Logistics land in Viet Nam is industrial land whose masterplan use is specifically designated for warehousing, distribution and logistics functions, rather than for factory production. Within an industrial park, this shows up as a distinct land-use classification on the plot’s masterplan, separate from plots zoned for manufacturing. Manufacturers, third-party logistics providers and e-commerce companies lease it to build storage and transport facilities near ports and highways.
Plots typically run 1 ha to over 20 ha. Supply concentrates in Bac Ninh, Hai Phong and Hung Yen in the north, and HCMC, Dong Nai and Tay Ninh in the south.
National supply of logistics land has tightened as e-commerce and cross-border trade grow. Logistics plots price with general industrial land, which averaged about USD 186.6 per sq m per lease term nationwide in Q1 2026 (Savills research). Read our latest Viet Nam industrial market research for full supply and rental data.
Pricing varies more by proximity to ports, expressways and the urban consumer base than by region, with the best-connected parks at the top of the range in both the north and the south. Demand is led by fulfilment and cold chain occupiers.
Savills Industrial advises occupiers and landlords on logistics land acquisition and site selection. See our services or explore the industrial property market in Viet Nam for wider context.
Fit depends on a few specification points:
In the north, Bac Ninh, Hai Phong and Hung Yen lead thanks to highway and port access.
In the south, HCMC, now merged with the former Binh Duong and Ba Ria-Vung Tau provinces, holds the largest concentration of supply. Dong Nai and Tay Ninh, which absorbed the former Long An province in the same 2025 merger, add further capacity near the port network. Across both regions, rent tracks connectivity rather than geography: plots closest to deep-water ports, expressway interchanges and the major consumer markets cost more, while parks further out price below.
E-commerce fulfilment, cold chain and manufacturing supply chains lead demand. Over the past 12 to 24 months, nearshoring and supply chain diversification have pushed more occupiers to secure land early rather than lease short term.
Logistics land suits occupiers who need long land use rights and control over facility design. If your timeline is short, a ready-built warehouse, factory space or general industrial land plot may fit better.
Well located, fully licensed logistics land in the leading industrial parks is limited. Securing and licensing new land, as opposed to leasing within an existing park, can take a year or more once zoning, clearance and permitting are factored in. Occupiers should start site search early to avoid losing preferred locations.
Contact Savills Industrial to shortlist available logistics land in Viet Nam.
Logistics land is industrial land zoned for warehouses and distribution hubs. Occupiers lease plots from 1 ha to over 20 ha to build storage and transport facilities near ports and highways.
Supply concentrates in Bac Ninh, Hai Phong and Hung Yen in the north, and HCMC, Dong Nai and Tay Ninh in the south, near key highways and ports.
Under Viet Nam's Land Law, industrial land leases run up to 50 years, extendable to 70 years for large-scale or slow-return investments, counted from the industrial park's establishment date. Remaining terms vary by park, so confirm the exact expiry date on the land use right certificate before signing.
E-commerce fulfilment, third-party logistics and cold chain operators are the main occupiers, followed by manufacturers needing distribution capacity.
Lead times vary by province and can extend when supply is tight, often running a year or more with zoning and permitting included. Starting the site search early gives more room to negotiate terms and location.
Logistics land prices with general industrial land, since the two share the same lease structure and the same park developers. Industrial park land averaged about USD 186.6 per sq m per lease term nationwide in Q1 2026 (Savills research). Plots with direct expressway or deep-water port access cost more than the park average in both the north and the south, with pricing varying further by remaining lease term and infrastructure standard.
Industrial land is the broader category of plots zoned within an industrial park for factories, warehouses or logistics centres. Logistics land is the subset specifically designated on the masterplan for warehousing, distribution and logistics use, rather than manufacturing.
Both are leased under the same Land Use Right structure and from the same park developers, so the practical difference is permitted use rather than lease mechanics.
Logistics land carries a masterplan land-use designation for warehouse, distribution and related logistics functions, such as container yards or bonded warehousing, set by the industrial park's approved masterplan, separate from plots designated for manufacturing.
Check the masterplan designation and the investment registration certificate together, as permitted use can differ between the two.
