Guides / Cost

How Much Does It Cost to Rent a Factory in Vietnam?

October 8, 2026

Most ready-built factories inside southern Vietnam’s industrial parks are listed at about US$4 to US$7 per m² per month, before VAT. A 2,000 m² unit therefore costs roughly US$8,000 to US$14,000 a month in rent alone. The real monthly cost is higher once you add the management fee and utilities, and the cash you need in year one is much higher again because of deposits and fit-out.

This guide breaks the cost into the parts landlords quote separately, so you can compare offers on the same basis.

What sets the rent

Four things explain most of the difference between a US$4 unit and a US$7 unit.

Location. Parks closer to Ho Chi Minh City and to the Cat Lai and Cai Mep port routes charge more. Binh Duong parks around Thuan An and the inner part of Tan Uyen sit higher than Bau Bang or the outer parts of Ben Cat. In Dong Nai, Nhon Trach and Long Thanh benefit from the new airport and port roads.

Age and spec. A new unit with 9 to 10 m clear height, a 3 ton per m² floor and a dedicated transformer rents for more than an older unit with 7 m height and shared power. For many tenants the older unit is the better deal, as long as the spec fits the process.

Size and term. Larger units and longer leases get a lower rate per m². A landlord who fills 5,000 m² for five years will move more on price than one who fills 800 m² for three.

Who owns it. Units from large park developers come with standard contracts and less room to negotiate. Units owned by a former tenant or a local owner are more flexible on price and terms, but need more checking.

The costs on top of rent

Cost	How it is charged	What to ask
Management fee	Per m² per month, set by the park	Is it fixed for the lease term or reviewed yearly?
Power	Per kWh at the published tariff for production	Who pays for a transformer upgrade if you need one?
Water	Per m³	Is there a minimum monthly charge?
Wastewater	Per m³, often linked to water use	What discharge limits apply to your process?
Land use fee share	Sometimes passed through by the landlord	Is it included in the rent?
VAT	10% on rent and fees unless stated otherwise	Is the quoted rent before or after VAT?

Ask every landlord for a sample monthly invoice from a current tenant of a similar size. It is the fastest way to see which items appear on top of the headline rent.

The cash you need before production starts

Year-one cash is where many budgets go wrong. For a three-year lease on a ready-built unit, plan for:

• Deposit: commonly 3 to 6 months of rent, returned at the end of the lease if the unit is handed back in good condition.
• Advance rent: one to three months paid on signing.
• Fit-out: offices, partitions, epoxy floors, compressed air, extra lighting, racking and any cleanroom work. This is often the largest single item and depends entirely on your process.
• Power upgrade: if the existing transformer is too small, an upgrade can take months and the cost split must be agreed in the lease.
• Fire safety changes: if your process changes the use of the building, the fire prevention approval may need updating before you can operate.

A simple way to budget: take the monthly rent, multiply by 12 for the first year, then add the deposit, the advance rent and a separate fit-out budget built from quotes, not guesses.

How to compare two offers

Two factories with the same rent per m² can cost very different amounts. To compare them fairly:

1. Price the usable area. Some quotes include canopies, office floors or shared areas. Ask for the production floor area on its own.
2. Add the fixed monthly costs. Rent plus management fee plus any pass-through fees, all before VAT.
3. Estimate utilities for your load. Power is the big one for metal, plastics and electronics. Use your expected kVA and shift pattern.
4. Spread the one-off costs. Divide fit-out, power upgrade and moving costs by the months of the lease. A cheaper unit that needs a transformer upgrade can end up more expensive.
5. Value the rent-free period. One to three months free during fit-out is common and is worth real money.

Where to negotiate

Landlords move most on things that cost them little:

• Rent-free months for fit-out, especially on terms of five years or longer.
• Annual escalation. Many contracts raise rent each year or every few years. A lower or capped escalation is often easier to get than a lower starting rent.
• Who pays for upgrades. Transformer, crane beams and extra docks can be split or built by the landlord and recovered through rent.
• Break options. The right to leave early after a set period, with notice and a fee, protects you if orders change.
• Deposit form. Some landlords accept a bank guarantee instead of cash.

What to do next

Write down the area, clear height, floor load, power and crane you need before you ask for prices. Without them every quote looks cheap and none of them can be compared. If you want a shortlist of factories that already meet your specs, send your requirements and we will reply within 24 business hours. Our site check guide lists what to look at when you visit.

Frequently asked questions

Keep reading

• The 15 Most Common Mistakes When You Search for a Factory in Vietnam
• Is a Factory in Binh Phuoc Worth the Extra Distance From HCMC?