Springfield Area Guide

Industrial Property in Springfield, KZN: 2025 Area Guide for Business Owners

Expert Insight from ANVIL Property Smith

Springfield, located in Durban’s northern industrial belt, remains one of KwaZulu-Natal’s most established and strategically connected industrial zones. Long recognised as an extension of Durban’s port-driven economy, the area has evolved into a self-sufficient logistics and manufacturing hub supporting hundreds of regional and national operations.

With its close proximity to the Durban Harbour and major transport corridors, Springfield enables fast freight turnaround times, a key advantage for importers, distributors, and FMCG suppliers operating in and around eThekwini.

Business Landscape

Springfield’s industrial ecosystem is diverse, combining heavy manufacturing, bulk warehousing, and retail and distribution operations. Businesses benefit from shared logistics infrastructure and easy access to service providers across the northern industrial precinct.

Dominant sectors include:

• Wholesale and distribution
• Manufacturing (light and heavy)
• Logistics and freight forwarding
• Automotive services and spares
• Cold-chain and FMCG warehousing

Key occupiers, including Builders Warehouse, Makro, Massmart Logistics, and Value Logistics, anchor the area, with multiple regional distribution depots operating within Springfield Park and its surrounding areas. According to ANVIL Property Smith’s industrial leasing specialists, demand remains consistent, with vacancies typically below 5%, a strong indicator of confidence in the node.

“Springfield’s logistics position is unmatched for Durban-based distributors. Many national tenants choose it because it saves both time and transport cost,”

— Grant Motley*, ANVIL Property Smith (KZN Industrial Specialist)

Location & Accessibility

Springfield sits within Durban’s northern corridor, offering excellent connectivity to major routes:

• N2 Freeway: North–south link between Richards Bay and the South Coast
• N3 Freeway: National route connecting Durban to Johannesburg
• Umgeni Road (M19) and M21: Provide direct commercial access to the CBD and Riverhorse Valley

Distances:

• Durban Port – ±10–15 minutes
• Durban CBD – ±10 minutes
• King Shaka International Airport – ±35–40 minutes via N2

Nearby nodes: Riverhorse Valley, New Germany, Pinetown, and Congella. Together, they form a well-connected industrial ecosystem within the greater Durban area.

Lifestyle and Workforce Considerations

Springfield’s location makes staff commuting convenient, while its proximity to retail and dining options enhances day-to-day workplace quality.

Nearby amenities include:

• Springfield Value Centre – retail and convenience shopping
• Quick-service restaurants: Nando’s, Wimpy, KFC, Debonairs, and several local cafés
• Access to co-working and meeting spaces in nearby Umhlanga and Morningside

For employers, these factors support retention and attract skilled logistics and operations staff who value accessible, central locations.

Infrastructure & Amenities

Businesses in Springfield benefit from robust infrastructure and utility capacity:

• Medium-voltage industrial power supply with good reliability
• Municipal water and sewerage systems supporting light manufacturing
• Fibre internet connectivity
• Secure, access-controlled industrial parks with 24/7 monitoring

Notable developments such as The Brickworks, Value Logistics Park, and properties within Springfield Park offer functional layouts, roller shutter access, and generous yard areas.

Industrial Property Market & Trends (2025 Outlook)

• Average rentals: ±R85-R100/m² for standard warehouse space
• Unit sizes available:
  • Mini-factories (150 – 500 m²)
  • Medium distribution warehouses (1 000 – 10 000 m²)
  • Cold storage and hybrid showroom-warehouse options
• Vacancy rate: Under 5%
• Demand drivers: Limited new land, high port proximity, and strong FMCG and logistics demand

With limited expansion opportunities, Springfield’s rental growth is expected to remain steady through 2025, positioning it as one of Durban’s most resilient industrial nodes.

Zoning & Development Environment

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

• General industrial and manufacturing uses
• Logistics, warehousing, and limited showroom activity

Recent upgrades include Value Logistics’ redeveloped facilities and improved access infrastructure. Proposed interchange improvements near the N2 could further reduce congestion and enhance freight efficiency, a move welcomed by tenants and logistics operators.

Advantages of Operating in Springfield

• Prime location near Durban Port and major arterial routes
• Mature industrial infrastructure with reliable utilities
• Central access to suppliers, logistics services, and workforce catchment
• Proven capital stability and high tenant retention
• Range of property types to suit SME and corporate occupiers

Potential Challenges

• Peak-hour congestion along Umgeni Road
• Limited expansion land; brownfield redevelopment is often required
• Some legacy buildings may need modern upgrades

Despite these constraints, Springfield’s accessibility and strong fundamentals continue to outweigh challenges, making it a top-tier logistics location in Durban’s industrial landscape.

Local Insight & Expert Commentary

ANVIL Property Smith’s KZN industrial team continues to broker leases and sales across Springfield’s major parks, providing on-the-ground insight into tenant movement, rental trends, and upcoming redevelopments.

Clients are advised to act early when vacancies arise, as high-spec facilities are typically re-let within weeks.

“Many owner-occupiers have realised that the long-term cost of being outside the Durban-port corridor outweighs the slightly higher rentals here,”

• Ayanda Mkhize*, ANVIL Property Smith (Durban Regional Manager)*

Frequently Asked Questions (Springfield Industrial Node)

What types of industrial properties are available?

A mix of mini-factories, logistics warehouses, cold storage, and showroom-warehouse hybrids from 150 m² – 10 000 m².

What are the current rental rates?

As of late 2025, warehouse rentals average approximately R85-R100/m², depending on factors such as age, access, and amenities.

Is Springfield close to Durban Port?

Yes, it’s just 10–15 minutes from the harbour - ideal for import/export logistics.

How far is it from King Shaka International Airport?

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

What zoning applies?

Predominantly Industrial 1 and 2, allowing manufacturing, logistics, and warehousing.

Are there major developments planned?

Yes - transport interchange upgrades and park refurbishments along the N2/M19 corridor.

Which industries dominate?

FMCG, logistics, automotive, and light manufacturing.

Are there nearby retail or food options?

Yes, Springfield Value Centre and numerous fast-food outlets on Umgeni Road.

Why is Springfield good for staff?

It’s central, accessible by public transport, and close to affordable housing and retail.

How do I view available properties?

Visit ANVIL Property Smith’s Springfield listings or connect directly with a KZN industrial broker.

About ANVIL Property Smith

ANVIL Property Smith is a South African commercial and industrial property brokerage specialising in helping businesses lease, buy, or sell space across major economic nodes. With regional offices in Durban, Johannesburg, Cape Town, and Pretoria, ANVIL combines market data, local expertise, and hands-on broker insight to guide confident real estate decisions.

Article reviewed by the ANVIL Property Smith Research & Marketing Team, 2025.