Southern Vietnam Industrial Park Market Q3 2026: Land and Factory Rents

Southern Vietnam Industrial Park Market Q3 2026: Land and Factory Rents

After the first 9 months of 2026, southern Vietnam's industrial property market remains steady: industrial land rents were flat quarter on quarter but still up year on year, land leasing demand grew strongly, and ready-built factories and warehouses added new supply. This article summarizes 2026 industrial land rents and ready-built factory and warehouse rents in the former Binh Duong, Dong Nai and former Long An areas, plus what companies should consider when looking for production space. It follows our article FDI boom 2026.

Key takeaways

• Average industrial land rent in the South is about USD 185/sqm for the remaining lease term, flat vs Q2 and up 1.5% vs 2025.
• About 163 ha of industrial land was leased in 9 months, up 56% year on year.
• Ready-built factories: asking rent about USD 5.2/sqm/month, occupancy about 88%.
• Ready-built warehouses: asking rent about USD 5.0/sqm/month, occupancy about 80%.
• Q3 2026 added more than 300,000 sqm of ready-built factories and warehouses, mainly in former Binh Duong and Dong Nai.

Note on the new administrative boundaries

Since 1 July 2025, Binh Duong has merged into Ho Chi Minh City, Long An into Tay Ninh, and Dong Nai with Binh Phuoc. Market reports therefore now divide the South into 3 main markets: HCMC (including former Binh Duong and Ba Ria – Vung Tau), Dong Nai, and Tay Ninh (including former Long An). If you are interested in industrial parks in former Binh Duong, refer to the HCMC figures; for former Long An, refer to Tay Ninh.

Industrial land rents in 2026

According to Q3 2026 market data reported in the press, the average industrial land rent in the South's tier-1 markets was about USD 185/sqm for the remaining lease term. This was unchanged from the previous quarter and up 1.5% vs 2025. About 163 ha of land was leased in 9 months, up 56% year on year, showing that demand for industrial land remains positive even though rents are no longer rising as quickly as before.

The latest published figures by province are for Q2 2026:

Key points:

• HCMC (incl. former Binh Duong) has the highest occupancy, with rents up 6.8% year on year. Vacant land in long-established industrial parks is increasingly scarce.
• Dong Nai has the highest asking rent in the region, supported by transport infrastructure and Long Thanh Airport.
• Tay Ninh (incl. former Long An) has lower rents and more available land, suiting companies that need large sites at a reasonable cost.

See industrial parks with land for lease under Southern industrial land.

Ready-built factory and warehouse rents

In the ready-built segment, Q3 2026 data shows asking rents of about USD 5.2/sqm/month for factories and USD 5.0/sqm/month for warehouses, almost unchanged from the previous quarter. Factory occupancy was about 88% and warehouse occupancy about 80%. More than 300,000 sqm of new supply was added in the quarter, mainly in former Binh Duong and Dong Nai. About 0.5 million sqm of factory and warehouse space was leased in 9 months, down 48% year on year, so tenants now have more options. See our detailed analysis in Southern factory and warehouse market Q3 2026.

Q2 2026 figures by province:

In 2026 – 2028, the South is expected to add about 1.1 million sqm of ready-built factories (about 65% in HCMC, 29% in Tay Ninh, 6% in Dong Nai) and more than 680,000 sqm of ready-built warehouses. See factories currently available under Ready-built factories.

Note: the Q3 and Q2 figures above come from different reports with different coverage and methods, so occupancy and rents may differ. Use them as a guide to trends and check actual rents project by project.

FDI as the main driver

Demand for land and factories in the South is closely tied to foreign investment. In the first 8 months of 2026, disbursed FDI in Vietnam reached about USD 17.25 billion, up 12% year on year, with manufacturing and processing accounting for 82.6%. Investment is shifting to high-tech and high-value-added sectors, raising requirements for infrastructure, power supply and factory standards. Read more in FDI boom 2026.

What should companies do when looking for production space?

• Land or ready-built factory: leasing land suits companies that need a custom-built plant and have long-term plans; a ready-built factory shortens time to operation and reduces upfront investment.
• Compare total cost: besides rent, include management fees, wastewater treatment fees, electricity and water, and the industrial park's remaining lease term.
• Check infrastructure: power supply, water, wastewater treatment, floor loading, clear height and room to expand.
• Use the timing: new factory and warehouse supply is growing while leased area is down year on year, giving tenants more leverage on rent, rent-free periods and lease terms.

FAQ

What is the industrial land rent in southern Vietnam in 2026?
According to Q3 2026 data, the average is about USD 185/sqm for the remaining lease term. Actual rents vary by industrial park, location, site size and lease term.

Which area has lower land rents?
Tay Ninh (incl. former Long An) has lower asking rents than HCMC and Dong Nai, and still has plenty of land for projects that need large sites.

What is the current rent for ready-built factories?
About USD 4.6 – 5.2/sqm/month depending on location and factory quality, excluding management fees and VAT.

Contact SEE the SPACE

Contact SEE the SPACE for updates on new supply, help checking the right size, and a comparison of industrial land, factories and warehouses in HCMC, Dong Nai and Tay Ninh for your needs.

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Sources: Q2 and Q3 2026 market data from real estate consultancies, as reported by Thoi bao Tai chinh Viet Nam (15/10/2026), Dien dan Doanh nghiep (17/08 and 21/10/2026) and Thuong Truong (18/08/2026); FDI data via CafeBiz (25/09/2026). This article is for general reference.