In the dynamic environment of Viet Nam’s industrial sector, understanding the factors influencing industrial park occupancy rates is crucial for businesses and investors alike. In this article, we will delve into the key components that shape the occupancy rates within Viet Nam’s industrial parks.
1. Overview Viet Nam’s industrial park occupancy rate
At present, Viet Nam hosts 620 industrial parks, with a noteworthy majority situated in the southern region, where occupancy rates have exceeded 92%. The occupancy rates of industrial parks (IPs) in Viet Nam has exceeded 82.4% in 2023 as reported by CBRE.
Observing the trends across different regions, there has been a modest uptick in the average occupancy rates of IPs, with particularly noticeable growth in the northern and southern economic hubs. The central region of Viet Nam, bolstered by promising investment policies and inherent potential, is also exhibiting signs of growth in its industrial real estate market.
Furthermore, the report positions Viet Nam as the fourth-ranked destination for cross-border expansion in 2023, reflecting the country’s strong position in the industrial land leasing market and its attractiveness to foreign investors.
2. Specific occupancy rate of region in Viet Nam
Below is a summary table of industrial park occupancy rates in the three key economic regions of North, Central, and South Viet Nam:
| Region | Occupancy Rate |
| Northern | 81% |
| Central | 67% |
| Southern | 92% |
| Average | 82.4%
(510/620) |
According to the fourth quarter of 2023 CBRE report, Viet Nam’s industrial parks (IPs) saw a notable increase in occupancy rates, rising from around 92% in the Southern and 81% in the Northern. Bình Dương stands out with 29 active IPs, boasting the highest occupancy rate in the country at 95%.
In the northern market, the area absorbed by businesses hit a five-year high, crossing 800 hectares, an increase of 37% compared to the previous year. Meanwhile, the southern market, constrained by a relatively limited supply of industrial land, saw a 32% decrease in absorption compared to the previous year, totaling about 500 hectares.
Anticipating developments into 2024, the IP real estate market in Viet Nam is on track for significant growth, fueled by both its inherent potential and the strategic rivalry for influence in Asia between the United States and China.
The strategic partnership established between Viet Nam and the United States on September 9, coupled with the efforts to forge a VietNam – China Future Sharing Community, is expected to create new opportunities for economic expansion.
2.1. Northern region
The Northern region of Viet Nam is currently one of the ideal destinations for both domestic and foreign investors. The total industrial land area in the Northern region covers approximately 10,000 hectares, housing 248 IPs. The Northern region comprises 5 key provinces, which are Hanoi, Hai Phong, Bac Ninh, Hung Yen, and Vinh Phuc.
Acccording to CBRE report, the occupancy rate of IPs in the Northern region remains stable at around 81%, mainly driven by investments from high-tech industries. The average industrial land leasing price in this area is $109 USD/m2/lease term. Hanoi, being the city with the highest leasing price, reaches nearly $140 USD/m2/lease term.
The industrial market in the Northern region has attracted numerous foreign enterprises and FDI capital due to its advantageous geographical location, well-developed transportation network, competitive labor costs, stable political environment, and various free trade agreements. Particularly, investments in education and infrastructure have created favorable conditions for the development of the Northern industrial market.
However, the Northern industrial market is currently facing challenges related to diversifying industries. Additionally, due to its focus on attracting investments from large corporations, the region may encounter labor shortages and hinder the attraction of capital from businesses in the same industry.
The government has begun implementing measures such as industrial zone planning and workforce training to address these shortcomings, aiming for the sustainable development of the Northern industrial market in the future.
2.2. Central region
The Central region of Viet Nam currently boasts 170 industrial park projects covering a total area of 7,500 hectares. With an average occupancy rate of 67%, this region lags slightly behind the Northern and Southern counterparts.
However, the Central region also possesses the largest pool of vacant land in the country. In the future, as other regions deplete their land resources, the Central region is poised to become an ideal destination for foreign enterprises and FDI investment due to its vast land reserves and low land leasing costs, averaging at $33.4 USD/m2/lease term.
With its geographical advantages, an extensive coastline, and numerous seaports, the Central region is well-suited for industries such as food processing, heavy industry, oil and gas, as well as traditional light industries like textiles, footwear, wood, furniture, and metal.
Despite its developmental advantages, the Central region also faces some challenges, such as harsh weather conditions and difficulties in building a skilled labor force. Currently, the provinces in the Central region are making efforts to improve the business environment, economic management, and attract domestic and foreign investment capital.
2.3. Southern region
The Southern region of Viet Nam stands out as the most dynamic economic hub in the country, with 202 planned industrial parks. The total industrial land area covers 25,000 hectares, achieving a remarkable occupancy rate of 92%.
The top five provinces and cities with the most developed industrial real estate markets in the South include Ho Chi Minh City, Binh Duong, Dong Nai, Long An, and Ba Ria – Vung Tau. The average industrial land leasing price in the Southern region reaches $135 USD/m2/lease term, with notable exceptions like Ho Chi Minh City, where leasing prices can soar to $198 USD/m2/lease term.
The Southern region focuses on a wide range of industries, including rubber and plastics, food processing, heavy industry, oil and gas, as well as traditional light industries like textiles, footwear, wood, furniture, and metalworking.
The region’s ability to attract FDI investment stems from its well-developed transportation network and infrastructure, which includes seaports, railways, highways, and airports.
However, international investors are currently inclined towards larger lease areas and longer lease terms, making a Southern region market with limited land resources become less attractive.
3. Factors affect occupancy rate in Viet Nam
3.1. Industrial park models
Most industrial parks (IPs) in Viet Nam follow a multi-sector industrial park model to achieve high occupancy rates. However, this trend has led to unsustainable development as integration among businesses within the same industrial park are not fully utilized & synchronized.
The government has initiated new plans to promote specialized and high-tech industrial park models, aiming to increase land utilization value and enhance Viet Nam’s attractiveness to international investors.
3.2. Geographical location
IPs lacking geographical advantages, such as far from key industrial hubs, seaports, and airports, will face challenge in attracting businesses and investments. Shortages of f seaports and airports unable to meet international logistics standards continue to pose challenge to IPs that are far away from key logistics hub.
3.3. Infrastructure development
Incomplete or insufficient quality infrastructure in IPs can raise concerns among companies regarding stability and operational efficiency. Many IPs in Viet Nam still do not meet these comprehensive infrastructure demand, especially in specific industries like textiles, chemicals, and semiconductor components.
3.4. Occupancy rate
The high occupancy rates in the key economic regions of North and South Viet Nam, exceeding 80%92% in the South respectively, have led to a shortage of industrial land. This scarcity in land supply results in competitive land rental prices and is not appealing to new investors, especially in prominent locations like Binh Duong, Ho Chi Minh City, and Dong Nai.
Meanwhile, the Central economic region, with an occupancy rate of approximately 67%, offers considerable development potential. This has caught the attention from many investors.
3.5. Government policies and incentives
The existing policies for the establishment and development of industrial parks (IPs) in Vietnam have certain limitations. Some of these limitations include:
- Lack of systematic approach: The management activities in many localities where IPs are located lack a systematic and coordinated approach. Industrial parks development planning in Central region does not reflect the actual development needs and ability to attract investment. That has led to the quality and efficiency of investment attraction falling short of expectations.
- Inadequate incentives: Some investors may find the incentives provided by IPs in Vietnam to be insufficient or not attractive enough. For example, Viet Nam does not have specific incentives to promote the development of key industries such as textile, electronics, artificial intelligence, robot manufacturing,…
Addressing these limitations may involve revising the policies, improving the management and reviewing incentives offered to investors to make them more appealing. These efforts aim to create a more favorable environment for investment and industrial growth in the country.
3.6. Trends
The transition to ecological IPs and industrial-urban-service complexes aims to maximize land use value. Currently, Viet Nam has seven eco-industrial parks and around 20 industrial-urban-service complexes. These initiatives reflect Vietnam’s commitment to balancing economic growth with environmental sustainability in its industrial development.
4. How to choose an industrial park depends on occupancy rate?
When a business decides to choose an industrial park (IP) for establishing its headquarters or expanding production activities, the IP occupancy rate is one of the critical factors to consider. However, whether a business should opt for an IP with a high or low occupancy rate depends on the various specific characteristics of each enterprise.
What are the advantages of an IP with high occupancy rate?
- Geographical location and connectivity: A high occupancy rate often reflects the advantageous geographical location of the IP, connectivity, and infrastructure. This can help businesses leverage the convenient location to save costs and transportation time.
- Supply chain integration: IPs with high occupancy rates typically concentrate numerous businesses within the same industry or related sectors. This creates favorable conditions for establishing and managing supply chains within the IP, reducing production costs, and enhancing competitiveness.
What are the advantages of an IP with low occupancy rate?
- Flexible space and location choices: IPs with a low occupancy rate allow businesses to flexibly select the appropriate space and location that align with their specific needs. This is suitable for enterprises requiring larger areas or having special location preferences.
- Expansion capability: IPs with a low occupancy rate often have ample vacant land, enabling businesses to expand their production or make scale adjustments easily according to their requirements.
So, which businesses should choose an IP with a high occupancy rate, and which should opt for an IP with a low occupancy rate?
- Businesses that should choose an IP with a high occupancy rate: Businesses in need of stability and with long-term production plans. They can take advantage of the concentration of similar industry businesses to optimize their production processes and supply chains.
- Businesses that should choose an IP with a low occupancy rate: Businesses requiring flexibility and adjustments in production or needing larger spaces. They prefer to have better control over their space and location within the IP.
Here are three potential investment destinations in Viet Nam that investors cannot overlook:
- Hai Phong (Northern region): Hai Phong is a rapidly developing economic hub in Viet Nam, attracting major conglomerates like Vingroup, Sun Group, Him Lam,.. In the first half of 2023, Hai Phong attracted a total FDI of USD 1.98 billion, marking an 80.1% increase compared to the same period in 2022. Notably, the Deep C Industrial Complex covering over 2,000 hectares is a key highlight in Hai Phong.
- Ninh Thuan (Central region): Ninh Thuan is a potential destination for foreign investors due to its strategic location in the central economic region, strong regional and international trade, and potential for green industrial development through renewable energy sources. Affordable land rents and special investment incentives have led Ninh Thuan’s Du Long IP to attract a USD 1 million investment in 2023.
- Dong Nai (Southern region): Dong Nai has been a longstanding and sustainable hub for industrial development. It continues to be an attractive destination for many companies in the industrial manufacturing sector. he province consistently attracts over USD 1 billion in FDI annually, making it one of the top FDI destinations nationwide, with key industrial zones like Amata, Bien Hoa Industrial Zone, and Nhon Trach Industrial Zone, contributes to its ongoing success.
Leveraging its strategic location and responding to evolving government policies, Viet Nam continues to witness a sustainable increase in industrial park occupancy rates year by year. This upward trajectory underscores the nation’s appeal to businesses and investors, positioning it as a robust player in the global industrial environment.
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