000,000 | ~ 50% |
| Office Lunch (VND/meal) | 50,000 – 90,000 | 35,000 – 55,000 | ~ 35% |
Insight: With a leased area of 200m², a business in District 4 can save approximately 60 – 80 million VND/month. This budget can be reinvested in high-quality personnel or upgrading the interior fit-out to enhance the overall working experience.
2. District 4 Office Rental Rates Update (January 2026)
Office rental prices in District 4 in 2026 range from $10 to $30/m²/month, depending on the building’s location, technical standards, and brand.
Detailed Rental Rates by Building Grade
| Segment | Rent (USD/m²) | Service Fee (USD/m²) | Features & Highlight Buildings |
| Class A / B+ | $25 – $30 | $5.5 – $6.5 | International standard towers (Etown Central, Ree Tower) |
| Class B | $18 – $25 | $3.0 – $5.0 | Professional, good locations (Phuong Long 2, Enterprise, H2) |
| Class C | $10 – $18 | $1.0 – $3.0 | Economical, basic amenities (H3 Building, Dinh Le, Copac) |
| Cheap / Townhouses | $6 – $12 | < $1.0 | Small scale, renovated structures (Narime, Thuy Anh) |
Important Note on Hidden Costs:
Businesses should pay close attention to common local fees to budget accurately:
- Overtime fee: Often quite high in Class A/B+ buildings (calculated per hour or based on leased area).
- Leased Area: Ensure the lease contract clearly defines whether the area is calculated as NET (actual usable area) or GROSS (including common areas).
- Electricity: The new commercial electricity rates (applicable from January 1, 2026) show a significant gap between peak and off-peak hours.
3. Top Featured Office Buildings in District 4
Based on our database and hands-on evaluations, RSQUARE categorizes the best buildings according to business needs:
3.1. Iconic & International Group (For MNCs and Corporations)
These buildings meet strict technical, security, and branding requirements:
- Etown Central (11 Doan Van Bo): The finest Class B+ office building in District 4, holding a LEED Gold green certification. With massive floor plates up to 1,361m², Etown Central is the choice of major names like Digiworld Vietnam and Profectus.
- Ree Tower (09 Doan Van Bo): Operated by REE Corp—a leading mechanical and electrical engineering company—this building consistently maintains an occupancy rate above 95%. Tenants here (such as Shopee Express and VPBank) highly praise its stable central air conditioning system and professional reception lobby.
3.2. Efficiency & Savings Group (For SMEs)
The optimal choice balancing corporate image and budget:
- Phuong Long 2 (16 Nguyen Truong To): A new building with a modern design offering standard office solutions at highly competitive rates ($18 – $20/m²), perfect for companies with 50 to 200 staff.
- H3 Building (384 Hoang Dieu): Its biggest advantage is the integrated retail-residential model. Employees can easily access dining chains and supermarkets right on the ground and mezzanine floors without having to travel.
3.3. Flexible Solutions (Coworking & Serviced Offices)
For startups, project teams, or representative offices with under 20 staff, serviced office models at WeWork (Etown Central), CirCO (H3), or Work Labs are optimal solutions to protect cash flow and eliminate initial fit-out capital expenditure (CAPEX).
4. Expert Perspective: Legal and Operational Risks
4.1. Legal Pitfalls to Avoid in “Cheap” Office Rentals
The District 4 market features two contrasting realities: professional office towers and numerous townhouses/villas operating as “covert” office rentals. Businesses must be extremely cautious of the following risks:
- Fire Safety (PCCC) Risks: Many renovated private buildings fail to meet the latest fire safety codes (especially after the strict inspection waves of 2024-2025), leading to a high risk of sudden suspension of operations.
- Invoicing Risks: Some individual landlords cannot issue official VAT invoices designated for “Office Rental Services,” creating difficulties for businesses trying to claim legitimate tax deductions.
- Administrative Changes: Since July 2025, District 4 has consolidated several wards (forming Vinh Hoi, Khanh Hoi, and Xom Chieu wards). Businesses must update the new administrative addresses in their lease agreements to avoid issues during business registration procedures.
“At RSQUARE, our 3-tier legal due diligence process (Building Legality – Usability/Function – Lease Terms) is a mandatory step before introducing any property to clients. A business’s long-term safety is far more important than a short-term cheap rate.”
4.2. Amenities and Practical Traffic Map
Despite its favorable location, District 4 still experiences heavy traffic pressure at bottlenecks like Kenh Te Bridge and Ong Lanh Bridge during peak hours.
- Advice: Opt for buildings located near the foot of the bridges facing Ben Van Don (such as Ree Tower or Etown) to easily exit toward District 1.
- Compensating Advantage: The Hoang Dieu and Xom Chieu street areas are hailed as “culinary paradises” with incredibly low costs. This acts as a natural benefit that helps employees save on daily living expenses.
5. Conclusion
District 4 is not just a “cost-saving” fallback; it is the choice of pragmatic managers—a perfect balance of Strategic Location – Optimized Budget – Abundant Amenities. Do not let outdated biases about “fringe areas” or information noise slow down your business expansion plans.
At RSQUARE, we do not just find offices; we deliver solutions that optimize your Total Cost of Ownership and protect your legal interests from start to finish.
Are you ready for your next strategic move?
- [Download Now] Comparison Report on Rental Rates & Service Fees: District 4 vs. District 1 (Updated 2026).
- Contact RSQUARE today to receive a vacant office list, free shuttle service for physical viewings, and a 100% free lease contract review.
6. Frequently Asked Questions (FAQ)
6.1. What is the average price of a serviced office in District 4?
The average price for a private office seat in District 4 ranges from 1,500,000 to 4,000,000 VND/month. These packages typically include electricity, water, high-speed internet, reception services, and complimentary beverages.
6.2. Is District 4 prone to flooding?
In the past, certain streets like Ton That Thuyết were affected by high tides. However, with new dyke projects and tidal control sluice systems coming into service, this situation has been greatly improved. Major office-heavy routes like Ben Van Don, Hoang Dieu, and Doan Van Bo rarely experience flooding issues.
6.3. How much is the car parking fee in District 4 office buildings?
Car parking fees in District 4 office buildings range from 1,500,000 to 3,000,000 VND/month. Note that car parking spaces can be quite limited in smaller buildings, so businesses should prioritize locations with spacious basements or nearby parking lots.
