Right facility. Right zone.
Factory & Warehouse for Lease in Southern Vietnam – Ho Chi Minh City, Dong Nai, Tay Ninh From $3.3/m²
Southern Vietnam is the country's largest factory and warehouse market, centred on Ho Chi Minh City (including Binh Duong and Ba Ria – Vung Tau), Dong Nai and Tay Ninh (including Long An), close to Cat Lai and Cai Mep – Thi Vai ports.
SEE the SPACE tracks ready-built factories and logistics warehouses at VSIP, My Phuoc, Nhon Trach, Long Hau, Phuoc Dong and many other parks. Indicative rents are from about USD 3.3 to USD 8/m²/month. SEE the SPACE offers free advice and site visits.
Your Space, Expertly Guided!
Frequently Asked Questions (FAQs)
Supply is concentrated in Ho Chi Minh City (including Binh Duong and Ba Ria – Vung Tau), Dong Nai (including Binh Phuoc) and Tay Ninh (including Long An), around VSIP, My Phuoc, Nhon Trach, Long Hau and Phuoc Dong.
Indicative rents are from about USD 3.3 to USD 8/m²/month, excluding VAT and management fees. Most factories and warehouses are USD 3.5 – 6/m²/month; high-spec logistics warehouses near ports and the city are USD 6 – 8/m²/month.
Supply is concentrated in VSIP, Nhon Trach, Long Hau and My Phuoc.
The Binh Duong area of HCMC has the largest supply and a complete supplier ecosystem. Dong Nai is near Long Thanh airport and Cai Mep port. Tay Ninh's Long An area is cheaper and next to HCMC.
Logistics warehouses near Cat Lai and Cai Mep ports have high occupancy, so reserve early. Check clear height, floor loading, number of dock doors, power capacity, fire protection, minimum lease term and deposit.
- Regular warehouse: stores customs-cleared or domestic goods. Suited to distribution, retail and e-commerce.
- Bonded warehouse: holds imported goods, or goods awaiting export, before customs clearance and under customs supervision. Import duties are not paid while goods stay in the warehouse, easing cash flow. Goods can also be split, repacked or re-exported.
Ready-Built Factories and Warehouses in Southern Vietnam
Southern Vietnam is the country's largest market for ready-built factories and warehouses, concentrated in Ho Chi Minh City, Dong Nai and Tay Ninh. Businesses, especially foreign investors, increasingly prefer ready-built space because it shortens set-up time, reduces upfront capital and offers flexibility to expand or downsize.
A Stable, Active Market
Occupancy of ready-built factories and warehouses in southern Vietnam remains high, with factory rents currently from about USD 3.3/m²/month. Demand comes mainly from electronics, components, textiles, consumer goods, logistics and e-commerce. Tenants increasingly expect higher-quality buildings: greater clear height, heavier floor loading, compliant fire safety systems and green certification.
Three Key Areas
- Ho Chi Minh City (including Binh Duong and Ba Ria–Vung Tau): the largest supply, close to Cat Lai and Cai Mep – Thi Vai ports, well suited to exporters and logistics. View factories and warehouses in HCMC
- Dong Nai: high occupancy, near Long Thanh International Airport, a mature industrial ecosystem. View factories and warehouses in Dong Nai
- Tay Ninh (including Long An): competitive rents, fast-growing new supply, linked to Ho Chi Minh City by the Moc Bai Expressway and Ring Road 3. View factories and warehouses in Tay Ninh
Trends to Watch
- Multi-storey factories: save land and suit light industries such as electronics and components.
- Build-to-suit: park developers build to a tenant's design and lease it back.
- Green buildings: LEED and EDGE certification and rooftop solar are becoming standard for international tenants.
SEE the SPACE helps you find and compare factories and warehouses across industrial parks in Southern Vietnam, check technical specifications and fire safety documents, and negotiate your lease, free of charge for tenants.
SEE the SPACE – Your Space, Expertly Guided
📞 Hotline: 0768 999 647
📧 Email: [email protected]
🌐 Website: seethespace.vn=
How to Lease a Factory or Warehouse in Southern Vietnam: From Search to Operations
Leasing a factory or warehouse is more than finding a good price. From defining your needs to running machines or receiving stock, the process usually has six steps. Knowing them in advance helps you plan a realistic timeline and avoid unfavourable lease terms.
Step 1: Define Your Requirements
List the space you need over the next 3–5 years, your preferred location (near ports, airports, workforce or customers), minimum technical requirements, budget and target start date. This is the basis for shortlisting and saves time viewing unsuitable buildings.
Step 2: Shortlist and Visit Sites
Shortlist 3–5 options across different industrial parks and visit them. On site, measure the clear height and check the roof, floor, power, fire safety systems and container truck access. Also assess the developer's track record and the local labour market around the park.
Step 3: Proposal and Letter of Intent (LOI)
Once you have one or two preferred options, submit a lease proposal or sign a letter of intent (LOI). The LOI sets out the area, rent, term, deposit, rent-free fit-out period and any works the landlord will carry out. Most key terms are effectively agreed at this stage.
Step 4: Legal Review and Lease Signing
Before signing, verify the landlord's right to lease, the building permit, as-built approval and fire safety acceptance. In the lease, pay close attention to:
- Annual rent reviews and caps on increases
- Renewal rights and early termination conditions
- Responsibility for repairs, maintenance and modifications
- Reinstatement obligations at the end of the lease
- Who handles fire safety approvals if the use changes
Step 5: Handover and Fit-Out
Take handover with a condition report and photos to avoid disputes when you return the premises. Then install machinery, racking and offices, usually during the rent-free period agreed in the LOI.
Step 6: Complete Permits and Start Operations
In parallel with fit-out, complete investment, environmental and related permits, then begin operations. For a ready-built factory, the whole process from search to operations typically takes a few months.
Common Mistakes
- Comparing only base rent and ignoring management fees, wastewater charges and fit-out costs
- Not checking whether the fire safety approval matches your industry
- Signing a long lease without renewal rights or a cap on rent increases
- Skipping a condition report at handover
SEE the SPACE supports you through all six steps, from shortlisting, site visits and LOI negotiation to lease review and handover, free of charge for tenants.
SEE the SPACE – Your Space, Expertly Guided
📞 Hotline: 0768 999 647
📧 Email: [email protected]
🌐 Website: seethespace.vn=
