Moodles Vietnamese Kitchen Heads to San Ramon

Pho, bánh mì and boba, all under one roof. That's the idea behind Moodles Vietnamese Kitchen, the East Bay spot owner Andy Pham opened in Brentwood in December 2024. With help from TenantBase, Moodles found space to bring that menu to a new location on San Ramon Valley Boulevard in San Ramon.

TenantBase helped Moodles find the San Ramon space, and we're excited to introduce Andy and his kitchen to more neighbors across the Tri-Valley and the East Bay.

Meet Moodles Vietnamese Kitchen

Moodles started at 71 Sand Creek Road in Brentwood, in a space that had been a restaurant before. In December 2024, Andy announced plans for a soft opening and a grand opening later that month, as What Now San Francisco reported at the time.

The concept is simple and generous: Vietnamese comfort food and drinks in one casual, fast-casual stop, for a quick lunch, a family dinner or a boba run.

What's on the menu at Moodles?

See the current menu and order pickup or delivery on the Moodles online ordering page.

A new location in San Ramon

For a restaurant built around comforting bowls of pho, sandwiches and specialty drinks, a new location is a chance to become part of another neighborhood's daily routine. Moodles' San Ramon space puts the brand in the Tri-Valley, introducing its menu to a new community in the East Bay.

The San Ramon location is on San Ramon Valley Boulevard. Check directly with Moodles for opening updates, hours and the menu available at this location.

Looking for restaurant or retail space nearby? Get matched with a local tenant rep broker through TenantBase.

What to look for in restaurant space

Moodles' first location shows one of the biggest shortcuts in restaurant leasing: second-generation space, meaning a space that was already built out as a restaurant.

"It came with everything we needed. It was previously a restaurant, so we didn't have to put in too much work."

Andy Pham, owner, on Moodles' Brentwood space (What Now San Francisco)

If you're opening or adding a restaurant location, these are the things to confirm before you sign:

• Kitchen infrastructure: an existing hood and ventilation system, grease interceptor, and enough plumbing, gas and electrical capacity for your equipment.
• Zoning and permits: that the space is zoned for a restaurant and what health and building permits your build-out needs.
• Your operating needs: seating capacity, storage, delivery pickup areas and any outdoor space your concept requires.
• Access and visibility: parking, signage rights, foot traffic and room for takeout and delivery pickups.
• Lease terms: who pays for existing equipment, repairs to kitchen systems, and any tenant improvement allowance.

A tenant rep broker who knows restaurant space can help you find second-generation options and negotiate these terms before you commit.

How TenantBase helped

TenantBase connected Moodles with a local East Bay tenant rep broker who helped find and lease the San Ramon space. TenantBase is free for businesses to use.

For restaurant owners starting a search, TenantBase matches your business with a local tenant rep broker based on the type of space you need and your business requirements. Your broker can help identify options, coordinate tours and negotiate lease terms. Share your preferred area, budget, size and kitchen requirements so the search starts with what matters to your concept.

Our Business Spotlight series celebrates what happens after a search becomes a real space. For Moodles, that means bringing pho, bánh mì and boba to a new corner of the East Bay.

Try Moodles Vietnamese Kitchen

Browse the menu and order pickup or delivery online.

Order from Moodles

Congrats to Andy and the whole Moodles team on the new San Ramon location!
We're glad TenantBase could play a small part in what comes next.

Frequently asked questions

Sources

1. New Vietnamese Eatery Moodles Opening in Brentwood, What Now San Francisco, December 8, 2024
2. Moodles online ordering menu, Brentwood

Restaurant details from public sources and Moodles. Menu items and hours can vary by location. TenantBase is a commercial real estate technology platform. Partner brokers are independent licensed professionals.