As many says here as well....I LOVE this place! The coconut milk they use is very fresh, light and not too overwhelming. What I also love most about this place compared to other Vietnamese dessert places is how I can modify it to pretty much whatever I want without major up-charges. I always get my #10 (red tapioca, grass and pandan jelly and ADD longan and basil seeds). I can choose to not add additional sweetener into it as the other ingredients naturally are cooked in a little sweetener already. So its perfectly and lightly sweetened even if you don't add any more to it.
Parking:
This place can be hard to find as its in a corner of a street next to Hot & Juicy Crawfish which I LOVE to go to as well. It parking is VERY small but since there isn't much people to knows about the place or normally come to this location, I never had trouble finding a space.
Price:
A little costly compared to other Vietnamese dessert places but I don't mind paying that little extra for what I get. Its yummy and refreshing on a really hot day!