Three growth drivers for industrial real estate in 2026

Data in recent reports point to a new stage of development. Demand for industrial property is now more closely tied to the operational requirements of individual industries, rather than simple expansion in scale as in the past.

E-commerce drives demand for modern logistics facilities

The rapid growth of e-commerce is directly influencing demand for industrial real estate, particularly in the warehousing and logistics segment. According to Savills, Vietnam’s e-commerce market is expected to reach USD 26–28 billion in 2025. In the first nine months of the year alone, four major platforms—Shopee, TikTok Shop, Lazada and Tiki—recorded total gross merchandise value (GMV) of USD 11.62 billion, up 34.4% year on year.

The report also notes that more than 7,000 new sellers entered the market in just the first half of 2025, underscoring intensifying competition. In this context, platforms are shifting their focus from market share expansion to operational efficiency, with logistics and order-fulfilment systems becoming critical.

This trend is driving demand for modern logistics models such as fulfilment centres, technology-integrated warehouses and rapid delivery systems. Industrial parks located near Ho Chi Minh City, Hanoi and key industrial corridors are seeing clear benefits as companies prioritise shorter delivery times and last-mile cost optimisation.

The semiconductor industry moves up the value chain

The semiconductor sector is entering a phase of expansion in both scale and depth along the value chain. Vietnam’s National Semiconductor Strategy, approved in late 2024, aims to position the country as a more significant link in the global supply chain—moving beyond assembly and testing toward advanced packaging, chip design and selective manufacturing segments.

Vietnam’s industrial real estate market is entering a new development phase. Between 2023 and 2025, the country recorded USD 11.6 billion in new investment in semiconductors and high-value electronics. Semiconductor assembly and testing alone accounted for around USD 3 billion in registered capital, with participation from several major investors.

In parallel, the government has allocated USD 1.05 billion for semiconductor development in the 2024–2030 period and USD 670 million for workforce training. A key milestone is expected in 2026, when Vietnam’s first chip fabrication plant is scheduled to begin operations.

This expansion is generating new demand for industrial real estate—not only standard factory space, but also large land plots, stable technical infrastructure, reliable power supply and space for research and development. This is encouraging the formation of specialised industrial clusters in place of the traditional industrial park model.

Electric vehicles and supply chains create new demand

Alongside semiconductors, the electric vehicle (EV) industry is emerging as a major driver of industrial real estate demand. The report estimates Vietnam’s EV market at approximately USD 3.2 billion in 2025, supported by policy incentives, domestic market growth and shifts in consumer behaviour.

Notably, in the first half of 2025, battery electric vehicles accounted for 42% of total new vehicle sales—among the highest shares globally. This trend is creating strong pull effects across domestic manufacturing supply chains, particularly in components, batteries and electronics.

The growth of the EV industry is driving demand not only for assembly plants, but also for industrial parks capable of integrating entire supply chains—from component manufacturing to logistics and technical services. Industrial parks located near production hubs, seaports and major industrial corridors are benefiting most clearly.

Data centres link industrial real estate with digital infrastructure

Savills’ Industrial Real Estate Spotlight 2025 report highlights Vietnam’s accelerated development of digital infrastructure to meet demand from artificial intelligence, cloud computing and data services. This is creating a new layer of demand for industrial real estate, especially in locations with strong technical infrastructure and connectivity.

As of 2025, Vietnam has 41 operational data centres with a total capacity of approximately 524.7 MW, a sharp increase from the previous year. Capacity is forecast to approach 950 MW by 2030. The Asia Direct Cable (ADC) submarine fibre-optic cable, which became operational in 2025, has also significantly enhanced international connectivity.

Data centres impose fundamentally different requirements from traditional factories, including highly reliable power supply, specialised technical infrastructure and long-term scalability. As a result, this segment is concentrated in a limited number of industrial parks capable of meeting these standards, further increasing market segmentation.

Based on the analyses in the Industrial Real Estate Spotlight 2025 report, the market is expected to continue differentiating by industry and by the capabilities of industrial parks. Projects that can meet the specific needs of e-commerce, data centres and high-tech manufacturing will hold a clear advantage in attracting tenants.

Vietnam’s industrial real estate sector is entering a new phase, where competitive advantage is no longer defined by land bank size alone, but by infrastructure readiness, operational capacity and the ability to serve high-value economic sectors.

As major infrastructure projects are set for completion from 2026 onward, alongside the expansion of semiconductors, data centres, electric vehicles and rising sustainability requirements, Vietnam is entering a new growth cycle—one in which scale goes hand in hand with quality.