04 July 2026
The main types of industrial properties in Vietnam include warehouses, factories, logistics hubs, and data centers. The industrial sector is dominating 26% of Vietnam’s $20.10B commercial real estate market, projected $63.02B by 2034 (IMARC). Understanding these assets is vital for investors and occupiers seeking stable returns.
“Vietnam is entering 2026 with the strongest industrial momentum we’ve seen. With high-value FDI, accelerated infrastructure connectivity, and digital platforms, the market is moving from a growth phase into a larger-scale, higher-standard operational phase.”
— John Campbell, Head of Industrial Services, Savills Vietnam, December 2025
Warehousing and distribution properties serve as key nodes in the supply chain by providing strategic storage and rapid fulfillment capabilities for various goods. We are seeing an evolution in how goods are stored and moved.
Regional and bulk warehouses accommodate different storage scales, offering tailored infrastructure for localized consolidation and large-scale distribution networks.
Regional warehouses are rectangular facilities with a dock ratio of 460–1400 m², where site coverage is dictated by office and parking needs. Bulk warehouses focus on large-scale storage with 50% average site coverage, a dock ratio of 460–930 m², and extensive truck courts.
In Vietnam, regional warehouses serve nearby provinces as consolidation points for consumer goods. Bulk warehouses in southern economic zones support retailers, e-commerce players, and FMCG companies, commonly found in major parks like VSIP II-A and III in Binh Duong (now Ho Chi Minh city).
High-spec and automated warehouses represent the Industry 4.0 shift. Modern tenants like Shopee, TikTok, or Lazada need more than just bulk storage; they require specialized floor flatness for Very Narrow Aisle (VNA) trucks and Autonomous Mobile Robots (AMRs).
Cold storage and refrigerated distribution facilities provide specialized temperature-controlled environments essential for preserving perishable goods.
Cold storage facilities are temperature-controlled for perishables, featuring a 650–750 m² dock ratio and specialized floors. Rack-supported structures offer high-density automated storage with the highest site coverage.
Vietnam’s total cold storage capacity in 2026 is expected to reach over 1.7 million pallets. This major growth comes from 23 new warehouse projects built across the country between 2023 and 2026.
Cold storage for lease is emerging with strong demand but limited supply. Japanese and Korean investors lead here, with automated projects from Daiwa House, Igarashi Reizo, and Nichirei near Ho Chi Minh City.
Manufacturing properties are designed to support diverse production processes, ranging from light assembly to heavy industry, each requiring specific infrastructure and facility configurations.
Vietnam’s economic growth relies on its robust manufacturing sector, with industry and construction growing 8.95% in 2025 and manufacturing processing up 10.3%.
Light and heavy manufacturing properties cater to distinctly different operational scales and structural requirements.
Airport hangars are uniquely categorized as manufacturing spaces specifically for aircraft Maintenance, Repair, and Overhaul (MRO). They feature large open spaces for aircraft alongside workshops and offices, with minimal docks.
In Vietnam, major airports like Noi Bai and Tan Son Nhat have dedicated MRO facilities representing a niche segment. Operating adjacent to airport perimeters, these properties face specific regulatory and security requirements.
Flex, R&D, and office-showroom properties merge corporate aesthetics with operational functionality, creating versatile spaces that cater to modern business and consumer needs.
Modern businesses demand spaces that do more than house inventory. They want environments reflecting their brand while supporting light operations.
R&D flex and office showrooms combine high-tech workspace, branding, and logistics under one roof to serve multifaceted business operations.
R&D flex properties maintain a high-tech focus, requiring high parking, 25-40% site coverage, and a dock ratio exceeding 1800 m².
Meanwhile, Office showrooms feature a retail front with a warehouse back, high-end finishes, 30-40% site coverage, and a dock ratio of about 950 m². They combine functions under one roof, making them highly attractive.
In Vietnam, flex properties are increasingly found in top-tier parks near HCMC, Hanoi, and Binh Duong (now merged to Ho Chi Minh city) to serve logistics and corporate image needs.
Multi-tenant industrial buildings maximize space utility by housing multiple businesses within a single property under a shared system.
In Vietnam, many ready-built projects in parks like VSIP operate as multi-tenant properties supporting manufacturing and logistics occupiers.
Freight and transport-related industrial properties facilitate the rapid movement of goods by acting as interchange points between different transportation modes, Efficient logistics rely on facilities keeping goods moving without delays.
Truck terminals are purpose-built for rapid cross-docking operations, minimizing storage time with 20% site coverage for highly efficient goods transfer supporting just-in-time distribution.
By 2026, key logistics hubs will concentrate around the Hanoi–Hai Phong expressway, Northern industrial zones, and deep-water ports.
Notably, Lach Huyen deep-sea port now accepts 165,000 DWT vessels (from May 2025), expanding Vietnam’s ability to compete for direct transpacific shipping routes.
Air cargo facilities are specialized hubs near airports that manage the swift transfer of high-value freight between aircraft and ground transport. They handle freight with specialized interior build-outs and strict security requirements.
These facilities manage high-value and time-sensitive cargo, supporting Vietnam’s global supply chain integration. At Noi Bai Airport, multiple operators provide warehouse services, illustrating air cargo as a distinct property type.
Telecom and data center properties provide digital infrastructure for cloud, AI, and enterprise workloads, requiring high-density power (20-50 MW capacity per site) and N+1 or 2N redundancy.
Vietnam’s market is projected to surpass US$1 billion by 2028/2029, driven by generative AI. According to Savills 2025/2026 insights, capacity should reach 950–1,000 MW by 2030. They are operated by telecom companies (Viettel, VNPT, FPT, CMC) and global IT providers.
Power is the top concern for investors. Savills helps navigate complex Power Purchase Agreements (PPAs) and power stability requirements.
Industrial land acts as the foundational blank canvas upon which all other types of industrial properties are developed. Industrial land refers to undeveloped or semi-developed plots in designated zones meant for factories, warehouses, or logistics centers.
In Vietnam, this land is typically leased rather than sold freehold, utilizing “lump-sum” or “annual” rental models. Leases span 50 years and come with specific Land Use Rights Certificates (LURC). Developers use this land to create a modern factory in Vietnam or bespoke warehouse solutions.
Developers use this land to create warehouses and factories. Savills advises on LUR valuation under the 2026 framework, supporting clients with site selection, feasibility, and master-planning.
To help you quickly compare your options, we’ve broken down the core features and strategic locations of each asset class in the table below:
| Property Type | Typical Tenant Profile | Prime Locations in Vietnam | 2026 Demand Outlook | Typical Asking Rent (2026) |
| Regional Warehouses | Consumer goods distributors, parts suppliers | Provincial hubs and cities nationwide | Steady demand for localized distribution | $4.00 – $5.50/m²/month; lease term 3-5 years |
| Bulk Warehouses | Retailers, FMCG, E-commerce players | Southern key economic zones, VSIP II-A/III (Binh Duong) | High growth driven by online shopping | $3.50 – $4.80/m²/month; lease term 3-5 years |
| High-Spec/Automated Warehouses | E-commerce giants (e.g., Shopee, Lazada) | Major logistics hubs near HCMC and Hanoi | Surging demand due to Industry 4.0 shift | $5.50 – $7.50/m²/month; lease term 3-5 years |
| Cold Storage | Food and pharmaceutical distributors | Long An, Tay Ninh (near HCMC) | Rapidly accelerating, limited supply | $10.00 – $18.00/m²/month; lease term 2-3 years |
| Rack-Supported Cold Storage | Major cold chain operators | Long An, Tay Ninh | Strong demand from Japanese/Korean investors | $12.00 – $22.00/m²/month; lease term 3-5 years |
| Light Manufacturing (RBFs) | Electronics, garment, FMCG assemblers | Bac Ninh, Hai Phong, Binh Duong, Long An | Stable, strong occupancy in key hubs | $4.50 – $5.50/m²/month; lease term 3-5 years |
| Heavy Manufacturing | Machinery, heavy equipment producers | Specialized zones with port/rail access | Niche but steady, infrastructure reliant | $5.00 – $7.00/m²/month; lease term 3-5 years |
| Airport Hangars (MRO) | Airlines, aircraft service providers | Noi Bai, Tan Son Nhat perimeters | Niche but stable as aviation grows | $8.00 – $14.00/m²/month; lease term 10-15 years; commonly part of a longer 20 to 30-year ground/facility lease cycle |
| R&D Flex | High-tech manufacturers, R&D divisions | Top-tier parks near HCMC, Hanoi, Binh Duong | Expanding in urban-adjacent parks | $6.00 – $9.00/m²/month; lease term 3-5 years |
| Office Showrooms | Consumer-facing brands, light industrial | Urban-adjacent parks (VSIP, BWID) | Growing demand for brand visibility | $8.00 – $15.00/m²/month; lease term 2-3 years |
| Multi-Tenant Industrial Buildings | SMEs, diverse manufacturing/logistics tenants | VSIP and other major industrial parks nationwide | Preferred for SMEs and diverse tenant mixes with lease sizes 500-3,000 m² | $4.00 – $5.00/m²/month; lease term 3-5 years |
| Truck Terminals | Cross-dock logistics operators, couriers | Hanoi–Hai Phong expressway, CM–TV port area | Critical for just-in-time distribution | $3.00 – $4.50/m²/month; lease term 3-5 years |
| Air Cargo Facilities | Freight forwarders, cargo terminal operators | Noi Bai Airport and other major airports | Essential for high-value global supply chains | $7.00 – $10.00/m²/month; lease term 3-5 years |
| Data Centers | Telecom companies, global IT providers | Major urban centers | Surging growth driven by AI and cloud | $25.00 – $45.00/m²/month; lease term 5-10 years lock-in period |
| Industrial Land | Developers, institutional investors | Nationwide designated industrial zones | Consistently strong for build-to-suit projects |
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If you have further questions on Vietnam industrial factories, learn more in The Complete Guide to Industrial Factories in Vietnam: Types, Costs, Zones and How to Lease.
By understanding the distinct types of industrial properties, from high-spec warehouses to data centers, investors can secure stable, long-term returns. With 478 industrial parks established (324 operational as of Q2 2026) and Northern Vietnam leading with 42% revenue share, the market offers significant opportunities.
Investing in the right industrial asset requires a trusted partner with deep local knowledge. Savills Vietnam has been advising on industrial real estate transactions since 1995 through a dedicated industrial services team, with 30 years of local market experience across leasing, investment, and cross-border transactions.
Contact our industrial specialists today to identify the optimal types of industrial properties aligned with your 2026 investment strategy.
As you evaluate the various types of industrial properties for your 2026 strategy, we’ve answered a few common questions to help you move forward with confidence.
In 2026, the best industrial property type for e-commerce fulfillment in Vietnam is a multi-storey ready-built warehouse. These facilities are located near large city centers like Ho Chi Minh City, Hanoi, and Da Nang. They allow quick last-mile delivery – the final step of getting a package to the buyer’s door.
Foreign companies lease industrial land through government or private developers for 50-70 years, paying annually or upfront. Upfront payments include a land certificate usable as bank collateral.
In Vietnam, a Ready-Built Factory (RBF) is a pre-constructed building you can lease immediately. A Build-to-Suit (BTS) facility is a custom-built space designed by a developer to match your exact business needs before you move in. RBFs offer fast entry and low upfront costs; BTS offers high efficiency but takes longer to build.
RBFs and high-tech warehouses generate 8-12% yields in 2026, attracting foreign manufacturers and e-commerce companies seeking quick market entry without building from scratch.
