M.O.R.E 198 Nguyen Thi Minh Khai (formerly L’MAK THE HERITAGE) is a Grade B office building located at 198 Nguyen Thi Minh Khai, Xuan Hoa Ward, District 3, Ho Chi Minh City – directly opposite Tao Dan Park, approximately a 7-minute walk from the Ho Chi Minh City Immigration Department. The building was developed by L’MAK, began operations in 2017, and has been managed by ESTA Property Management since December 2024.
The building is situated in an area with a high density of government agencies and historical landmarks – from the Reunification Palace to the Ho Chi Minh City Department of Health, all within a 500m radius. This is not an intangible advantage: for businesses that frequently interact with administrative agencies or foreign partners handling immigration procedures, this location significantly reduces commute time.
| Parameter |
Details |
| Address |
198 Nguyen Thi Minh Khai, Xuan Hoa Ward, District 3, Ho Chi Minh City |
| Grade |
B |
| Developer |
L’MAK |
| Property Manager |
ESTA Property Management (from 12/2024) |
| Partners |
M.O.R.E, Serepok |
| Year of Opening |
2017 |
| Building Facing |
Southeast |
Scale of M.O.R.E 198 Nguyen Thi Minh Khai
M.O.R.E 198 Nguyen Thi Minh Khai features 2 basement levels and 16 above-ground floors with a rooftop, total usable area of 9,600 sqm, and a typical floor plate of 575 sqm semi-gross per floor.
A distinctive feature of the floor layout is the column-free design combined with full-glass facades on all 4 sides – giving office floors more flexible and naturally brighter space compared to most Grade B buildings in the same segment. Floors are delivered in open ceiling style with exposed concrete slab, suitable for businesses looking to fit out the space according to their own design.
| Technical Specifications |
Details |
| Structure |
2 basements + 16 floors |
| Total Gross Leasable Area |
10,560.9 sqm |
| Typical Floor Plate |
575 sqm semi-gross/floor |
| Floor Load |
200 kg/sqm |
| Floor-to-Floor Height |
3.3 m |
| Clear Ceiling Height |
2.6 m |
| Elevators |
3 high-speed elevators |
| Air Conditioning |
VRV |
| Backup Power |
100% |
| Parking |
2 basement levels + 2 linked external lots |
Amenities and services at M.O.R.E 198 Nguyen Thi Minh Khai
Property Management Services
ESTA Property Management operates the building to 5-star standards with dedicated security, technical, and cleaning teams on duty 24/7. The access control system integrates Face ID at the main entrance and elevators – unlike most Grade B buildings in the area that still rely solely on key cards.
- 24/7 security and management, Face ID + smart entry system
- CCTV cameras throughout all common areas
- On-site technical and cleaning team
- Fire protection system in common areas including: smoke detectors, sprinklers, glass-break sensors, alarm bells, fire hose reels
- High-intensity corridor lighting 7:00-21:00, automatically dimmed after 21:00
- Air conditioning and water during business hours included in maintenance fee
- Waste disposal, pest control, hazardous waste management
- Annual environmental reporting
On-site Amenities
- Serepok – a full-service office provider (serviced office / coworking), official partner of L’MAK operating within the building; suitable for businesses looking for flexible per-seat leasing before committing to a full floor
- Separate male/female restrooms on each floor
- Granite-clad reception lobby with luxury elevated hall design
To receive a detailed quote based on area and floor, contact RSQUARE – a professional office leasing consultancy in Ho Chi Minh City – for free consultation and full support throughout the process from site visit to contract signing.
RSQUARE
Phone: +84-28-3636-9641 (Vietnamese/English) | +82-2-6925-3298 (Korean)
Email: support@rsquare.vn
