The China+1 strategy is driving a growing number of Chinese manufacturers to seek a second operating base in Southeast Asia. Vietnam, particularly northern provinces such as Bac Ninh, Hai Phong, and Hung Yen, is emerging as a preferred destination.
China+1 strategy and the wave of relocation to Vietnam
Today, to strengthen resilience, mitigate risks, and optimize production networks [1], many global corporations are implementing the China+1 strategy. This means diversifying supply chains by establishing additional production facilities in at least one country outside China, rather than relying entirely on a single market.
Vietnam is emerging as a preferred destination under this strategy, with northern provinces benefiting most clearly.
Bac Ninh is entering a phase of becoming an industrial hub for electronics, semiconductors, and AI [2]. Hai Phong, with its deep-water port advantage [3], attracts export-oriented businesses that require direct logistics connections to international markets.
The Vietnam-China border gate system in Lang Son helps ensure a smooth flow of raw materials from China into northern Vietnam, an advantage that no industrial region in Central or Southern Vietnam can replace.
Overview of the Northern warehouse and factory market
The global supply chain relocation wave is having a strong impact on the Northern warehouse and factory market, driving increasingly high demand for leased facilities.
Development of the logistics and warehousing sector
The increasingly limited industrial land supply in Hanoi is making the shift toward leasing ready-built factories and warehouses in satellite provinces more pronounced.
According to the Q1/2026 market report, total supply reached more than 3.6 million m² across 91 operating projects, with an occupancy rate of 87%. Leasing demand was concentrated in Bac Ninh and Hai Phong, while rental rates ranged from USD 4.0–7.1/m²/month [4].
Alongside the expansion of supply, transport infrastructure such as the Hanoi – Hai Phong Expressway, ring roads, and the seaport network continues to receive investment, strengthening connectivity between industrial parks and regional logistics hubs.
Provinces and cities showing strong demand for warehouses and factories near Hanoi
The following provinces and cities stand out for their warehouse supply and industrial infrastructure and are being considered by many businesses seeking premises near Hanoi.
| No. | Province/City | Drivers of warehouse and factory leasing demand | Key characteristics |
| 1 | Bac Ninh | Strongly developed electronics ecosystem; high demand from supporting businesses in the electronics and semiconductor industries. | High occupancy rates across many industrial parks, making it a consistently active market. |
| 2 | Hai Phong | Deep-water port advantages and logistics infrastructure; attracts export manufacturers, logistics businesses, and e-commerce companies. | Home to a modern supply of logistics warehouses in Northern Vietnam. |
| 3 | Bac Giang | Emerging destination for electronics and supporting industries. | More competitive rental rates than Bac Ninh and Hai Phong, attracting many new investors. |
| 4 | Hung Yen | Benefits from its position as the eastern gateway to Hanoi; strong growth in demand from logistics and distribution businesses. | A major goods transshipment hub serving Hanoi and the northern market. |
| 5 | Vinh Phuc, Phu Tho, Hai Duong & Ha Nam | Attracts businesses in mechanical engineering, automotive manufacturing, and supporting industries. | Emerging as satellite markets with expanding industrial land and warehouse and factory supply. |
Top quality warehouses and factories for lease near Hanoi
To help businesses shorten their search process, below are 6 prominent ready-built warehouse and factory projects in Northern Vietnam, selected based on location, infrastructure, scale, and logistics connectivity.
KTG Industrial VSIP Bac Ninh II Phase 1 Project – LEED Gold certified ready-built warehouses and factories
Inside the KTG Industrial VSIP Bac Ninh Phase 1 factory
KTG Industrial VSIP Bac Ninh Phase 1 is a ready-built warehouse and factory project for lease located in VSIP Bac Ninh 2 Industrial Park. The project stands out with its LEED Gold green building certification, flexible leasable areas from 1,360 – 43,892 m², and convenient connectivity to Hanoi, Noi Bai International Airport, and major seaports in Northern Vietnam.
Project information
- Address: Road 8, VSIP Bac Ninh 2 Industrial, Commercial and Service Park, Tam Giang, Bac Ninh.
- Leasable area: 1,360 – 43,892 m² (including office space).
- Building standard: LEED Gold.
- Technical specifications: Factory height of 8.7 m; floor load capacity of 2 tons/m²; power supply of 100 W/m².
- Fire protection system: Fully equipped with fire hoses, sprinklers, fire alarm systems, and smoke extraction systems.
Location and connectivity
- Hanoi city center: Approximately 33 km (45 minutes).
- Noi Bai International Airport: Approximately 21 km (26 minutes).
- Hai Phong Port: Approximately 143 km (111 minutes).
- Cai Lan Port: Approximately 179 km (141 minutes).
- Vietnam-China border gate: Approximately 153 km (153 minutes).
KTG Industrial Yen Phong IIC Project (Phase 2)
KTG Industrial Yen Phong IIC Project (Phase 2)
KTG Industrial Yen Phong IIC Phase 2 is a ready-built warehouse and factory project for lease located in Yen Phong IIC Industrial Park, Bac Ninh. The project offers flexible spaces from 1,216 – 10,507 m² (including office space), newly built facilities ready for operation, and convenient connectivity to National Highway 18, the Hanoi – Thai Nguyen Expressway, and key industrial parks in Bac Ninh.
Project information
- Address: Lot CN4-1, Yen Phong II-C Industrial Park, Tam Giang, Bac Ninh.
- Leasable area: 1,216 – 10,507 m² (including office space); total project area of up to 46,643 m².
- Technical specifications: Factory height of 8.7 m; floor load capacity of 2 tons/m²; power supply of 100 W/m².
- Fire protection system: Fully equipped with fire hoses, sprinklers, fire alarm systems, and smoke extraction systems.
Location and connectivity
- VSIP Bac Ninh Industrial Park: Approximately 6 km (10 minutes).
- Noi Bai International Airport: Approximately 22 km (30 minutes).
- Hanoi city center: Approximately 40 km (45 minutes).
- Convenient access to National Highway 18 and the Hanoi – Thai Nguyen Expressway.
DEEP C Industrial Park Project (Hai Phong) – Mixed-use warehouses and factories in Hai Phong
The biggest advantage of the DEEP C Industrial Park project in Hai Phong is its direct connectivity to Lach Huyen deep-water port. With more than 80,000 m² of warehouses and mixed-use warehouse and factory space, together with LEED Gold certification, the project offers a flexible solution for businesses looking to combine storage and manufacturing on the same premises.
Project information
- Address: DEEP C Industrial Park Complex, Hai Phong.
- Total warehouse and factory area: More than 80,000 m².
- Building standard: LEED Gold.
- Ceiling height: 10.5 m.
Location and connectivity
- Direct connectivity to Lach Huyen deep-water port.
- Located within the DEEP C Industrial Park complex, providing convenient access to industrial park infrastructure and supporting services.
GNP Nam Dinh Vu – Warehouses and factories in Hai Phong with seaport and expressway connectivity
Located within the Dinh Vu – Cat Hai Economic Zone, GNP Nam Dinh Vu benefits from direct connectivity to the seaport system and major expressways in Northern Vietnam. The project provides ready-built factories and warehouses with flexible areas to accommodate various leasing requirements.
Project information
- Address: Nam Dinh Vu Industrial Park, Hai Phong.
- Leasable area: Factories from 2,500 m²; warehouses from 4,800 m².
- Infrastructure: Automatic fire protection system, high-capacity power substation, wastewater treatment, and 24/7 security.
Location and connectivity
- Located near Hai Phong Port and Lach Huyen deep-water port.
- Convenient access to Cat Bi International Airport.
- Quick connections to the Hanoi – Hai Phong and Hai Phong – Quang Ninh expressways.
Core5 Hung Yen Project – Ready-built factories for lease in Hung Yen
Developed by Indochina Kajima, Core5 Hung Yen provides ready-built factories and warehouses meeting international standards at Minh Duc Industrial Park. The project offers flexible leasable areas and is located along National Highway 5, providing convenient connectivity to Hanoi, Hai Phong, and major industrial centers in Northern Vietnam.
Project information
- Address: Lot CN5, Minh Duc Industrial Park, My Hao Town, Hung Yen.
- Total area: Approximately 72,000 m².
- Leasable area: From approximately 2,200 m², with expansion available according to requirements.
- Amenities: Integrated fire protection system, dock levelers, technical infrastructure, and security services.
Location and connectivity
- Located along National Highway 5.
- Convenient connectivity to Hanoi, Hai Phong, and major seaports in Northern Vietnam.
GNP Dong Van III – Warehouses and factories for lease in Ha Nam
GNP Dong Van III is a ready-built factory and warehouse project located in Dong Van III Industrial Park, Ha Nam, with a total leasable area of approximately 100,000 m². The project is located near major transport routes, facilitating connectivity to Hanoi and major seaports in Northern Vietnam.
Project information
- Address: Dong Van III Industrial Park, Duy Tien Town, Ha Nam.
- Scale: 16 ha.
- Leasable area: Approximately 100,000 m²; factories from approximately 2,446 m².
- Detailed technical specifications: Contact the developer.
Location and connectivity
- Hanoi: Approximately 40 km.
- Noi Bai International Airport: Approximately 70 km.
- Convenient connectivity to National Highway 1A and the North – South railway.
- Connectivity to Hai Phong Port and Lach Huyen deep-water port.
Conclusion
Each project on the list offers distinct advantages in terms of location, scale, and infrastructure. Businesses should consider their space requirements, expansion plans, and logistics connectivity before making a selection.
As the China+1 strategy increasingly reshapes the global investment landscape, industrial parks in Northern Vietnam, with integrated infrastructure and seaport connectivity, are becoming a strategic choice not only for domestic businesses but also for FDI investors seeking a second production base outside China.
References
[1] Chuyen trang Nghien cuu Kinh te-Tai chinh. (2025). Tai cau truc chuoi cung ung toan cau va chien luoc “China Plus One”: Ham y chinh sach cho Viet Nam. Chuyen Trang Nghien Cuu Kinh Te-Tai Chinh; Nghien cuu Kinh te-Tai chinh. https://nghiencuu.tapchikinhtetaichinh.vn/tai-cau-truc-chuoi-cung-ung-toan-cau-va-chien-luoc-china-plus-one-ham-y-chinh-sach-cho-viet-nam-102534.html
[2] Bac Ninh: Trung tam cong nghiep dien tu, ban dan va AI hang dau phia Bac. (2026). Bao Bac Ninh. https://baobacninhtv.vn/bg2/baobacgiang.vn/bac-ninh-trung-tam-cong-nghiep-dien-tu-ban-dan-va-ai-hang-dau-phia-bac-postid450600.bbg
[3] Bui, M. H. H. (2026). Hai Phong thuc day lien ket vung, kinh te so qua chuoi su kien nganh Cong Thuong 2026. Diendandoanhnghiep.Vn. https://diendandoanhnghiep.vn/hai-phong-thuc-day-lien-ket-vung-kinh-te-so-qua-chuoi-su-kien-nganh-cong-thuong-2026-10183132.html
[4] Man Nhi. (2026). Thi truong bat dong san xay san mien Bac duy tri da tang truong. Diendandoanhnghiep.Vn. https://diendandoanhnghiep.vn/thi-truong-bat-dong-san-xay-san-mien-bac-duy-tri-da-tang-truong-10176980.html
