Signing an office lease in Vietnam is one of the biggest commitments a new business makes. A few clauses decide how much you really pay, how flexible you are and how easily you can leave. This checklist covers the 12 clauses we review with every tenant before they sign.
Whether you are opening your first office or relocating a team, the process is similar across the country. If you are still at the shortlisting stage, you can browse our current office for rent in Da Nang options first, then come back to this checklist when you have a draft lease in hand.
Office lease in Vietnam: the 12 clauses at a glance
| Clause | What to check |
|---|---|
| Leased area | Net or gross area, and how it was measured |
| Rent and currency | Quoted currency, payment currency, exchange rate |
| Service charge | What it covers and how it can increase |
| VAT | Whether prices include or exclude VAT |
| Lease term | Length, start date, renewal option |
| Rent review | Annual increase cap |
| Deposit | Amount, refund timing, deductions |
| Payment schedule | Monthly or quarterly, in advance |
| Fit-out period | Rent-free weeks for renovation |
| Reinstatement | Condition you must return the space in |
| Early termination | Notice period and penalties |
| Use and registration | Right to register your company at the address |
1. Leased area: net or gross?
Buildings may quote rent on gross area (including a share of lobbies, corridors and toilets) or on net area (the space you actually use). The difference can be 15–25% or more, depending on the building design. Ask which one is used and request the floor plan with measurements.
When you compare two buildings, convert both offers to the same basis. A lower price per m² on gross area can end up more expensive than a higher price on net area.
2. Rent, currency and exchange rate
Many Vietnamese buildings quote rent in USD per m² per month, while invoices are issued and paid in VND. The lease should name the exchange rate source (for example, a specific bank’s selling rate) and the date it is taken. Without this, your monthly cost can move with the currency.
3. Service charge
The service charge usually covers common-area cleaning, security, lifts and air conditioning during standard hours. Check what is excluded, such as electricity inside your unit, overtime air conditioning and parking. Also check whether the landlord can raise the service charge and by how much.
4. VAT
Confirm whether quoted rent and service charge include VAT. Most commercial quotes in Vietnam exclude it, so add VAT to your budget unless the lease says otherwise.
5. Lease term and renewal option
Terms of 2–3 years are common. A renewal option gives you the right, not the obligation, to stay. Try to fix how the renewal rent is set, for example a maximum increase over the last year’s rent.
6. Annual rent increases
Many leases allow a yearly increase. A fixed cap, written as a percentage, is easier to budget than wording such as “market rate”. If the landlord wants an uncapped review, ask for a longer fixed period first.
7. Deposit
Deposits of about two to three months of rent and service charge are common. The lease should state when the deposit is returned after you move out, and that deductions are limited to unpaid amounts and documented damage.
8. Payment schedule
Quarterly payment in advance is common in office buildings; some landlords accept monthly payment. Align the schedule with your cash flow before you sign, not after.
9. Fit-out period
If you need to build partitions, a meeting room or a reception, ask for a rent-free fit-out period. The lease should say when it starts, whether service charge is payable during it, and what happens if the building approval for your design is delayed.
10. Reinstatement
At the end of the lease, you may need to return the space to its original condition. That can mean removing partitions, carpets and cabling. Agree in writing what condition is expected, ideally with photos taken at handover.
11. Early termination
Businesses change. Check the notice period and the penalty if you leave early, and whether you may sublet or assign the lease to another company. A clear break clause after the first year can be worth more than a small discount on rent.
12. Use of the address for company registration
If you will register your company or branch at the office, the lease must allow it and the landlord must provide the documents the licensing authority asks for. Confirm that the property is a commercial space that can be used as a business address, and that the landlord can issue VAT invoices.
Planning your layout before you sign helps you negotiate the right fit-out period. Many tenants first decide on the furniture and meeting rooms, then pick a unit that fits, such as a Grade A floor in Viettel TechHub Da Nang or a smaller unit in a Grade B building.
A simple process before you sign
- Ask for the draft lease in both English and Vietnamese.
- Compare offers on the same area basis and with VAT added.
- Mark every clause in the table above as accepted, to negotiate or unclear.
- Have a lawyer or advisor review the final version.
- Do a handover inspection with photos before you move in.
Frequently asked questions
How long is a typical office lease in Vietnam?
Most office leases in Vietnam run for 2 to 3 years, often with an option to renew. Shorter terms are possible but usually come with higher rent or fewer concessions.
How much deposit do landlords ask for?
A deposit of around two to three months of rent and service charge is common. Check the exact amount, when it is returned and what can be deducted from it.
Is office rent in Vietnam paid in USD or VND?
Rents are often quoted in USD, but payment is normally made in VND at an agreed exchange rate. The lease should state which rate is used and on what date.
Can I negotiate a rent-free period for fit-out?
Yes, many landlords offer a rent-free fit-out period, especially for larger spaces or longer leases. The length depends on the building, the size of the space and the market at the time.
Should I get the lease reviewed by a lawyer?
Yes. For any significant lease, have a lawyer or an experienced advisor review the contract, especially if the lease is bilingual or will be used for company registration.
Conclusion
A good office lease in Vietnam is clear on area, currency, service charge, increases and exit. Spend an hour with this checklist before you sign and you will avoid most surprises later. Rules and market practice change, so confirm legal points with a qualified professional.
About Top Office
Reviewing the lease is easier when you have two or three good options to compare.
Top Office is an office leasing advisor in Da Nang with a database of 50+ office buildings, from Grade A riverside towers to compact spaces for small teams.
- Free consulting for tenants: we shortlist offices that match your team size and budget.
- Transparent quotes: we help you negotiate rent and lease terms.
- Remote viewings: photos and videos before you arrive, site visits when you are here.
- Fit-out support: planning, interior design and building permits.
📱 Looking for an office in Da Nang? Message us on WhatsApp or call +84 706 779 777.
