Springfield Area Guide

Industrial Property in Springfield, KZN – Area Guide for Business Owners

Springfield, located in the northern precincts of Durban, KwaZulu-Natal, is a key industrial zone with a long-standing history as a strategic trade and warehousing corridor. Historically an extension of Durban’s industrial spread from the city’s port, Springfield has grown into a self-sufficient hub for both light manufacturing and large-scale warehousing.

Its convenient location, just inland from Durban’s CBD, combined with mature infrastructure and excellent road networks, has made Springfield a preferred location for businesses needing proximity to the port, consumer hubs, and national freight routes.

Today, the area blends older industrial premises with modern logistics parks, offering a range of industrial property options for rent, lease, or purchase.

Business Landscape

Springfield is home to a thriving mix of industries, including:

• Wholesale and distribution centres
• Manufacturing (light and heavy)
• Logistics and freight forwarding
• Retail warehousing
• Automotive servicing and spares
• Cold storage and FMCG warehousing

Key players operating here include Builders Warehouse, Makro, Massmart logistics, and multiple national distribution centres. This diverse tenant mix supports collaboration and efficiency, with many businesses clustering to share logistics and service networks.

Location & Accessibility

Springfield is well-connected via key routes:

• N2 Freeway: Linking north-south movement from Richards Bay to Port Shepstone
• N3 Freeway: A key corridor from Durban to Gauteng
• Umgeni Road (M19) and M21: Local arterial routes with heavy commercial traffic

The Durban Port is a mere 10–15 minutes away, making import/export operations seamless. King Shaka International Airport is around a 35–40 minute’ drive via the N2.

Nearby industrial nodes include Riverhorse Valley, New Germany, Pinetown, and **Congella,** making Springfield central for regional business.

Lifestyle and Staff Considerations

Keeping staff happy is easier in Springfield due to a decent offering of nearby lifestyle amenities:

• Springfield Value Centre and Makro for quick retail runs
• Food options include Nando’s, Wimpy, KFC, Debonairs, and local cafés along Umgeni Road
• Collaborative spaces: While limited in Springfield itself, nearby Umhlanga and Morningside offer co-working options and meeting venues

These features make Springfield appealing not just for operational needs, but also for attracting and retaining skilled workers.

Infrastructure & Amenities

Springfield offers:

• Power reliability with medium-voltage industrial supply
• Water and sewerage connections suitable for manufacturing and food-grade operations
• Access to fibre internet, supported by Durban’s growing digital infrastructure
• Security: Many properties are within gated industrial parks with 24/7 monitoring

Parks like Springfield Park, The Brickworks, and Value Logistics Park offer well-managed facilities with roller shutter access, high eaves, and modern logistics infrastructure.

Industrial Property Trends

As of Q2 2024:

• Average rental for warehouses in Springfield: R65/m²
• Available property types:
  • Mini-factories (150–500m²)
  • Distribution warehouses (1,000–10,000m²)
  • Cold storage units
  • Mixed-use showroom-warehouse facilities
• Vacancy rates: Estimated below 5%, showing strong demand

Rental growth has been steady due to proximity to the port and limited new land supply, making Springfield highly competitive compared to other Durban industrial nodes.

Zoning & Development

Springfield is largely zoned Industrial 1 and Industrial 2, accommodating:

• General industrial activity
• Manufacturing
• Logistics and warehousing
• Limited retail/showroom spaces

Recent developments include upgrades to Value Logistics’ facilities and new builds catering to FMCG distributors. There are rumblings of a future interchange upgrade near the N2, which would further ease freight traffic.

Advantages of Operating in Springfield

Top reasons to consider Springfield:

• Strategic location near Durban port and major highways
• Established infrastructure with minimal load shedding downtime
• Strong tenant mix and supporting suppliers/services
• High property demand, ensuring asset value retention
• Diverse property stock for varied operational needs

Challenges or Considerations

• Traffic congestion on Umgeni Road during peak hours
• Limited land for expansion, largely built-up, with few large plots available
• Older buildings may need upgrades for modern compliance or logistics specs

However, many businesses see these as manageable, given the area’s strategic advantages.

Springfield, KwaZulu-Natal, continues to prove its value as a leading industrial hub in Durban. Its unbeatable location, infrastructure, and established business ecosystem make it ideal for companies looking to buy, lease, or invest in industrial property.

To view available properties in Springfield or speak with a local expert, contact us at Anvil Property Smith.

Frequently Asked Questions about Springfield

What types of industrial properties are available in Springfield?

Springfield offers a mix of light industrial units, distribution warehouses, mini-factories, and showroom-warehouse combos. Sizes range from 150m² to over 10,000m².

What are the average rental rates for warehouses in Springfield?

As of Q2 2024, average rental rates for industrial space in Springfield range from approximately R65/m² to R85/m², depending on size, location, and amenities.

Is Springfield close to the Durban port?

Yes, Springfield is about 10–15 minutes from Durban Harbour, making it ideal for import/export and freight logistics.

How far is Springfield from King Shaka International Airport?

Roughly 35–40 minutes by car via the N2 freeway.

What zoning applies in Springfield?

Most of the area is zoned as Industrial 1 and Industrial 2, suitable for logistics, warehousing, manufacturing, and limited retail.

Are there any major developments planned?

Yes, planned upgrades include potential road expansions and industrial park refurbishments, especially near the M19/N2 corridor.

What industries are most active in Springfield?

FMCG distribution, retail warehousing, automotive, light manufacturing, and logistics are the dominant sectors.

Are there lunch or retail options nearby?

Springfield Value Centre and Makro offer retail and fast-food options. Additional services are available along Umgeni Road and in neighbouring suburbs.

What makes Springfield attractive for staff?

Its location near Durban suburbs, reliable transport routes, and access to food and retail options make it convenient for employees.

How can I view available properties?

You can view available listings or speak directly with a broker by contacting Anvil Property Smith.