When evaluating land for large-scale industrial development, national logistics and manufacturing tenants rely on specific location metrics that affect operational efficiency, cost competitiveness, and long-term scalability. These metrics are used by decision-makers in site selection, due diligence, and lease/purchase negotiations.
Below are the key location-based metrics that attract high-value tenants:
1. Proximity to Major Transportation Infrastructure
- Distance to National Highways (NH) or expressways should ideally be within 5–10 km.
- Rail connectivity (especially for container and bulk cargo) within 20 km is highly desirable.
- Port access (for export/import-driven businesses) within 100–150 km is a strong advantage.
- Airport connectivity is important for time-sensitive manufacturing and high-value logistics.
2. Access to Labor and Industrial Ecosystem
- Presence of an existing industrial workforce in the surrounding 15–20 km radius.
- Proximity to ITI colleges, engineering hubs, or training centers.
- Availability of worker housing, transportation access, and low attrition zones supports long-term operations.
- Nearby industrial clusters or anchor industries (auto, pharma, electronics) offer supply chain and vendor synergy.
3. Utility Availability and Load Capacity
- Confirmed access to high-tension power lines and transformer capacity.
- Water availability of 20–100+ kiloliters/day based on industry type.
- Presence or planned provision of sewage and stormwater drainage networks.
- For logistics firms, fiber optic and data connectivity are an increasing requirement.
4. Regulatory and Zoning Readiness
- Land must be within a pre-zoned industrial area or an approved layout by a development authority (e.g., SIPCOT, MIDC, GIDC).
- Absence of environmental or legal encumbrances.
- Fast-track approval zones or single-window clearance availability are highly preferred.
5. Scalability and Expansion The land parcel should be part of a larger industrial belt, with future scope to expand operations.
- Surrounding land should be free from sensitive uses (residential schools, heritage zones).
- Flexibility for built-to-suit options, warehousing design, or multi-phase plant setup.
