⭐ FDI TRENDS 2026 & SOUTHERN VIETNAM INDUSTRIAL REAL ESTATE OUTLOOK
Southern Vietnam’s industrial real estate market is entering 2026 with a very different dynamic compared to the North.
While the North continues to grow strongly thanks to the China+1 wave (Phase 2.0), the South is seeing significant market divergence between provinces with strong logistics infrastructure and those located farther from key hubs.
Based on the first 9 months of 2025, STS Industrial highlights three major shifts:
1. FDI in Southern Vietnam is shifting from “low cost” to “operational efficiency”
FDI manufacturers in the South no longer choose locations based on land price alone. They prioritize:
✔ Proximity to seaports, ICDs, and logistics corridors
✔ Travel time to major airports
✔ Availability of ready-built factories
✔ Access to a large, stable labor pool
Ho Chi Minh City (Binh Duong) – Dong Nai – Tay Ninh (Long An) remain the top choices thanks to:
- Strong port clusters near HCMC
- Mature support services (logistics, recruitment, worker housing)
- Rapidly expanding supplier ecosystems
Meanwhile, Tay Ninh – Ho Chi Minh City (Ba Ria–Vung Tau) – Tien Giang are emerging due to large land banks and long-term expansion capacity.
2. Industrial land prices in Southern Vietnam 2025: slow growth, but highly fragmented
Market data from Q4/2025 shows:
- Binh Duong – Dong Nai: +2–4% (high occupancy → steady demand)
- Long An: +5–7% (advantageous location near HCMC + new land supply)
- Tay Ninh – BRVT – Tien Giang: stable, competitive in both price and large land plots
- Can Tho – Mekong Delta: lower prices, suitable for logistics and agri-processing rather than electronics
Southern Vietnam will have substantial new supply in 2026–2027, helping maintain market stability and preventing sharp price increases like in the North.
3. Fastest-growing FDI industries: logistics – food – medical devices – energy
Unlike the North, which is dominated by electronics, the South attracts:
- Warehousing, e-commerce, cold storage
- FMCG & food processing
- Medical equipment & pharmaceuticals
- Light manufacturing with high labor intensity
Companies are increasingly choosing 5,000–20,000 m² ready-built factories for rapid operations instead of leasing land and building from scratch.
🔍 STS Industrial Perspective
The Southern market in 2026 will be defined by:
✔ Competition in speed of factory handover
✔ Priority for locations near ports & ring roads
✔ Demand for reliable utilities (power, water, logistics)
✔ Pricing based on operational value, not just “market rate”
The key question for businesses is not “What is the price per m²?” but:
“Will this location optimize my supply chain over the next 5 years?”
👉 Want the full “Southern Vietnam Industrial Land Prices Q4/2025 & 2026 Opportunities” summary?
STS Industrial can prepare a tailored report for any province: Binh Duong – Dong Nai – Long An – Tay Ninh – Ba Ria–Vung Tau. Contact us TODAY!
