In 2025, industrial land rental costs in Vietnam continue to fluctuate. These prices are influenced not only by location and industrial zone size but also by government policies and actual business demand. KTG Industrial provides an overview of industrial land rental costs, key considerations, and significant changes expected this year.
Who Can Lease Industrial Land?
According to Clause 2, Article 10 of the 2013 Land Law, industrial land falls under the category of non-agricultural land, specifically designated for non-agricultural production and business activities. The use of this land must comply with zoning plans, land-use plans, and detailed construction plans approved by government authorities.
The government leases industrial land to economic organizations, overseas Vietnamese, and foreign-invested enterprises.
Land tenants may sublease their land, depending on whether they pay rent annually or in a one-time lump sum. Land designated for shared infrastructure within industrial zones is exempt from land rental fees.
Land rental prices in industrial parks vary between regions.
Industrial Land Rental Prices Vary by Region
Industrial Land Rental Costs in Vietnam 2025
| Criteria | Northern Region | Central Region | Southern Region |
| Industrial Land Rent | 145 USD/m² (expected increase of 5-10%). Lower cost, ideal for long-term investment. | 50-70 USD/m² (expected increase of 3-5%). Lowest in the country, suitable for small and medium enterprises. | 200 USD/m² (expected increase of 7-12%). Higher cost, adding financial pressure. |
| Occupancy Rate | Average 78%, still offering opportunities for reasonable land costs. | Lower occupancy rate (around 60-70%), providing development potential but lower investment attraction. | 84%, high occupancy rate, creating intense competition among businesses. |
| Transportation Infrastructure | Well-developed expressways, Hai Phong Port, Noi Bai Airport, suitable for logistics and international transportation. | Developing with North-South expressways, Da Nang Airport, and deep-water ports such as Dung Quat and Chu Lai. | Infrastructure concentrated in Ho Chi Minh City, Binh Duong, and Dong Nai, prone to congestion but close to major economic centers. |
| FDI Attraction | Strong in high-tech industries such as electronics, semiconductors, and renewable energy. | Attractive for heavy industries, oil and gas, and logistics, though facing lower competition than other regions. | Strong in traditional manufacturing sectors such as plastics, rubber, and food processing. |
| Key Industries | High-tech manufacturing, hosting major corporations like Samsung and Amkor Technology. | Heavy industries, oil and gas, agricultural processing, and logistics support industries. | Traditional manufacturing and a growing e-commerce sector. |
| Growth Potential | Continued expansion driven by FDI, infrastructure improvements, and investment incentives. | Considered a potential region due to abundant land and competitive costs, but requires infrastructure investment. | Slower growth due to land constraints and high costs but remains a key economic driver. |
| Overall Costs | Lower, suitable for startups or businesses with budget constraints. | Highly competitive, ideal for SMEs or long-term investments at lower costs. | Higher, suited for large enterprises with strong financial capacity. |
Key Takeaways:
- Northern Region: Competitive rental rates, expansion opportunities, and a strong high-tech industry presence make it ideal for large enterprises seeking cost-effective land.
- Central Region: The most affordable area with ample land supply, making it attractive for SMEs, though infrastructure development is needed to enhance competitiveness.
- Southern Region: The traditional economic hub with higher rental costs, appealing to large businesses targeting a strong market presence, but facing cost and land availability pressures.
Conditions for Leasing Industrial Land
Financial Capability
Businesses must demonstrate financial capability to pay rental fees and comply with environmental and labor safety regulations. Required documentation includes financial reports, proof of investment capital, and project feasibility assessments. Enterprises must also adhere to the Land Law and Enterprise Law [3].
Business Operations
Industrial zones are categorized by size: small (under 20ha), medium (20-100ha), and large (over 100ha). Businesses should select locations that align with their operational scale.
The intended land use must align with the industrial zone’s development plans. Companies need a clear land-use strategy for industrial production or related services, ensuring effective land utilization and industrial zone growth [3].
Legal Documentation
The leasing process includes preparing registration documents (application forms, business licenses, and relevant paperwork), submitting applications, signing lease agreements, and completing procedures such as land use registration and construction permits. Accuracy and completeness of documentation are essential for approval.
Local Government Regulations
Enterprises must coordinate with local authorities and industrial zone management bodies to complete administrative procedures. Compliance with local environmental protection, sustainable development, and zoning regulations is crucial for securing industrial land leases and project implementation.
Land rental prices in industrial parks depend on many factors.
Key Influences on Industrial Land Lease Costs
Geographic Location
Location is a crucial factor affecting land lease prices. Reports indicate that during 2024-2025, Vietnam’s industrial land prices continue to rise, especially in strategically located areas near seaports, airports, or major transportation hubs. Northern provinces like Bac Ninh and Hai Phong, which have witnessed significant investment from major corporations such as Apple and Samsung, recorded land lease price increases of up to 40% and 30%, respectively.
Industrial parks in strategic locations not only reduce logistics costs but also attract substantial FDI inflows, driving rental demand beyond supply and consequently increasing lease prices.
Infrastructure Development
Infrastructure encompasses transportation networks, electricity, water supply, IT services, and support facilities such as warehouses and maintenance services. Well-equipped industrial parks with modern infrastructure attract more investors, increasing land lease value.
Additionally, industrial parks with supplementary amenities such as hospitals, schools, and supermarkets tend to have higher lease prices due to the added value they bring to the area.
Provinces with the most advanced infrastructure include Quang Ninh, Ho Chi Minh City, Binh Duong, Hanoi, Dong Nai, Da Nang, and Hai Phong. These locations boast modern transportation systems, well-planned industrial parks, and high-quality public services, making them prime destinations for investment and economic growth. Consequently, land lease costs in these regions tend to be higher than in other areas.
Government Incentives
Government policies directly influence industrial land lease costs. Specifically, when the government introduces incentives such as tax reductions or land lease exemptions, rental prices generally decrease to attract investors. Various tax incentives, such as corporate income tax (CIT) exemptions and import duty reductions, are available for businesses investing in challenging areas or new projects.
Under the 2014 Investment Law, companies can benefit from incentives such as rent reductions of up to 50%, CIT reductions, and VAT exemptions.
Occupancy Rate
Industrial land occupancy rates directly impact rental costs. A high occupancy rate indicates strong demand, leading to increased competition among investors and tenants, which allows landowners to raise rental prices.
In the Northern region, with an occupancy rate of 83%, industrial land lease prices increased to an average of 133 USD/m² in 2024 and are expected to reach 145 USD/m² in 2025. The high occupancy rate ensures limited available space, keeping rental prices on an upward trend. Meanwhile, the Southern region exhibits an even higher occupancy rate of 92%, with rental costs rising from 189 USD/m² in 2024 to 200 USD/m² in 2025, reflecting the intense competition for land in this area.
Industry Type
Industrial parks are categorized into different types, such as supporting industry zones, specialized industry zones, and high-tech parks. Each type carries varying rental rates based on the industry’s level of development and specific operational requirements.
For instance, supporting industry parks cater to auxiliary manufacturing industries that typically require large land areas and receive government incentives, such as tax breaks and financial support. On the other hand, specialized and high-tech industrial parks necessitate advanced infrastructure and technical services, leading to higher lease prices.
Industry type influences land use requirements, facility demands, and support services, all of which directly impact industrial land rental prices.
Economic and Social Conditions
With Vietnam’s stable economic and political environment, industrial land lease costs remain steady, showing a gradual upward trend compared to other ASEAN nations.
Socio-economic stability is helping to push up industrial land rental prices.
How Long Can Industrial Land Be Leased?
According to the 2013 Land Law, industrial land falls under the non-agricultural land category, specifically land used for non-agricultural production and business activities.
Enterprises can lease industrial land for a maximum of 50 years, which may be extended to 70 years if the project involves significant investment or is located in economically disadvantaged areas [9].
When leasing industrial land, the land use rights certificate will specify the lessee’s information, land area, plot number, and registration document code. This information may be adjusted if there are any changes in the land lease terms.
Industrial Land Lease Process
Signing a Deposit Agreement
After selecting a suitable location, investors are required to pay a deposit of 10%-15% of the contract value to secure preferential leasing rights. During this stage, the parties will clarify the rental price, the rights and obligations of each party. This deposit agreement will contain similar terms to an official land lease agreement and will be converted into the official lease contract once the conditions are met.
Applying for an Investment License
Investors need to obtain an investment license to ensure the project meets the requirements of the industrial zone and the local government. This step is crucial, as if the project is not approved, the land lease agreement cannot be executed, and the investor will not be able to proceed with activities like construction or land transfer.
Signing the Official Lease Agreement
Once the investment license is granted, the investor establishes a legal entity in Vietnam and signs the official land lease agreement with the industrial park developer. After the agreement is signed, the investor will pay the land lease fees according to the agreed schedule and take possession of the land. This serves as the foundation for the investor to apply for construction permits, conduct environmental impact assessments, and complete other procedures for project implementation.
Issuance of the Land Use Rights Certificate
After the lease agreement is signed, the infrastructure developer will register the land change to issue the land use rights certificate to the investor, allowing transactions related to the land. Depending on the industrial zone’s policies, the investor may be required to pay a portion or the full remaining lease amount when receiving the land use rights certificate.
How is the Industrial Land Lease Payment Made?
Annual Payment
In this payment model, enterprises or investors pay the land lease fee annually. Each year, the enterprise will pay according to the agreement with the government agency, which helps reduce financial pressure during the early stages of the project.
Advantages:
- Flexible payment schedule
- Reduces financial pressure
- Allows for subleasing or selling leasing rights
Disadvantages:
- Must ensure timely payments
- Challenges in securing bank loans
One-Time Payment
In this payment model, the entire land lease fee is paid upfront when the contract is signed, as stipulated by the 2013 Land Law and amended by the 2023 Land Law. This model is applied to production projects, agriculture/forestry, aquaculture, social housing, and other business activities in industrial zones.
Advantages:
- Potential cost savings if land prices increase
- Attracts investment and enhances the company’s credibility
- Easier to transfer or mortgage assets
Disadvantages:
- High initial cost, which may impact the company’s finances
- Risk if land prices decrease in the future
The payment method also affects the land rental prices in industrial parks in Vietnam in 2025.
Payment Regulations
Payment Methods
| Payment Method | Description |
| Annual Land Lease Payment | Enterprises pay the land lease fee annually. The lease price is calculated by the formula: Land lease fee = Land area × Lease price. The types of land leases and price calculations vary depending on the region. |
| One-Time Land Lease Payment | Enterprises pay the entire lease amount for the entire lease period upfront. This model is similar to the annual payment form but includes additional benefits such as the right to transfer, mortgage, or gift the lease to a third party. |
Types of Land Leases and Pricing Methods
| Lease Type | Lease Price | Notes |
| Non-Auction Land Lease | Lease price = Percentage rate × Land price used for lease calculation | Percentage rate varies from 0.5% to 3% depending on the area. |
| Auctioned Land Lease | Auctioned price (for one year) | The price remains stable for 10 years, after which it is adjusted by no more than 30%. |
| Underground Construction Land Lease | Lease price cannot exceed 30% of the surface land price | The price remains stable for 5 years. |
| Waterfront Land Lease | Lease price for land without water = Percentage rate × Land price; for land with water = no less than 50% of the surface land price | Percentage rate varies from 0.5% to 3% depending on the area. |
The different payment methods do not affect the total amount to be paid, but the one-time payment method offers more benefits regarding land usage rights.
Late Payment Handling for Industrial Land Lease Fees
The handling of late payments for industrial land lease fees depends on the contract terms. Enterprises will be penalized according to the agreed-upon rate, usually either interest or a fixed fine.
If difficulties arise, enterprises may request an extension for payment, but clear agreement is required. If payment is not made on time, the lessor has the right to demand payment or take legal actions such as suspending the contract and reclaiming the land.
Related Questions
Are the industrial land lease fee and infrastructure lease fee the same?
The land lease fee is paid to the government for leasing the land, while the infrastructure lease fee includes costs related to the transportation system, electricity, water, and is paid to the industrial park. Infrastructure lease fees are usually paid annually, though they may vary depending on the industrial park.
If an enterprise wants to terminate the industrial land lease contract early, will the lease fee be refunded?
The refund of the land lease fee depends on the agreement in the contract between the lessee and lessor.
Conclusion
With the robust development of the economy and increasing demand from investors, industrial land lease costs in Vietnam in 2025 may continue to adjust. Enterprises should closely monitor these changes to make informed investment decisions. It is essential to thoroughly understand the related factors, from pricing to legal policies, to optimize costs and drive business operations.
