DONG NAI INDUSTRIAL PARK SYSTEM – OVERVIEW, POTENTIAL & INVESTMENT OPPORTUNITIES 2025–2035

1. Why Dong Nai Has Become the Industrial Capital of Southern Vietnam

Dong Nai is one of the three largest industrial hubs in Vietnam, together with Binh Duong and Ho Chi Minh City, forming the Southern Key Economic Region. Thanks to its strategic location and advanced transportation – seaport – airport – logistics infrastructure, Dong Nai has been a “spotlight destination” for high-quality FDI over the past 20+ years.

As of today, Dong Nai has:

• 35 planned industrial parks
• 30 operational industrial parks
• Over 12,000 hectares of industrial land
• Occupancy rate: 82–90%
• More than 1,363 FDI projects, with over USD 27 billion in total registered capital
• Top 3 provinces with highest FDI inflows in Vietnam

With rapid industrialization and the development of Long Thanh International Airport, Dong Nai is entering its golden era in manufacturing, logistics, and export-oriented industries.

2. Strategic Advantages of Dong Nai’s Industrial Park System

2.1 Central position in the Southern supply chain

Dong Nai is considered the “diamond intersection” of major logistics routes:

• HCMC – Long Thanh – Dau Giay Expressway
• Ben Luc – Long Thanh Expressway (upcoming)
• Bien Hoa – Vung Tau Expressway (under construction)
• National Highways 1A, 20, 51
• North–South Railway
• Ring Road systems connecting directly to Ho Chi Minh City

With this connectivity, businesses in Dong Nai’s industrial parks can:

• Reach Ho Chi Minh City in 15–45 minutes
• Reach Cat Lai Port & Cai Mep – Thi Vai Port in 20–40 minutes
• Reach Long Thanh Airport in 5–15 minutes
• Easily connect to Binh Duong, Long An, Ba Ria – Vung Tau, Tay Ninh, Lam Dong

This advantage is irreplaceable for manufacturers and exporters.

2.2 Well-developed logistics system – among the best in Vietnam

Dong Nai benefits from multiple logistics hubs:

• Cat Lai Port (HCMC) – Vietnam’s largest export gateway
• Cai Mep – Thi Vai Deep-sea Port Cluster – top in Southeast Asia
• Go Dau – Phuoc An Ports – specialized for heavy industry, chemicals, oil & gas
• Long Thanh International Airport – future aviation & logistics center
• Modern ICDs, depots, distribution centers

This ecosystem helps companies save 15–30% in logistics costs.

2.3 Large land bank – diversified industries – suitable for all factory sizes

Dong Nai’s industrial zones are professionally planned and classified into:

• Light industry (textiles, footwear, packaging)
• Heavy industry (machinery, chemicals, building materials)
• High-tech & clean industry (electronics, components)
• Supporting industries (precision mechanics, metal processing)
• Logistics & warehousing

Industrial parks such as Nhon Trach VI, Long Duc, Giang Dien, Long Thanh, Amata Long Thanh offer land lots from 1,000 m² to tens of hectares.

3. Overview of 30 Key Industrial Parks in Dong Nai – Scale, Sectors & Occupancy Rates

Below is the detailed analysis of major industrial parks:

3.1 Long Duc Industrial Park – Long Thanh (281 ha)

• Occupancy rate: 75–80%
• Joint venture between Japan & Vietnam
• Japanese-standard infrastructure – highly attractive to FDI
• Only 5–8 km from Long Thanh Airport
• Key industries: high-tech, precision mechanics, electronics, pharmaceuticals

Long Duc is known for quality, professionalism, and transparency.

3.2 Nhon Trach VI Industrial Park – Nhon Trach (314 ha)

• Occupancy rate: 66% – still many prime land lots available
• Excellent access to Cat Lai & Cai Mep ports
• Industries: machinery, materials, logistics, food processing, electronics
• River-port advantage → ideal for exporters

3.3 Long Thanh – An Phuoc – Tam An Industrial Park (487 ha)

• Occupancy rate: 85%
• Close to Long Thanh Airport & National Highway 51
• Flexible sectors: electronics, plastics, light chemicals, textiles
• Highly commercial & sought-after IP cluster

3.4 Amata Long Thanh Industrial Park (410 ha)

• Occupancy rate: ~90%
• International-standard “Industrial – Urban – Service” model
• Developed by Amata (Thailand)
• Industries: electronics, food processing, chemicals, electrical equipment, precision mechanics

Amata is one of Vietnam’s most successful industrial parks.

3.5 Giang Dien Industrial Park – Trang Bom (529 ha)

• Occupancy rate: 40–50% → large remaining land bank
• Close to Bien Hoa & major expressways
• Ideal for clean industry & high-tech manufacturing

3.6 Nhon Trach Industrial Park Cluster I–III–V (total 2,700 ha)

One of Vietnam’s largest industrial clusters.

Strengths:

• Only 20–25 minutes from Ho Chi Minh City
• Fully developed infrastructure
• Near seaports, airport, logistics centers
• Occupancy rate: 90–100% across zones

Attracting industries include:

• Textiles
• Machinery & engineering
• Plastics & chemicals
• Wood & furniture
• Electronics
• Logistics & warehousing

4. Dong Nai Industrial Land Price in 2025

(Prices vary by location, zone quality, and developer)

4.1 Land Lease Price (USD/m²/lease cycle)

4.2 Ready-built factory lease price

👉 3.5 – 6 USD/m²/month

Suitable for businesses needing fast deployment.

4.3 Management Fee

👉 0.5 – 1 USD/m²/year

4.4 Wastewater Treatment Fee

👉 0.3 – 0.6 USD/m³

For accurate land prices per lot, STS Industrial provides direct quotations from zone developers.

5. Attractive Industries in Dong Nai Industrial Parks

5.1 High-tech & electronics manufacturing: Driven by global supply chain relocation.

5.2 Supporting industries: Serving Toyota, Honda, Samsung, LG, Fujitsu, and others.

5.3 Food, pharmaceuticals & FMCG: Advantaged by Dong Nai’s strong agricultural base and skilled workforce.

5.4 Wood – furniture – construction materials: Supported by proximity to Binh Duong & local raw materials.

5.5 Logistics – warehousing – e-commerce: Strategic position near seaports + Long Thanh Airport.

6. Dong Nai Industrial Park Potential 2025–2035

6.1 Long Thanh Airport – Growth catalyst #1

Expected to handle:

• 25–100 million passengers/year
• Millions of tons of cargo per year

This will greatly increase demand for:

• Cold storage
• Air-cargo logistics
• Distribution centers
• High-tech factories
• Supporting industries

6.2 FDI relocation from China

Investors from Japan, Korea, Taiwan, and the EU seek:

• Political stability
• Strong logistics
• Skilled labor

Dong Nai satisfies all criteria.

6.3 Transportation “acceleration”

Once key projects are completed:

• Bien Hoa – Vung Tau Expressway
• Ring Road 3 & Ring Road 4
• Highway 51 expansion
• Metro connection to Ho Chi Minh City

Freight travel time will be reduced 30–50%.

6.4 Industrial – Urban – Service models

Dong Nai is developing integrated ecosystems such as:

• Amata City
• Long Thanh High-Tech Park
• Long Duc Smart Industrial Park

These attract high-quality human resources and enhance industrial real estate value.

7. Free Industrial Land Leasing Service – SEE THE SPACE | STS Industrial

STS Industrial is a leading industrial consultant offering:

• Investment strategy consulting

Industry analysis – IP selection – legal & infrastructure evaluation

• Fast on-site inspection

Same-day site visit arrangement – maps – technical documents

• Accurate, transparent pricing

Data sourced directly from developers – no hidden fees

• Negotiation & contract support

Assistance until signing → completely free for clients

8. Contact for Free Consultation

We support:

• Industrial land in Dong Nai (Long Thanh – Nhon Trach – Bien Hoa – Trang Bom…)
• Ready-built factories
• Warehouses & logistics centers
• Updated industrial land pricing
• Factory setup & FDI investment consulting

📍 SEE THE SPACE | STS Industrial
📞 Hotline: 0768 999 647
📧 Email: leasing@seethespace.vn
🌐 Website: seethespace.vn

We will send full land listings and zoning maps within 24 hours.