In recent years, warehouse leasing services in Northern Vietnam have been expanding significantly, driven by the boom in e-commerce and the expansion of manufacturing industries. Provinces such as Bac Ninh, Hung Yen, Hai Phong, and Hanoi have emerged as attractive destinations for both domestic and international businesses due to their strategic locations and well-developed transportation infrastructure. Let’s explore the current state of warehouse leasing services in Northern Vietnam with KTG Industrial.
Market Trends in Warehouse Leasing in Northern Vietnam
According to the October 2024 report on Vietnam’s and the global logistics and supply chain management market, seven provinces in Northern Vietnam ranked among the top 10 in export-import activities in the first 10 months of 2024. These include Bac Ninh, Hanoi, Hai Phong, Thai Nguyen, Bac Giang, Phu Tho, and Vinh Phuc. These provinces serve as major industrial hubs, leading to a high demand for warehouses and factory spaces [1].
The ongoing shift in global investment trends is accelerating the development of ready-built factories in Vietnam, offering tenants more choices. Modern warehouse and factory projects are being designed to meet environmental standards and align with global supply chain requirements.
Hanoi plays a crucial role in the development of industrial parks and logistics hubs, particularly in high-tech sectors such as information technology, software, automation, and related industries.
Bac Ninh is emerging as a key location for warehouse leasing due to its strategic position, convenient transportation links, and easy connectivity to Hai Phong Port and Noi Bai International Airport. The region’s infrastructure is continuously improving, attracting significant investment from major logistics companies such as DB Schenker, DHL, and Vinafco. This investment, in turn, is further driving demand for warehousing in the area.
Additionally, areas near major seaports (such as Hai Phong) or those with well-developed industrial zones (such as Vinh Phuc) are also drawing attention from investors due to their proximity to key industrial centers.
Market forecasts indicate intense competition in the Northern Vietnam warehouse sector. To succeed, developers must offer high-quality products, adopt flexible leasing strategies, and provide effective support for legal procedures and fire safety compliance.
The warehouse rental service is increasingly developing.
Key Considerations When Leasing Warehouses in Northern Vietnam
Warehouse Location and Transportation Accessibility
When leasing a warehouse, it is essential to ensure convenient transportation access, 24/7 container access, minimal traffic congestion, and clear roadways. Without thorough research, businesses may encounter issues such as fines, delays due to traffic jams, increased costs from detours, or even the necessity to return the warehouse if it proves unsuitable. Therefore, it is crucial to determine whether the warehouse is in a restricted loading area or a frequently congested zone, understand which types of vehicles are permitted (container trucks, regular trucks), their weight limits, and specific time restrictions for each area.
The warehouse should be strategically located to facilitate efficient goods distribution and transit, enabling faster deliveries and a stronger market presence. It must also have an elevated foundation to prevent flooding, especially in areas prone to heavy rainfall or waterlogging, to safeguard stored goods. Additionally, businesses should consider whether to lease a centralized warehouse or an independent facility based on their specific logistics and handling needs.
In Northern Vietnam, optimal warehouse locations include those near highways, seaports such as Hai Phong, border gates like Huu Nghi, or major industrial centers such as Bac Ninh and Hanoi, as these locations help optimize transportation costs and delivery times.
Choosing the Right Type of Warehouse
Depending on the nature of the goods, businesses should select appropriate warehouse types, such as cold storage, standard warehouses, or container freight stations (CFS). The chosen warehouse must meet requirements for temperature control, humidity, and fire safety. Determining the quantity and storage method of goods will help in selecting the right warehouse size. Leasing options vary, including rental by square meter, by weight, shared storage, or self-managed warehouses, depending on specific business needs.
There is a wide range of warehouses available to meet the diverse demands of businesses.
Infrastructure and Support Services
Infrastructure and support services play a crucial role in ensuring smooth storage and logistics operations.
Common support services include security, electricity and water supply (including three-phase electricity for production), loading and unloading, forklifts, labor for handling goods, packaging, counting, and transportation via trucks, motorcycles, or containers. Additionally, warehouse management services covering inbound, outbound, and inventory control help businesses monitor their supply chains more effectively.
Some warehouses for lease in Northern Vietnam are now equipped with smart management systems, surveillance cameras, and cargo insurance.
Tax incentives, service fees, and infrastructure support within industrial zones (IZs) or industrial clusters (ICs) are key factors businesses should consider when leasing warehouses. For warehouses outside IZs, businesses should research tax exemptions, VAT discounts, or support services such as security and wastewater treatment. For warehouses within IZs, reviewing preferential policies such as “2 years tax exemption and 4 years reduction” or other incentives can help optimize costs and benefits.
Warehouse Rental Costs
Warehouse rental prices depend on various factors, including location, warehouse condition, infrastructure, and additional services. Warehouses offering goods management services often have higher rental costs but can reduce personnel expenses and minimize inventory risks.
In Northern Vietnam, rental rates vary significantly between central areas and suburban regions. Businesses should compare pricing alongside available services, flexible contract terms, and penalties for adjustments to make decisions aligned with their inventory scale and financial capacity.
Regulations and Legal Procedures
To ensure a legally compliant warehouse lease, businesses must adhere to regulations, with clearly defined contracts outlining rights, obligations, lease terms, maintenance responsibilities, payment schedules, and termination clauses.
For landlords, it is essential to prepare complete legal documentation, verify lawful ownership, notify the industrial zone management board (if applicable), and establish clear contractual terms for waste treatment, service fee payments, and other responsibilities.
For tenants, ensuring that the business operations align with the warehouse’s zoning and do not negatively impact the surrounding area is crucial. Completing all necessary legal procedures post-lease helps mitigate potential legal risks.
Notable Warehouse Projects in Northern Vietnam
KTG Industrial Yen Phong IIC (Phase 2)
KTG Industrial Yen Phong IIC (Phase 2) enjoys an exceptional geographical location
- Strategic Location: Situated adjacent to National Highway 18 and the Hanoi – Thai Nguyen Expressway, just 22 km from Noi Bai Airport and 40 km from Hanoi. The project provides seamless connectivity to major corporations such as Samsung and Luxshare.
- Project Scale: Offers brand-new ready-built factories and warehouses for lease, ranging from 872 – 46,643 m².
Technical Specifications:
- Unit size: 872 – 46,643 m² (including office space)
- Floor height: 0.3 m
- Factory height: 8.7 m
- Floor loading capacity: 2 tons/m²
Connectivity Distances:
- Noi Bai Airport: 22 km (30 minutes)
- VSIP Bac Ninh: 6 km (10 minutes)
- Hanoi City Center: 40 km (45 minutes)
- Cai Lan Port: 50 km (60 minutes)
- Cat Bi Airport: 144 km (120 minutes)
- Vietnam – China Border Gate: 120 km (170 minutes)
KTG Industrial Yen Phong IIC (Phase 1)
KTG Industrial Yen Phong IIC (Phase 1) offers excellent connectivity to major enterprises
- Strategic Location: Located next to National Highway 18 and the Hanoi – Thai Nguyen Expressway, 20 km from Noi Bai Airport and 34 km from Hanoi. This prime location facilitates easy access to major corporations such as Samsung and Luxshare, along with various domestic and international enterprises.
- Project Scale: Provides brand-new ready-built factories and warehouses for lease, ranging from 816 – 52,539 m².
Technical Specifications:
- Unit size: 816 – 52,539 m² (including office space)
- Floor height: 0.3 m
- Factory height: 8.3 – 10 m
- Floor loading capacity: 2 tons/m²
- Flooring: Hardened surface material
- Fire Safety: Equipped with a full fire protection system, including fire hose reels and provisions for future sprinkler installations.
Connectivity Distances:
- Noi Bai Airport: 22 km (30 minutes)
- VSIP Bac Ninh: 6 km (10 minutes)
- Hanoi City Center: 40 km (45 minutes)
- Cai Lan Port: 50 km (60 minutes)
- Cat Bi Airport: 144 km (120 minutes)
- Vietnam – China Border Gate: 120 km (170 minutes)
KTG Industrial Yen Phong II
KTG Industrial Yen Phong II is one of the most modern industrial zones in Northern Vietnam
The Yen Phong Industrial Park – Bac Ninh spans 658 ha, ranking among the most well-developed and modern industrial zones in Northern Vietnam. It has attracted significant FDI inflows of up to $10 billion. Adjacent to the park is a 51.6 ha urban area, providing accommodation for tens of thousands of workers and professionals.
Technical Specifications:
- Unit size: 2,556 – 36,979 m²
- Floor height: 0.3 – 1.4 m
- Factory height: 7 – 9 m
- Floor loading capacity: 2 tons/m²
- Power supply: 100 W/m²
- Reinforced concrete flooring with hardened surface, dust and crack resistant
- Fire Safety: Automatic sprinkler system
Connectivity Distances:
- Noi Bai Airport: 22 km (30 minutes)
- VSIP Bac Ninh: 10 km (10 minutes)
- Hanoi City Center: 35 km (45 minutes)
- Cai Lan Port: 45 km (60 minutes)
- Hai Phong Port: 110 km (120 minutes)
- Vietnam – China Border Gate: 120 km (170 minutes)
KTG Industrial Yen Phong I
KTG Industrial Yen Phong I has attracted significant FDI inflows
Located within the Yen Phong Industrial Park – Bac Ninh, covering a total area of 658 ha, this industrial park is among the most modern and well-integrated zones in Northern Vietnam. It has attracted $10 billion in FDI and is complemented by a 51.6 ha urban area, offering housing for tens of thousands of workers and professionals, ensuring a well-supported living and working environment.
Technical Specifications:
- Unit size: 2,308 – 21,160 m² (including office space)
- Floor height: 0.3 – 1.4 m
- Factory height: 7 – 9 m
- Floor loading capacity: 2 tons/m²
- Power supply: 100 kVA
- Reinforced concrete flooring with hardened surface, dust and crack resistant
- Fire Safety: Automatic sprinkler system
Connectivity Distances:
- Noi Bai Airport: 22 km (30 minutes)
- VSIP Bac Ninh: 10 km (10 minutes)
- Hanoi City Center: 35 km (45 minutes)
- Cai Lan Port (Quang Ninh): 45 km (60 minutes)
- Hai Phong Port & Cat Bi Airport: 110 km (120 minutes)
- Vietnam – China Border Gate: 120 km (170 minutes)
Warehouse Leasing Solutions in Northern Vietnam by KTG Industrial
KTG Industrial’s Commitment to Developing Modern Warehouse and Factory Solutions
KTG Industrial provides modern warehouse and factory leasing services in strategic locations across Northern Vietnam, particularly in Bac Ninh. With a network of internationally standardized ready-built warehouses, advanced infrastructure, and cost-saving rooftop solar energy systems, KTG Industrial ensures optimal operational efficiency for businesses.
Modern Infrastructure to Meet Diverse Needs
- Floor load capacity: 2-3 tons/m², suitable for large-scale goods storage.
- Warehouse height: 9-10 meters, maximizing space utilization.
- Floor height: 1.2m – 1.3m, facilitating efficient loading and unloading.
- Green technology: Rooftop solar power systems to reduce energy costs and promote environmental sustainability.
- Safety systems: Equipped with international-standard fire protection systems and 24/7 security monitoring.
KTG Industrial’s warehouse system is designed to optimize business operations. With professional management services and comprehensive amenities, it provides a complete solution for all storage and production needs.
Commitment to ESG and Sustainability
Beyond providing high-quality warehousing solutions, KTG Industrial is committed to ESG (Environmental, Social, and Governance) principles. The company actively invests in eco-friendly solutions such as natural convection cooling systems and optimal thermal insulation materials. Additionally, it supports local communities through various charitable programs.
Conclusion
The warehouse leasing market in Northern Vietnam is on a strong growth trajectory, offering numerous investment opportunities. The emergence of modern warehouse projects in prime locations has significantly boosted the region’s logistics sector. As the economy becomes increasingly integrated and e-commerce continues to expand, the Northern Vietnam warehouse market is expected to grow further, catering to the evolving needs of businesses.
Reference
[1] MOIT. Market Trends for Warehousing in Northern Vietnam in 2025. logistics.gov.vn. Published 2025. Accessed February 17, 2025. https://logistics.gov.vn/dich-vu-logistics/kho-bai/xu-huong-thi-truong-kho-xuong-mien-bac-nam-2025
