SEE THE SPACE is Vietnam's industrial real estate advisory and brokerage platform, specializing in helping businesses find and lease land and factory space in key industrial zones.
Ba Ria – Vung Tau is one of the most strategically important industrial-port hubs in the Southeast region, benefiting from deep-water port infrastructure at Cai Mep – Thi Vai and a rapidly improving transport network. On July 1, 2025, Ba Ria – Vung Tau officially merged into the expanded Ho Chi Minh City alongside Binh Duong, becoming the "maritime gateway" of a mega-city accounting for approximately 26% of the country's industrial output.
As of end-2025, the province has 17 industrial parks (IPs) in various stages of development, with total approved area exceeding 9,000 ha, an average occupancy rate of approximately 70%, and 4 IPs fully occupied. Cumulatively, the area has attracted over 606 active investment projects, including 315 FDI and 291 domestic projects.
Overview of IP Distribution by Area
| Area | Number of IPs |
|---|---|
| Phu My City | 12 |
| Vung Tau City | 2 |
| Chau Duc District | 2 |
| Dat Do District | 1 |
1. Phu My City – Industrial and Port Hub
Phu My City is the industrial core of the province, concentrating 12 IPs across a diverse range of sectors from metallurgy and petrochemicals to electronics and consumer goods.
| IP Name | Location | Area | Occupancy (2025) | Key Industries |
|---|---|---|---|---|
| Phu My 1 | Phu My City | 954.4 ha | ~91% | Power, metallurgy, fertilizer, construction materials |
| Phu My 2 | Phu My City | 620.6 ha | ~80% | Construction materials, steel, mechanical engineering |
| Phu My 2 Extension | Phu My City | 400 ha | ~62% | Petrochemicals, electronics, consumer goods |
| Phu My 3 | Phu My City | 1,050.8 ha | ~53% | Energy, metallurgy, mechanics, garments |
| My Xuan A | Phu My City | 302.4 ha | 100% | Construction materials, mechanics, food processing |
| My Xuan A2 | Phu My City | 422.2 ha | 96% | Garments, textiles, mechanics, medical equipment |
| My Xuan B1 – Conac | Phu My City | 227.1 ha | 97.6% | Construction materials, electronics, light industry |
| My Xuan B1 – Tien Hung | Phu My City | 200 ha | ~72% | Mechanics, agro-forestry processing, electronics |
| My Xuan B1 – Dai Duong | Phu My City | 145.7 ha | ~46% | Mechanics, food processing, electronics assembly |
| Cai Mep | Phu My City | 670 ha | ~56% | Chemicals, metallurgy, mechanics, maritime |
| Van Thuong | Phu My City | 387.1 ha | Investment approved | Multi-sector |
| HD Urban – Service | Phu My City | 450 ha | Investment approved | Multi-sector |
| Dong Xuyen | Vung Tau City | 160.8 ha | ~99% | Oil & gas, maritime, clean industry |
| Long Son Petroleum | Vung Tau City | 850 ha | Under construction | Hi-tech, heavy industry, petrochemicals |
| Da Bac | Chau Duc District | 295 ha | 94.8% | Assembly, electronics, construction materials, logistics |
| Chau Duc | Chau Duc District | 1,556.1 ha | ~40% | Electronic components, pharmaceuticals, precision engineering |
| Dat Do 1 | Dat Do District | 496.2 ha | ~63% | Hi-tech, IT, supporting industries |
2025 Highlights: My Xuan A IP maintains 100% occupancy and is regarded as a benchmark for IP infrastructure management. Phu My 3 IP is advancing its green industry vision with Marubeni Corporation's (Japan) $115M instant coffee processing plant, with a capacity of 16,000 tonnes/year, now in production. At Phu My 1, Hoa Sen Group completed a nearly VND 2,000 billion expansion of its coated steel sheet and steel pipe factory. My Xuan B1 – Conac has received approval for expansion to meet demand that has outpaced available land supply.
2. Vung Tau City – Oil & Gas and Marine Engineering
| IP Name | Area | Occupancy (2025) | Key Industries |
|---|---|---|---|
| Dong Xuyen | 160.8 ha | ~99% | Oil & gas, maritime, clean industry |
| Long Son Petroleum | 850 ha | Expected operations 2026 | Hi-tech, heavy industry, petrochemicals |
Dong Xuyen IP remains the anchor of the region's mechanical-shipbuilding production chain, nearly fully occupied. Dai Dung Hi-Tech Mechanical Factory, with total investment of VND 939 billion, is operating steadily. Long Son Petroleum IP (850 ha) is completing its final construction phases and is expected to commence commercial operations in 2026 — upon completion, it will be one of the largest petrochemical hubs in southern Vietnam.
3. Chau Duc District – 2025 FDI Hotspot
| IP Name | Area | Occupancy (2025) | Key Industries |
|---|---|---|---|
| Da Bac | 295 ha | 94.8% | Assembly, electronics, construction materials, logistics |
| Chau Duc (SZC) | 1,556.1 ha | ~40% | Electronic components, pharmaceuticals, precision engineering |
Chau Duc District has emerged as a major FDI hotspot in 2025. Sonadezi Chau Duc IP recorded revenue and profit growth of 32% in H1/2025 year-on-year, with land rental prices rising nearly 10%. Tripod Technology Corporation (Taiwan) — one of the world's largest PCB manufacturers — leased 18 ha with registered capital of $250M to build a printed circuit board factory. WHA Industrial Development (Thailand), which has committed to investing at least $1B in Vietnam over five years, also conducted site surveys at Chau Duc IP, as did Amata, another major Thai IP developer. The Vina One Steel Sheet Factory, with investment of VND 2,500 billion and capacity of 800,000 tonnes/year, has commenced initial production. Despite still-low occupancy, Chau Duc IP is accelerating rapidly thanks to its proximity to the Cai Mep – Thi Vai port cluster and the soon-to-be-completed Bien Hoa – Vung Tau Expressway.
4. Dat Do District – Clean Technology and Supporting Industries
| IP Name | Area | Occupancy (2025) | Key Industries |
|---|---|---|---|
| Dat Do 1 | 496.2 ha | ~63% | Hi-tech, IT, supporting industries |
Dat Do 1 IP has continued to improve its occupancy rate from 60% at end-2024. Extreme Max International Co., Ltd. raised its total investment to $27M and expanded its production of industrial equipment for export — a positive signal of long-term foreign investor commitment. With abundant land and infrastructure being upgraded in tandem, the IP is expected to attract additional clean industry and high-tech projects in the 2026–2030 period.
5. Market Outlook from International Advisors
The southern Vietnam IP market continued its strong growth trajectory in 2025, despite headwinds from US tariff policy in the first half of the year.
Southern Vietnam Industrial Market – Key Highlights (H2 2025) - Supply & Occupancy
Industrial land occupancy in southern Vietnam reached 90% in H2/2025 (↑1pp vs. 2024), the highest on record, reflecting land scarcity in core markets like Binh Duong, Long An, and Ho Chi Minh City.
Ba Ria – Vung Tau (~70% occupancy) is emerging as a priority secondary market.
The ready-built factory/warehouse (RBF/RBW) segment saw strong growth:
- Vietnam: 88% occupancy
- Southern region: 92% occupancy
Demand in Ba Ria – Vung Tau is rising, driven by Cai Mep – Thi Vai port activity.
Rental Prices & Outlook
- Industrial land: $191/m²/lease cycle (↑8.5% YoY – fastest in 5 years)
- Forecast 2026: +5–8% growth, especially near ports & expressways
- Chau Duc IP: rents ↑ ~10% in 2025 (FDI in electronics & semiconductors)
RBF rents reached $5.7/m²/month (↑14% vs. 2023), driven by SMEs & supply chain suppliers.
Market Cycle (2025)
- H1/2025: absorption ↓ 42% YoY (tariff uncertainty)
- From Aug 2025: strong recovery
- Full-year absorption returned to 2024 levels
FDI & Tenant Trends
- China: ~25% (electronics, batteries, renewables)
- Taiwan & South Korea: semiconductors, components
- Thailand: emerging (WHA, Amata exploring BR-VT)
FDI disbursement exceeded $23B in 2025 (↑8.8% YoY – record high)
Strategic Role of Ba Ria – Vung Tau
Post-2025 restructuring, the region plays a clear role in the southern ecosystem:
- HCMC: R&D & finance
- Binh Duong / Dong Nai: manufacturing
- Ba Ria – Vung Tau: logistics & export gateway
Target: $21B industrial investment (2025–2030)
Infrastructure Catalysts
- Bien Hoa – Vung Tau Expressway (opening before Tet 2026)
- Long Thanh Airport (near completion)
- Ring Road 3 (final phase)
→ Major boost to connectivity, logistics efficiency, and IP values
Development Pipeline (to 2030)
- +24 new IPs → total ~16,000 ha
- Long Son Petrochemical IP (850 ha) launching 2026
- Strong push toward eco-smart industrial parks (ESG-aligned)
6. Development Roadmap to 2030 and Vision to 2050
Under the provincial master plan for 2021–2030, Ba Ria – Vung Tau will develop an additional 24 new IPs, bringing total IP area to nearly 16,000 ha — more than double the current footprint. Of these, Long Son Petroleum IP (850 ha) is expected to begin commercial operations in 2026 and represents the region's most significant near-term breakthrough. The area is also actively promoting a next-generation smart-ecological IP model, aligned with global green investment trends and the increasingly stringent ESG requirements of multinational corporations.
7. Find the Right Industrial Park in Ba Ria – Vung Tau
Every investment project has its own requirements in terms of sector, land area, infrastructure specifications, and implementation timeline. Selecting the right industrial park — across a market of 17 IPs with varying occupancy rates, rental prices, and sectoral focus — demands rigorous analysis beyond what any overview article can provide.
SEE THE SPACE is Vietnam's specialist industrial real estate advisory firm, with a team that has direct knowledge of land availability, legal conditions, and negotiation capabilities at each IP in Ba Ria – Vung Tau. We support businesses from the initial site survey and location assessment phase through to lease negotiation and IP authority coordination.
If you are considering investing or expanding manufacturing operations in the region, let SEE THE SPACE guide your decision-making process.
→ Contact us for a free consultation or to schedule a site visit: 📞 0768 999 647 | ✉️ leasing@seethespace.vn
Right Space. Right Budget.
Information in this article is compiled from: CBRE Vietnam Q2/2025, Cushman & Wakefield MarketBeat Q3/2025, Savills Vietnam H2/2025 Industrial Report, the Ba Ria – Vung Tau IP Management Authority, and official provincial publications.
