Over the last three years, Đồng Nai has emerged as the “logistics capital of Southern Vietnam”, driven by rapid industrial park development and its strategic location near major seaports and newly built expressways. This has led to a significant increase in demand for warehouse rental in Đồng Nai, especially from manufacturing, trading, and import–export enterprises.

However, the warehouse market in Đồng Nai is varied — general warehouses, bonded warehouses, cold storage, e-commerce fulfillment centers, and more. This leaves many businesses unsure about which type of warehouse to choose, what price is reasonable, and which area offers the best potential.

This article provides a comprehensive overview: rental prices, common warehouse types, price differences by area, and best practices for choosing the right warehouse — helping businesses optimize costs and improve operations in 2025.

Why Warehouse Rental Demand in Đồng Nai Will Surge in 2025

Between 2023–2025, Đồng Nai has become one of the most attractive industrial investment hubs in Southern Vietnam. This strong growth is the key reason driving demand for warehouse rentals — especially in Long Thành, Nhơn Trạch, and Biên Hòa, where many FDI factories operate.

Here are the four major drivers behind Đồng Nai’s rapid warehouse market growth, outpacing HCMC, Bình Dương, and Bà Rịa–Vũng Tàu.

1. The “Three Logistics Centers” Advantage — Near Seaports, ICDs, and Airports

Few provinces can simultaneously offer three critical logistics advantages like Đồng Nai:

(1) Proximity to Vietnam’s major deep-water ports

Only 45–60 minutes to the Cái Mép – Thị Vải port complex — capable of handling mother vessels bound for the US and EU.

Easy access to Cát Lái Port — Vietnam’s busiest container port.

This makes Đồng Nai the top choice for companies optimizing logistics costs and delivery time.

(2) Multiple ICDs for consolidation

Key ICDs include:

• ICD Long Bình
• ICD Biên Hòa

These enable easy consolidation, customs handling, and transshipment — increasing warehouse demand.

(3) Long Thành International Airport — A major advantage for exporters

From 2025–2026, once phase 1 of Long Thành Airport begins partial operation, Đồng Nai becomes a rare air–sea–land logistics hub.

FDI enterprises increasingly lease:

• General warehouses for raw materials
• Bonded warehouses for exports via sea or air

2. Rapid Expansion and High Occupancy of Industrial Parks

Đồng Nai currently has over 40 industrial parks, with more on the way:

• Long Đức 3 IP
• Nhơn Trạch 6 IP
• Amata Long Thành

Occupancy rates in many parks reach 85–95%, resulting in:

• Increased production
• Higher demand for raw material & finished goods storage
• Logistics providers expanding warehouse capacity

Search interest for “Đồng Nai warehouse for rent”, “Nhơn Trạch warehouse”, and “Long Thành warehouse” has grown sharply in 2024–2025.

3. Strong Growth from FDI Enterprises

FDI investors from:

• Japan
• Korea
• Taiwan
• China

are expanding in furniture, machinery, electronics, textiles, chemicals, etc.
These groups require significant warehouse space:

• Component storage
• Finished goods
• Bonded warehouses for tax optimization
• Warehouses meeting 5S, HACCP, and ISO standards

They typically require:

• 10–12m clear height
• High floor loading
• Automatic fire protection
• Integrated WMS

→ This forces warehouse developers to upgrade infrastructure, accelerating market growth.

4. E-commerce Boom Driving Distribution Warehouse Demand

Between 2023–2025, Southern Vietnam’s e-commerce orders grew 20–25% annually.

Dong Nai is ideal for distribution because:

• 15–25% cheaper than HCMC
• Easy delivery to HCMC – Bình Dương – Bà Rịa
• Multiple container-friendly routes (QL1A, QL51, Long Thành – Dầu Giây Expressway)

Many merchants are shifting inventory to fulfillment warehouses in Đồng Nai for cost efficiency.

5. Impact of New Transport Infrastructure

Large-scale projects make Đồng Nai more attractive:

• Biên Hòa – Vũng Tàu Expressway
• Long Thành – Dầu Giây Expressway
• Ring Road 3
• Ring Road 4
• Long Thành Airport

These reduce:

• Congestion
• Logistics cost
• Container travel time

→ Increasing warehouse demand even more.

Common Warehouse Types Businesses Rent in Đồng Nai

Đồng Nai offers one of the most diverse warehouse ecosystems in Southern Vietnam:

1. General Warehouse: For FMCG, industrial supplies, electronics, garments, etc -> Flexible and affordable.

2. Cold Storage: For food, pharmaceuticals, and agricultural products.

3.  Bonded Warehouse: Ideal for import–export businesses optimizing tax and cargo staging.

4.  Fulfillment / E-commerce Warehouse: Includes storage, pick–pack–ship, and last-mile handling.

5. Factory/Warehouse Combo: Suitable for light manufacturing or assembly.

Factors Affecting Warehouse Rental Costs in Đồng Nai

Rental prices vary widely based on:

1. Location & Connectivity

Higher prices for warehouses near:

• Major IPs (Amata, Giang Điền, Long Đức, An Phước)
• QL1A, Long Thành – Dầu Giây Expressway, Võ Nguyên Giáp Boulevard
• Cát Lái Port, Cái Mép Port, ICD Long Bình

Rule: Better location → Higher price.

2. Construction Standards

Higher prices for modern warehouses with:

• 9–12m clear height
• 2–3 tons/m² floor loading
• Certified fire protection
• Dock levelers & container yards
• CCTV, lighting, ventilation

3. Warehouse Type

Cost differences:

• General warehouse → lowest cost
• Cold storage → 3–6× higher
• Bonded warehouse → higher due to customs control
• Fulfillment centers → service-based pricing

4. Leased Area & Contract Term

• Larger areas get discounts
• Short-term rentals cost more

5. Additional Services

Possible extra fees:

• Security, utilities
• Handling & labor
• Management fees
• Container yard usage

6. Legal Compliance & Fire Safety

Warehouses lacking legal certification may be cheaper but risky.

→ Always choose legally-compliant warehouses.

Which Warehouse Type Fits Your Business?

Manufacturing Companies

Best options:

• General warehouse
• Factory/warehouse combo

Import–Export Companies

Best options:

• Bonded warehouse
• General warehouse near the port/ICD

Distribution & Trading Firms

Best options:

• General warehouse with good connectivity
• Ready-built industrial warehouses

E-commerce Sellers

Best option: Fulfillment warehouse

Food, Pharma, Agriculture

Best option: Cold storage

High-value Goods

Best option:

• Modern ready-built warehouse
• Bonded warehouse

Best Practices for Renting Warehouses in Đồng Nai

1. Define Your Needs Clearly: Avoid overspending or renting the wrong warehouse type.

2. Prioritize Legal Compliance: Always verify fire safety and land documents.

3. Check Road Access: Many areas restrict container trucks.

4. Compare Total Costs, Not Just Price/m²: Beware of hidden fees.

5. Inspect Infrastructure Carefully: Look at lighting, ventilation, floor condition, and PCCC systems.

Bonded Warehouse Model in Đồng Nai — The Optimal Solution for Import–Export Businesses

Vietnam Post Logistics offers a bonded warehouse model that delivers strategic benefits: 

1. Financial & Policy Advantages

• No import tax until goods enter the local market
• Consolidation, break-bulk, and ownership transfer inside the warehouse
• Flexible transshipment & re-export

Ideal for cash-flow optimization.

2. Strategic Location for Export Cargo

Near:

• Biên Hòa – Long Thành – Trảng Bom industrial zones
• ICDs, QL51, Long Thành Expressway
• Cái Mép – Thị Vải seaports

→ Faster consolidation → Lower risk of missing vessel schedules.

3. International-Standard Infrastructure

• High-load flooring
• 12m warehouse height
• Large container yard
• WMS for transparent inventory management
• Fully certified fire protection

4. Fast & Transparent Operations

Vietnam Post Logistics provides:

• Standardized inbound/outbound processes
• Sorting, labeling, and packaging
• Integrated international transportation
• Daily/weekly/monthly reports

5. Suitable Cargo Types

• Machinery & industrial equipment
• Industrial materials
• Garments & footwear
• Electronics & components
• High-value goods
• Goods needing consolidation before export

Why Choose Vietnam Post Logistics?

• Years of bonded warehouse management experience
• Fast & accurate customs procedures
• Competitive pricing
• Free consultation on logistics & documents
• Strong transportation capacity (EXW → DDP)

If your business needs bonded warehouse rental in Đồng Nai or wants expert consultation, Vietnam Post Logistics is ready to support.

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