Industrial land rents in southern Vietnam have more than doubled in under a decade, from roughly 84 USD/m² in 2016 to about 185 USD/m² at the end of 2025. Below is the current level by area, covering every province from Lam Dong southward.
Two prices matter. Industrial land is quoted in USD/m² for the whole 40–70 year lease term. Ready-built factories and warehouses are quoted in USD/m² per month. All figures are asking prices, excluding VAT and service charges.
Regional baseline
- Industrial land: 183 USD/m² for the full lease term, up 4% year on year (CBRE, Q1 2026); 186 USD/m² according to JLL for H1 2026.
- Ready-built factories: 5.0–5.2 USD/m² per month; warehouses: 4.9–5.07 USD/m² per month.
- Occupancy: 93% for factories, 77–80% for warehouses.
- Land rents are forecast to rise 3–7% a year over the next three years.
Land rents by area
- Ho Chi Minh City (former boundary): around 270 USD/m², the highest in the region; 188 USD/m² average under the new boundary across 64 industrial parks.
- Former Binh Duong: 100–250 USD/m². Former Ba Ria – Vung Tau: 120–160 USD/m².
- Former Dong Nai: 100–200 USD/m². Former Binh Phuoc: 60–90 USD/m².
- Former Long An: 120–280 USD/m², widely spread by location. Former Tay Ninh: 80–275 USD/m².
- Former Tien Giang: 60–160 USD/m². Inland Dong Thap: 35–50 USD/m².
- Former Vinh Long: 130–140 USD/m². Former Ben Tre: 20–45 USD/m². Former Tra Vinh: about 50 USD/m².
- Former Can Tho: 85–95 USD/m². Former Soc Trang: 55–90 USD/m². Former Hau Giang: about 60 USD/m².
- Former An Giang: 50–68 USD/m². Former Kien Giang: 15–40 USD/m².
- Former Bac Lieu: 65–70 USD/m². Former Ca Mau: 40–70 USD/m².
- Former Binh Thuan: 38–80 USD/m². Former Lam Dong and Dak Nong: 15–30 USD/m².
Ready-built factories and warehouses
- Core area of Ho Chi Minh City, Binh Duong and Dong Nai: 3.8–6.5 USD/m² per month.
- Former Long An: 2.8–5.8 USD/m² per month. Former Tay Ninh: 2.6–4.6 USD/m² per month.
- Tien Giang, Can Tho, An Giang: 2.4–3.2 USD/m² per month.
- Factories with certified fire safety, ESG or green building standards command a 10–30% premium.
Costs on top of the rent
- Infrastructure management and maintenance: 0.3–0.8 USD/m² per year.
- Industrial electricity: 0.03–0.1 USD/kWh depending on peak, normal and off-peak hours.
- Industrial water: 0.4–0.6 USD/m³. Wastewater treatment: 0.28–0.3 USD/m³.
- 10% VAT, a 3–6 month deposit, typical terms of 3–10 years and 3–5% indexation per cycle.
Four checks before signing
- Remaining lease term of the industrial park itself, not just the contract with the developer.
- Payment structure: a single upfront payment is discounted, annual payments carry a higher unit price.
- Fit-out cost for a bare shell: flooring, power, fire safety and wastewater treatment are usually excluded.
- Shared infrastructure commitments and the indexation applied at each review cycle.
Sources
- CBRE, JLL, Cushman & Wakefield and Avison Young industrial market reports, 2025–2026.
- Published price lists from industrial park developers and brokerage listings.
- Provincial government portals for land leased directly by the state.
Actual pricing for a specific plot can differ by 20–30% from the regional average depending on location, area, infrastructure quality and remaining lease term. Confirm with the developer before budgeting.