L’MAK

What L’MAK does

L'MAK is a privately-held Vietnamese commercial real estate firm that invests in, develops, leases, and operates modern office buildings, primarily targeting the Grade B+ segment in Ho Chi Minh City. The company was founded in 2021 (note: firmographics metadata lists 2019, but the company timeline and first-project milestone, Nam Á Plaza, are dated 2021) and has grown its portfolio to eight named office properties — L'MAK 68, The Signature, The Heritage, Hồng Hà Plaza, Orchard Parkview, The Venture, The Sun Avenue, and LK Tower — together comprising roughly 71,600 m² of usable area across the full portfolio, with approximately 50,000 m² managed under the ESTA Property Management joint platform. Two flagship assets, L'MAK 68 and The Signature, have achieved LEED Platinum certification, and The Signature was completed at 99% within seven months of construction start.

The company operates an integrated developer-and-operator model. Its core technology stack is centered on 100% face-ID smart-building access control and an integrated client portal for tenant services, deployed across the portfolio to support premium positioning. Revenue is generated through three streams: recurring office leasing services across the self-developed portfolio, professional development consulting and exclusive advisory mandates for third-party CRE projects (e.g., 97 Nguyễn Cửu Vân, plus two additional 2024 mandates), and strategic co-development partnerships with landowners and developers such as the M.O.R.E. and SEREPOK collaboration on The Heritage. The portfolio is sold and serviced through a B2B direct sales motion, with distribution augmented by channel partnerships with IWG-Regus (at The Signature) and Regus & Serepok (across the Grade C segment) and a brand-building media partnership with Forbes Vietnam established in 2024. Customer segments are enterprises and corporations (primary), international brands entering Vietnam, and property investors and landlords seeking co-development and asset-management services.

Name

L’MAK

Legal name

L'MAK

Website

https://lmak.com.vn

Company type

Private

Founded year

2021

Operating status

Operating

Headcount range

101–250 employees

Short description

L'MAK is a Vietnamese commercial real estate firm that develops, leases, and operates modern Grade B+ office buildings in Ho Chi Minh City, serving enterprises, international brands, and property investors with smart-building-enabled, ESG-certified office space.

Ownership category

akta.pro rank

Product category

Commercial Real Estate

NAICS

Real Estate Property Managers (53131), Lessors of Nonresidential Buildings (except Miniwarehouses) (531120), Nonresidential Building Construction (2362)

SIC

Operators Of Nonresidential Buildings (6512), Real Estate Operators (No Developers) & Lessors (6510), Operative Builders (1531)

akta.pro primary industry

Office Property Management (BPAJAGAA)

akta.pro secondary industries

Building Automation & Controls (BAS/BMS) (HSAPAPAA), Sustainable/Green Building & LEED Consulting (BPAHAKAG), Association Maintenance, Vendor & Capital Project Management (BPAJAHAM)

Keywords

• Commercial real estate
• Office leasing
• Property development
• Smart building
• Asset management

Headquarters

HQ city

Ho Chi Minh City

HQ country

Vietnam

HQ region

Asia

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Operations, Personnel, Supply Chain, Technology or R&D, Marketing or Sales, Infrastructure

Revenue model

1. Office Leasing Services: L'MAK operates as both an operator and developer providing leasing services for commercial office buildings in their portfolio. Revenue is generated through rental income from tenants occupying office spaces across their property portfolio, including Grade B+ office buildings such as L'MAK 68, The Signature, and The Heritage.
2. Development Consulting: Exclusive consulting services for commercial real estate (CRE) projects, including development consulting for commercial office buildings, architectural and construction design solutions, asset value enhancement and valuation, and capital arrangement and financial structuring.
3. Strategic Co-development: Strategic co-development of commercial towers and properties. L'MAK partners with landowners and developers to develop office projects, sharing development risks and rewards.

Go-to-market motion1 record

Distribution channels3 records

Marketing channels5 records

Core offering

L'MAK develops, leases, and manages a portfolio of modern commercial office buildings in Ho Chi Minh City, ranging from Grade B+ to Grade C. The company offers office leasing, strategic co-development of commercial towers, exclusive development consulting (including capital arrangement, architectural design, and asset value enhancement), and technology-enabled building management through 100% face-ID smart building access and an integrated client portal, all operated under international property management standards.

Product overview

L'MAK is a Vietnamese commercial real estate development company operating a portfolio of modern office buildings across Ho Chi Minh City. The company offers a platform of eight distinct office properties (L'MAK 68, The Signature, The Heritage, Hồng Hà Plaza, Orchard Parkview, The Venture, The Sun Avenue, and LK Tower) ranging from Grade B+ to C classification, complemented by value-added services including ESG-compliant boutique offices, smart building technology (face-ID access control, client portals), and professional property management. The portfolio is managed in partnership with ESTA Property Management, which oversees approximately 50,000 m² of premium office spaces maintaining a 95% occupancy rate. L'MAK also provides development consulting, strategic co-development, leasing services, capital arrangement, and architectural design solutions for commercial office buildings.

Differentiator

Problem solved

Functional benefit

Brands

• L'MAK 68: A premium 16-storey office tower with 4 basements at 68 Phan Dang Luu, Phu Nhuan District, Ho Chi Minh City. Features state-of-the-art facilities, integrated client portal, and 100% face-ID smart building technology.
• L'MAK The Signature
• L'MAK The Heritage
• L'MAK Hồng Hà Plaza
• L'MAK The Venture

Products and services

• L'MAK 68 Premium 16-storey office tower with 4 basements at 68 Phan Đăng Lưu, Phú Nhuận District, Ho Chi Minh City. LEED Platinum certified, with 100% face-ID smart building access, integrated client portal, and 3 KONE elevators; total usable area of 8,000 m² with 470 m² semi-gross floor plates. Managed by ESTA under 5-star standards.
• L'MAK The Signature Premium 12-storey office building with 3 basements at 147-147 BIS Hai Bà Trưng, near Lê Duẩn Boulevard, Ho Chi Minh City. Achieved LEED Platinum certification (82 points) under LEED OM v4.1; features 100% face-ID smart building, client portal, and IWG-Regus partnership for shared offices. Total usable area of 7,500 m².
• L'MAK The Heritage 16-storey office building with 2 basements at 198 Nguyễn Thị Minh Khai, District 3, Ho Chi Minh City, facing Tao Đàn Park. Features 575 m² typical floor plate, total GLA of 10,560.9 m², 3 high-speed elevators, VRV air conditioning, and 24/7 CCTV with face-ID access control. Managed by ESTA since December 2024.
• L'MAK Hồng Hà Plaza Office building at 127 Hồng Hà, Đức Nhuận Ward, Ho Chi Minh City. Structure with 2 parking levels and 5 floors, 2 elevators, 1,000 m² per floor, total area 5,000 m².
• Orchard Parkview Office building at 130-132 Hồng Hà, Đức Nhuận Ward, Ho Chi Minh City. 2 basement levels plus 5 floors, 2 elevators, 1,000 m² per floor, total area 5,500 m².
• L'MAK The Venture Office building at 62 Trần Huy Liệu, Phú Nhuận Ward, Ho Chi Minh City. 1 basement plus 9 floors plus rooftop, 2 Mitsubishi elevators, 315 m² per floor, total area 3,000 m².
• The Sun Avenue Office building at 28 Mai Chí Thọ, Bình Trưng Ward, Ho Chi Minh City. 2 basement levels plus 4 floors, 3 elevators, 2,112 m² per floor.
• LK Tower Office building at 399 Cộng Hòa, Tân Bình Ward, Ho Chi Minh City. 1 basement plus 7 floors plus rooftop, 2 elevators plus 1 linked parking lot, 335 m² per floor, total area 2,600 m².
• Office Leasing Services B2B office leasing across L'MAK's portfolio of Grade B+ to Grade C office buildings in Ho Chi Minh City, including L'MAK 68, The Signature, The Heritage, and other portfolio properties. Leasing managed under international standards by ESTA Property Management.
• Development Consulting Services Exclusive commercial real estate consulting including development consulting, architectural and construction design solutions, asset value enhancement and valuation, and capital arrangement and financial structuring for CRE projects. L'MAK provided exclusive consulting for 2 CRE projects ongoing in 2024.
• Strategic Co-Development Services Strategic co-development of commercial towers and office properties, partnering with landowners and developers to share development risks and rewards. Example: The Heritage co-developed with M.O.R.E and SEREPOK in 2024.
• Property Management Services Professional commercial real estate property management operated through ESTA Property Management, covering L'MAK The Signature (since October 2023), L'MAK 68 (since May 2024), and The Heritage (since December 2024). Maintains 95% occupancy and 85% tenant satisfaction across 50,000 m² of office space.

Quantifiable outcome

• 95% occupancy rate maintained across managed portfolio
• +4 more outcomes

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

AI capability2 records

Feature3 records

Partnerships

Five partnerships are on record, tiered core and flagship.

• Forbes VietnamcoreGTM or Marketing Partner · 1 January 2024L'MAK became the official media partner of Forbes Vietnam in the field of commercial real estate communications in 2024. This partnership enhances L'MAK's brand credibility and visibility in the Vietnamese market through Forbes' editorial platform and media channels.
• Regus & SerepokcoreStrategic or Co-development Partner · 1 January 2024L'MAK became the official partner of Regus & Serepok in the serviced office and flexible office sector, specifically targeting the Grade C office building segment in Vietnam. This partnership enables L'MAK to offer turn-key office solutions and expand into the flexible workspace market.
• M.O.R.E.flagshipStrategic or Co-development Partner · 1 January 2024M.O.R.E. is a co-development partner in The Heritage project, working alongside L'MAK and SEREPOK to deliver a building that blends modern infrastructure with historic foundations. The partnership provides comprehensive solutions from traditional offices to all-inclusive serviced workspaces.
• ESTA Property ManagementflagshipImplementation/ SI/ Consulting Partner · 1 January 2024ESTA Property Management handles operations and management of L'MAK's portfolio including L'MAK The Signature (since October 2023), L'MAK 68 (since May 2024), and The Heritage (since December 2024). ESTA operates under 5-star standards maintaining 95% occupancy and 85% tenant satisfaction across 50,000 m² of premium office spaces.
• IWG-ReguscoreStrategic or Co-development Partner · 1 January 2023L'MAK The Signature operates in collaboration with IWG-Regus for shared office solutions, providing flexible workspace options within the building. This partnership targets enterprises seeking both traditional office leasing and serviced workspace options.

Scale indicators5 records

Recent moves7 records

Expansion highlights5 records

Emerging players

• Dreamplex: Vietnamese coworking/serviced-office operator with HCMC presence, recently acquired by IWG. Direct overlap with L'MAK's flexible-office strategy and the IWG-Regus partnership track.

Broad incumbents

• IWG (Regus/Spaces): Global flexible-workspace giant and L'MAK's named partner for serviced offices at The Signature. Comparable through the serviced-office channel and HCMC presence, though primarily a tenant/operator rather than a building owner.
• CapitaLand (Vietnam): Singapore-listed REIT and developer with a meaningful Vietnam office portfolio (e.g., Capital Place, Saigon Centre). Comparable to L'MAK as a nonresidential office operator/lessor in HCMC, though at significantly larger scale and with a broader geographic footprint.
• Vincom (Vingroup): Vietnam's largest conglomerate operating Vincom Office Buildings across multiple cities, including HCMC. Comparable as a large-scale domestic nonresidential office landlord and mixed-use developer, though with a much broader portfolio and capital base.
• Frasers Property Vietnam: Singapore-based property group with residential and commercial projects in Vietnam including HCMC offices. Comparable as a multinational office landlord and developer in the same geography, with broader portfolio and brand reach.
• Mapletree Investments (Vietnam): Singapore-based real estate developer and landlord operating Grade A office properties in HCMC (e.g., Mapletree Business Centre, Saigon Centre Phase 2). Overlaps with L'MAK in nonresidential office leasing and property management, but at institutional scale.

Regional players

• Becamex IDC: Vietnamese industrial and urban real estate developer with office and mixed-use projects concentrated in Bình Dương province. Comparable in CRE development and landlord operations, but with a regional rather than HCMC focus.

Direct peers

• Toong: Vietnam's largest coworking and serviced-office operator with multiple HCMC and Hanoi locations. Comparable to L'MAK in the flexible/serviced office segment and through the IWG-Regus and Serepok partnership channel.
• SonKim Land: Vietnamese developer focused on premium and Grade A/B+ office and mixed-use projects in HCMC (e.g., The Metropole Thủ Thiêm). Closely comparable to L'MAK on Vietnamese CRE development, premium positioning, and HCMC-centric footprint.

Others

• Knight Frank Vietnam (office leasing/consulting): International CRE advisor active in HCMC office leasing, tenant representation, and asset valuation. Comparable to L'MAK's consulting and capital-arrangement services arm, though as a fee-based advisor rather than an asset owner.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

• Facebookfacebook.com/congtylmak
• LinkedInlinkedin.com/company/lmak

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about L’MAK