Industrial Factory for Lease in HCMC & Nearby Areas 2026 | SEE the SPACE

Industrial Factory for Lease in HCMC and Nearby Areas: 2026 Market Overview

SEE the SPACE provides professional industrial real estate advisory and leasing services, helping businesses find factories, warehouses, and industrial facilities that match their requirements for location, size, budget, and technical specifications.

The industrial factory leasing market in Ho Chi Minh City (HCMC) and surrounding provinces continues to attract strong interest from manufacturers, logistics operators, distributors, and foreign-invested companies. Limited industrial land availability in HCMC, combined with growing demand for manufacturing and logistics facilities, is encouraging businesses to expand into nearby industrial hubs such as Binh Duong, Dong Nai, and Long An.

Why Is Demand for Industrial Factories Increasing?

HCMC remains Vietnam's major economic, commercial, and logistics hub. However, the availability of industrial land within and around the city is becoming increasingly limited, while rental costs remain relatively high.

As a result, businesses are increasingly considering satellite industrial areas surrounding HCMC.

Several factors are supporting demand for industrial factories and warehouses:

• Continued growth in manufacturing and supporting industries.
• Increasing foreign direct investment (FDI).
• Expansion of e-commerce and distribution networks.
• Growing demand for logistics and warehousing.
• Development of regional transportation infrastructure.
• Manufacturing companies expanding their production capacity.
• Increasing preference for ready-built facilities to reduce initial capital expenditure.

For businesses that need to start operations quickly, a Ready-Built Factory (RBF) can provide a practical alternative to developing a new facility from the ground up.

Key Areas for Factory Leasing Around HCMC

Ho Chi Minh City: Strategic Location Close to the Consumer Market

Within HCMC, industrial and warehouse facilities are more commonly found in suburban areas such as Cu Chi, Hoc Mon, and Binh Chanh.

The biggest advantage of leasing a factory in HCMC is proximity to customers, suppliers, employees, and the city's major commercial markets.

HCMC may be suitable for businesses that:

• Need quick access to the city center.
• Operate distribution and last-mile logistics activities.
• Require a warehouse or production facility close to customers.
• Have small to medium-scale manufacturing operations.
• Prioritize delivery time over lower rental costs.

However, businesses should carefully evaluate truck and container access, traffic conditions, operating hours, and total logistics costs at each specific location.

Binh Duong: A Major Industrial Manufacturing Hub

Binh Duong is one of Southern Vietnam's most established industrial markets, supported by a strong network of industrial parks and manufacturing infrastructure.

Industrial areas such as VSIP, Song Than, and My Phuoc offer a wide range of factory and warehouse options.

Binh Duong is particularly attractive to manufacturers, supporting industries, logistics companies, and businesses requiring medium to large industrial facilities.

Key advantages include:

• A well-developed industrial ecosystem.
• Diverse factory and warehouse supply.
• Strong connectivity with HCMC and other Southern provinces.
• A wide range of facility sizes.
• Established manufacturing and supplier networks.

For companies planning long-term manufacturing operations, Binh Duong remains one of the key locations to consider when searching for an industrial factory for lease in Southern Vietnam.

Dong Nai: Strong Potential for Manufacturing and Logistics

Dong Nai is another major industrial hub in Southern Vietnam, with important industrial areas including Bien Hoa, Nhon Trach, and Long Thanh.

Its strategic location provides connectivity to HCMC, Binh Duong, Ba Ria–Vung Tau, and other major economic areas in the South.

The development of regional transportation infrastructure and Long Thanh International Airport is also expected to strengthen the area's role in manufacturing, logistics, and supporting industries.

Dong Nai is suitable for:

• Medium and large-scale manufacturing.
• Industrial supporting companies.
• Logistics and warehousing.
• Export-oriented manufacturers.
• Companies requiring strong regional connectivity.

Long An: Connecting HCMC with the Mekong Delta

Long An benefits from its strategic location between HCMC and the Mekong Delta.

This makes the province attractive to companies that need access to both the HCMC market and the southwestern provinces of Vietnam.

Long An can offer businesses additional options in terms of industrial land and factory space, particularly for companies seeking to balance location and occupancy costs.

Potential users include:

• Manufacturing companies.
• Logistics operators.
• Distribution businesses.
• Food processing companies.
• Warehousing and fulfillment operators.
• Businesses serving the Mekong Delta market.

Industrial Factory Rental Prices

Rental rates for industrial factories vary depending on location, facility size, building quality, technical specifications, infrastructure, lease term, and additional services.

As a general market reference, factory rental rates in Southern Vietnam may fall within the following ranges:

These figures are indicative only. Actual rental rates can vary significantly between projects and may exclude VAT, management fees, service charges, utilities, maintenance, and other operating costs.

Businesses should therefore compare the total occupancy cost, rather than focusing solely on the advertised rental rate per square meter.

Ready-Built Factory vs. Built-to-Suit Factory

Ready-Built Factory (RBF)

A Ready-Built Factory is a completed industrial facility available for lease, allowing tenants to reduce the time required to prepare a new manufacturing or logistics site.

Key advantages include:

• Faster handover and operational start-up.
• Lower initial development requirements.
• More predictable occupancy costs.
• Various sizes and layouts available.
• Greater flexibility for companies entering or expanding in Vietnam.

RBF facilities are particularly suitable for SMEs, new market entrants, and companies looking to expand production within a relatively short timeframe.

Built-to-Suit Factory (BTS)

A Built-to-Suit Factory is developed according to the specific requirements of the tenant.

Depending on the project, businesses may specify:

• Factory floor area.
• Clear height.
• Floor loading capacity.
• Power capacity.
• Fire protection systems.
• Office and supporting areas.
• Production layout.
• Loading and unloading areas.
• Parking and logistics yards.

BTS is generally more suitable for companies with specific technical requirements and longer-term occupancy plans.

Key Factors to Consider When Leasing a Factory

1. Legal Compliance

Legal due diligence should be one of the first steps when selecting an industrial facility.

Businesses should verify:

• Land-use rights and purpose.
• Construction documentation.
• Fire prevention and fighting approvals.
• Permitted business activities.
• Environmental requirements.
• Relevant licenses and permits.

The facility must be legally suitable for the company's intended manufacturing or logistics activities.

2. Location and Accessibility

A lower rental rate does not necessarily mean lower overall costs.

Businesses should evaluate the facility's distance from:

• Suppliers.
• Customers.
• Ports.
• Airports.
• Major highways.
• Labor sources.
• Distribution centers.

A useful approach is to calculate the overall cost:

Rent + transportation + labor + utilities + operating expenses

This provides a more accurate comparison between different locations.

3. Technical Specifications

Before signing a lease, businesses should review the factory's technical specifications, including:

• Floor loading capacity.
• Clear height.
• Power supply.
• Water supply and drainage.
• Fire protection systems.
• Wastewater treatment.
• Loading and unloading facilities.
• Truck and container accessibility.
• Internal road and yard conditions.

These factors can directly affect the company's ability to install machinery and operate efficiently.

4. Lease Terms

The lease agreement should clearly define:

• Lease term.
• Security deposit.
• Payment schedule.
• Annual rental escalation.
• Renewal conditions.
• Early termination provisions.
• Repair and maintenance responsibilities.
• Handover conditions.
• Restoration obligations at the end of the lease.

Careful review of these terms can help businesses avoid unexpected costs throughout the lease period.

Which Area Should Your Business Choose?

There is no single location that is suitable for every company. The right choice depends on the business model, supply chain, workforce requirements, and logistics strategy.

If proximity to HCMC is the priority: Consider suburban areas such as Cu Chi, Hoc Mon, and Binh Chanh.

If manufacturing infrastructure is the priority: Binh Duong and Dong Nai offer established industrial ecosystems and a broad range of factory options.

If connectivity between HCMC and the Mekong Delta is important: Long An can be a strategic option.

If a large facility is required: Expanding the search to surrounding provinces can provide more choices in terms of land availability, factory size, and rental costs.

2026 Outlook for the Industrial Factory Leasing Market

The industrial property market in Southern Vietnam is expected to remain supported by manufacturing expansion, FDI, logistics development, e-commerce, and improvements in regional infrastructure.

The market is also expected to see continued demand for:

• Ready-Built Factories.
• Ready-Built Warehouses.
• Built-to-Suit facilities.
• Modern logistics warehouses.
• High-standard factories serving multinational companies.
• Flexible industrial facilities suitable for expansion.

As transportation infrastructure continues to improve, the relative attractiveness of different industrial locations may also change.

For companies planning long-term expansion, it is therefore important to consider not only the current location and rental rate, but also future connectivity, logistics efficiency, labor availability, and expansion potential.

Find the Right Industrial Factory with SEE the SPACE

Finding the right industrial facility involves more than identifying a space with the required floor area. Businesses need to consider location, rental costs, legal compliance, technical specifications, logistics, and long-term expansion plans.

SEE the SPACE supports businesses throughout the industrial property search process, from Ready-Built Factories and warehouses to customized Built-to-Suit solutions.

If your company is looking for an industrial factory for lease in HCMC, Binh Duong, Dong Nai, Long An, or other major industrial areas in Southern Vietnam, SEE the SPACE can help identify suitable options based on your location, size, budget, and operational requirements.

SEE the SPACE – Your Space, Expertly Guided.

Disclaimer: Rental rates and market information in this article are for reference only and may change depending on the project, location, facility specifications, lease term, and market conditions. Businesses should verify the latest information and commercial terms before making a leasing decision

Explore More Factory Leasing Options in Southern Vietnam:

• Factory for Lease in Dong Nai
• Factory for Lease in Ho Chi Minh City
• Factory for Lease in Ho Chi Minh City – Binh Duong
• Factory for Lease in Long An – Tay Ninh.