Ready-Built Warehouses & Factories in Tay Ninh 2026

Ready-Built Warehouses & Factories in Tay Ninh 2026: A New Industrial Hub Shaping Western Ho Chi Minh City’s Logistics Landscape
 

Following the administrative merger of Long An and Tay Ninh, the newly expanded Tay Ninh province has emerged as one of the largest industrial land banks in Southern Vietnam — with 46 industrial parks covering a planned area of more than 13,900 hectares.

What makes this market particularly notable is not only its scale, but also the early presence of Vietnam’s leading ready-built warehouse and factory developers, signaling strong institutional confidence rather than fragmented local development.

For FDI manufacturers, industrial occupiers, and logistics operators, this is not simply a zoning story — it is a strategic positioning window before infrastructure completion drives a new pricing cycle.

Post-Merger Industrial Landscape Overview

According to the Tay Ninh Economic Zone Authority, out of 47 industrial parks in the expanded province:

• 29 parks are fully developed and actively leasing, covering nearly 8,000 hectares
• 4 parks (approximately 2,300 hectares) are ready to receive new investment immediately
• 14 parks (more than 3,700 hectares) are currently under land clearance and infrastructure development

The merger has effectively created a continuous industrial corridor linking former Long An clusters (Ben Luc, Duc Hoa, Can Giuoc) with former Tay Ninh clusters (Trang Bang, Go Dau), forming a unified western industrial belt of Ho Chi Minh City.

4 Infrastructure Projects Reshaping Western Logistics

Ben Luc – Long Thanh Expressway
 

With over 88% completion progress, this key corridor is expected to be fully operational in 2026. Once completed, it will connect the western industrial zone directly to Long Thanh International Airport and Cai Mep – Thi Vai seaport within approximately 60 minutes — transforming the region from a domestic distribution hub into a true export gateway.

HCMC Ring Road 3
 

Currently under phased construction, Ring Road 3 will enable cargo from western industrial parks to access Cat Lai Port, Tan Son Nhat Airport, and the broader southern industrial network without passing through central Ho Chi Minh City.

Vo Van Kiet Avenue Extension (14.6 km – 60m width)
 

Expected completion in 2026–2027, this project will reduce travel time from Ben Luc to central Ho Chi Minh City to just 15–20 minutes, significantly improving access to Vietnam’s largest consumption market.

Moc Bai & Xa Mat International Border Gates
 

A unique advantage of former Tay Ninh province, these border gates provide direct connectivity to Cambodia and the broader ASEAN logistics corridor — a competitive advantage not available in other southern key economic zones.

Market Rental Rates (Q1 2026)

The expanded western Ho Chi Minh City industrial belt, including the new Tay Ninh area, remains competitively priced compared to Tier-1 markets:

• Ready-Built Warehouse (RBW): ~USD 4.0/m²/month (Q1 2026)
• Ready-Built Factory (RBF): ~USD 4.5/m²/month (Q1 2026)

For comparison, core Ho Chi Minh City industrial zones:

• RBW: ~USD 5.0/m²/month
• RBF: ~USD 5.5/m²/month

While price gaps remain significant, infrastructure improvements are rapidly narrowing the effective logistics distance.

Key Developers Already Present

The presence of major institutional developers is the clearest signal of long-term market viability:

BW Industrial – Vinh Loc 2 & Xuyen A (former Long An)
 

BW Industrial, Vietnam’s leading ready-built industrial developer, entered this market in 2022 with two flagship projects.

At Vinh Loc 2 Industrial Park, BW developed a two-storey warehouse complex with a total GFA of 105,000 m², strategically located along National Highway 1A and HCMC – Trung Luong Expressway.

• Less than 50 minutes to Ho Chi Minh City center
• ~75 minutes to Cat Lai Port
• Suitable for distribution, e-commerce, cold chain, and 3PL operations

Specifications:

• Clear height: 9m
• Floor loading: up to 3 tons/m²
• Fire safety: ESFR sprinkler system (NFPA 13 compliant)
• Green certification: targeting LEED Gold

KCN Vietnam – Phu An Thanh Industrial Park (former Long An, now Tay Ninh)
 

KCN Vietnam Group, recognized as Best Industrial Developer at the Vietnam Outstanding Property Awards 2023, has developed Phu An Thanh Industrial Park across two phases.

The project offers more than 90,000 m² of leasable space, including ready-built warehouses and hybrid factory units.

It has attracted FDI manufacturers in textiles, metal processing, food production, and animal feed — reflecting diversified industrial demand in the region.

Key Benefiting Industrial Zones

• Long Hau IP (Can Giuoc) – near HCMC, ISO 14001:2015 certified, strong Japanese FDI presence, unit sizes from 500 to 20,000+ m²
• Phu An Thanh IP (Ben Luc) – 1,002 ha, integrated inland port, ~95% occupancy
• Duc Hoa Industrial Cluster – largest manufacturing hub in former Long An, units from 2,000 to 39,000 m²
• Trang Bang – Go Dau Corridor – cost-competitive, close to border gates, ideal for export-oriented manufacturing

Key Considerations When Selecting Warehouses or Factories in New Tay Ninh

Not all industrial assets offer the same operational quality. Key evaluation criteria include:

• Clear height: 9–12m minimum for standard logistics; 12–16m for high-rack storage
• Floor loading: 2–5 tons/m² depending on industry
• Fire protection: Fully certified sprinkler systems (mandatory for warehousing)
• Power supply: Dedicated substations (400–1,500 kVA depending on scale)
• Transport access: 24/7 container access roads, dock levelers, sufficient staging and parking areas

Long-Term Outlook

With 47 industrial parks, nearly 13,900 hectares of planned industrial land, the presence of major institutional developers, and four key infrastructure corridors under simultaneous development, the expanded Tay Ninh region is currently in a pre-repricing phase.

This is the stage where early-positioned occupiers gain the strongest leverage in rental negotiations, site selection, and lease structuring.

For industrial and logistics investors targeting long-term expansion in Southern Vietnam, this is a critical timing window — before infrastructure completion drives a new pricing baseline.

Looking for Ready-Built Warehouses or Factories in Tay Ninh (including former Long An areas)?

SEE the SPACE provides comprehensive industrial real estate solutions across Southern Vietnam, supporting occupiers in sourcing ready-built warehouses, factories, and logistics facilities tailored to operational requirements — acting exclusively on the tenant side.

📞 Hotline: +84 901 390 060
📧 Email: lan@seethespace.vn