Building Overview
Oriental Square is a Grade A office and retail building located at H2CC1 land plot, Starlake Urban Area, Xuan Dinh Ward, Hanoi. Developed by Dai Nam Tien Construction Investment JSC, the project is positioned as one of the first completed Grade A office buildings in the Starlake area. The building comprises 03 basement levels, 16 above-ground floors, and a rooftop garden, providing high-quality office supply for companies seeking a presence in Hanoi’s emerging administrative, diplomatic, and commercial hub.
The project sits on a land area of approximately 3,946 sqm, with total GFA of around 15,784 sqm and NLA of approximately 13,911.46 sqm. Typical leasable floor plates range from approximately 912 to 992 sqm, supported by open, column-free layouts and raised floors from 100 mm. This structure allows tenants to configure workspaces for multiple operational models. Oriental Square has achieved LEED Gold certification and has been recognized at the PropertyGuru Vietnam Property Awards 2024 for green commercial development and office development categories.
Location and Connectivity
Oriental Square is located in Starlake Urban Area, Xuan Dinh Ward, near the central square of the new urban development. This area is being shaped into an important administrative, diplomatic, commercial, and office cluster for Hanoi’s next phase of growth. The location provides access to surrounding amenities including Samsung R&D Center, Lotte Mall West Lake, Shilla Hotel, Takashimaya, E-mart, international schools, and high-end residential communities.
According to the project leasing kit, Oriental Square is approximately 0.3 km from Starlake Lake, 0.5 km from Samsung R&D Center and E-mart, 0.5 km from Shilla Hotel, 0.8 km from Takashimaya, and 1 km from the Fraser residential area. By car, the building is approximately 1 minute from the Government complex, 2 minutes from the Diplomatic Corps area and Hoa Binh Park, 10 minutes from West Lake, 15 minutes from Lotte Center Hanoi, and around 30 minutes from Hoan Kiem CBD and Noi Bai International Airport, depending on actual traffic conditions. Tenants should conduct peak-hour route checks before finalizing workplace planning.
Technical Specifications and Operations
Oriental Square is designed as a new-generation Grade A office building, with a focus on energy efficiency, user wellness, and flexible space planning:
- Scale: 03 basement levels, 16 above-ground floors, and a rooftop garden.
- Floor plates: Open, column-free layouts with typical leasable areas of approximately 912-992 sqm; selected floors can be subdivided based on tenant requirements.
- Ceiling height: From 2,850 mm to 4,500 mm, with typical floor heights of 4,200 mm and 6,300 mm.
- Raised floor: From 100 mm, supporting cabling and flexible office configuration.
- Facade: Saint-Gobain Double Low-E glass, helping reduce UV exposure and stabilize indoor temperature.
- Air conditioning: Daikin VRV/VRF central air-conditioning system, with 30 m³/hour/person fresh-air ventilation, UV disinfection, PM2.5 filtration, and carbon/electrostatic exhaust filtration.
- Elevators: 6 passenger lifts, 01 shared lift, and 01 firefighting lift by Schindler, with 3.0 m/s speed, 1,800 kg/24-person capacity, and destination control integrated with Face ID, QR code, and access cards.
- Power and management: Siemens BMS for energy monitoring, PMS system, 100% backup generator capacity, fire-resistant cabling, and 20Amp sockets.
- Lighting: Energy-saving LED lighting, with approximately 500 lux for office areas and 100 lux for lobby and corridor areas.
- Parking: 03 basement levels with approximately 145 car spaces, 481 motorbike/bicycle spaces, and EV charging stations.
Beyond the office component, the project provides nearly 2,500 sqm of amenity and retail space, including restaurants, cafes, wellness facilities, gym space, green areas on office floors, and a rooftop mini golf area.
Leasing Costs and Commercial Terms
Reference rental rates at Oriental Square range from approximately $25 to $28/sqm/month, depending on floor, leased area, and commercial terms at the time of negotiation. The recorded service charge is approximately 6 USD/sqm/month and includes central air-conditioning usage during standard working hours. VAT is applied at 10%.
According to the utility fee schedule effective from January 1, 2026, electricity for office tenants is priced at 4,515 VND/kWh, VAT included. Water is priced at 34,452 VND/m³, VAT included but excluding a 10% environmental management fee. Overtime air-conditioning fees are tiered by leased area: 226,800 VND/hour for areas below 300 sqm, 378,000 VND/hour for areas from 300 to 500 sqm, and 691,200 VND/hour for areas above 500 sqm.
Parking fees for office and retail tenants from 6:00 AM to 10:00 PM are 2,300,000 VND/car/month and 120,000 VND/motorbike/month. Tenants requiring 24/7 parking must register with the property management team. Access cards or parking cards are charged at 100,000 VND/card. Standard lease terms include a minimum 3-year commitment, a 3-month deposit, and quarterly payments.
Suitable Tenant Profiles and Checks
Oriental Square is suitable for companies that want an early position in the Starlake office cluster, especially multinational corporations, technology firms, financial institutions, consulting companies, Korean and Japanese enterprises, international representative offices, and organizations seeking a green, modern, and scalable workplace. With sub-1,000 sqm floor plates and open, column-free layouts, the building can serve both full-floor occupiers and tenants requiring smaller, more budget-controlled spaces.
Before signing, tenants should verify actual available areas by floor, subdivision options, handover specifications, rent-free fit-out period, parking allocation by leased area, overtime costs based on real operating schedules, and access to amenities such as the gym, restaurants, retail area, and rooftop facilities. Companies with ESG requirements should retain the LEED Gold certification documents and review technical details related to air filtration, ventilation, lighting, materials, and energy management.
Advisory Conclusion
Oriental Square is a strong Grade A office option in Xuan Dinh Ward, particularly for companies planning an early move into Starlake. The building’s advantages include LEED Gold certification, new technical systems, column-free floor plates, integrated retail amenities, and proximity to future administrative, diplomatic, and commercial developments. For occupiers planning a 3-5 year headquarters strategy, Oriental Square should be shortlisted alongside IFC Hanoi and Westlake Square Hanoi for comparison on rental cost, floor availability, operational standards, and long-term expansion potential.