Factories & Warehouses in Dong Nai: New Opportunities Near Long Thanh Airport l l SEE the SPACE

Factories and Warehouses in Dong Nai: New Opportunities from Long Thanh Airport and the Southern Supply Chain

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The factory and warehouse market in Dong Nai is entering a new phase of growth as Long Thanh International Airport, the expressway network, and logistics hubs come together to form a new connectivity network for Southern Vietnam.

While industrial land suits businesses planning long-term factory investments, ready-built factories and warehouses are becoming an attractive option for businesses that want to shorten deployment time, optimize initial capital, and get operations running quickly.

Notably, Long Thanh Airport's development is opening up further room for logistics, e-commerce, distribution, supporting industries, and import-export businesses.

Why Is Demand for Factories and Warehouses in Dong Nai Rising?

Dong Nai has long been one of the key industrial centers of the Southeast region.

Long Thanh Airport's development is adding a new growth driver.

As the aviation system connects with expressways, seaports, and the industrial park network, businesses can organize their supply chains around this model:

Factory → Warehouse → Logistics → Airport/Seaport → Domestic and International Markets.

This is driving demand across multiple types of industrial real estate:

• Ready-built factories
• Ready-built warehouses
• Logistics warehouses
• Cold storage
• High-spec factories
• Multi-story factories
• Built-to-suit factories
• Built-to-suit warehouses

Not every business needs to buy or lease a large land plot and build its own factory from scratch.

For new entrants to Vietnam, FDI companies, or businesses expanding production, leasing a ready-built factory can significantly shorten the time between the investment decision and the start of operations.

Long Thanh: The New Center of Gravity for Factories and Logistics

Long Thanh Airport is changing how businesses evaluate factory and warehouse locations.

In the past, distance to seaports and manufacturing hubs was typically the main factor.

In this new phase, businesses may need to weigh several factors at once:

Long Thanh Airport + expressways + seaports + industrial parks + consumer markets.

This is making Long Thanh and its surrounding areas one of the regions worth watching for factory and logistics projects.

Areas such as Long Thanh, Loc An – Binh Son, Nhon Trach, Trang Bom, Chon Thanh, Dong Phu, and the industrial zones in the northern part of the province may each offer different advantages depending on a business's operating model.

Ready-Built Factories: A Solution for Businesses That Need to Launch Fast

One of the biggest advantages of ready-built factories is the time saved on deployment.

Instead of going through the full process of:

Finding land → completing procedures → design → construction → fit-out → bringing the factory into operation,

a business can lease an already-built factory and focus its resources directly on production.

This model is especially well-suited to:

• New FDI companies entering Vietnam
• Businesses expanding capacity
• Component manufacturers
• Electrical–electronics companies
• Mechanical engineering and supporting industries
• Businesses that want to test the market before committing to a large factory investment
• Projects that need to launch on a short timeline

Which Businesses Suit Ready-Built Factories?

If a business isn't yet certain about its long-term scale, or wants to limit initial capital outlay, a ready-built factory can offer more flexibility than developing a plant from the ground up.

On the other hand, if a business has specific requirements around production lines, floor load capacity, ceiling height, or overhead cranes and production standards, a built-to-suit model may be a better fit.

Warehouses in Dong Nai: Not Just for Manufacturing

Warehouse demand in Dong Nai is becoming increasingly diverse.

It's not only factories that need raw material and finished goods storage — the market is also seeing demand from 3PL providers, logistics companies, e-commerce, distribution, retail, and import-export businesses.

For these businesses, warehouse location needs to be evaluated differently than a factory site.

A good logistics warehouse needs to optimize:

• Expressway accessibility
• Distance to the airport
• Distance to the seaport
• Truck and container access
• Yard area
• Clear ceiling height
• Floor load capacity
• Fire protection systems
• Room for expansion

So a warehouse near the airport isn't necessarily the best-fitting warehouse.

A location further from the airport but with strong expressway and seaport connectivity can sometimes deliver better operational efficiency.

Areas to Watch in Dong Nai

The search shouldn't stop at "close to the airport" — the goal is the right location for the right operating model. The expanded Dong Nai has opened up a much broader map of options for businesses.

• Long Thanh stands out for the airport and air logistics.
• Nhon Trach benefits from its connection to Ho Chi Minh City and the seaport system.
• Trang Bom has a long-established manufacturing ecosystem.
• Chon Thanh and Dong Phu add further land funds and room for long-term expansion.
• Bien Hoa benefits from its urban base and labor supply.
• Dau Giay has strong potential as a logistics-corridor connector.

Businesses should therefore choose based on operating model, supply chain, land area, budget, and growth plans — not distance to the airport alone.

1. Long Thanh — the New Center of the Industrial and Logistics Ecosystem

Long Thanh remains the standout area thanks to Long Thanh International Airport and the surrounding inter-regional transport infrastructure.

This area suits businesses that need fast connectivity to the airport, the new industrial parks, expressways, and the logistics network. Alongside existing industrial parks, Long Thanh is seeing a wave of new industrial projects, including KNIC South Long Thanh, KNIC East Long Thanh, AMATA City Long Thanh, and Long Duc 3.

2. Nhon Trach — Connecting Ho Chi Minh City and the Seaports

Nhon Trach holds a distinct locational advantage, sitting within the corridor that links Dong Nai to Ho Chi Minh City and the seaport region.

This is a strong option for businesses that need to balance manufacturing, logistics, consumer markets, and seaport connectivity.

Compared with Long Thanh, Nhon Trach may be a better fit for logistics and manufacturing models that need simultaneous access to Ho Chi Minh City and the southern seaport system.

3. Trang Bom — an Established Manufacturing Ecosystem

Trang Bom is one of Dong Nai's long-standing industrial areas.

Its advantage lies in its established business ecosystem, labor supply, and connectivity to Bien Hoa – Long Thanh – Ho Chi Minh City.

For businesses looking for a factory or warehouse that can be operational within a relatively short timeframe, areas with an already-established industrial ecosystem, such as Trang Bom, are worth surveying.

4. Chon Thanh — a New Industrial Hub in Northern Dong Nai

Following Dong Nai's expansion northward, Chon Thanh has become one of the province's notable emerging industrial hubs.

The area already has an established industrial base, with parks such as Becamex – Chon Thanh and Minh Hung, alongside room to continue developing manufacturing, logistics, and supporting-industry activities.

Chon Thanh is particularly worth considering for businesses that need large land funds, room to expand, and a long-term investment strategy — rather than needing to be located immediately next to Long Thanh Airport.

5. Dong Phu — Land Fund and Long-Term Expansion Room

Dong Phu is another area that should be on the industrial real estate map of the expanded Dong Nai.

North Dong Phu Industrial Park currently spans 189 hectares and is expanding into a Phase 2 of roughly 317 hectares; South Dong Phu Industrial Park currently spans 69 hectares and is expanding into a Phase 2 of roughly 480 hectares. This represents a notable source of supply and development room for the area.

For businesses that prioritize land availability, expansion capacity, and competitive costs, Dong Phu is worth comparing against areas closer to Long Thanh.

6. Bien Hoa — Advantages in Market Access and Labor Supply

Bien Hoa continues to play an important role in Dong Nai's industrial ecosystem thanks to its proximity to Ho Chi Minh City, its long-established manufacturing base, and its large labor pool.

That said, businesses searching for a new factory or warehouse here should carefully assess expansion capacity, transport access, planning regulations, and cost, given that this is a long-developed industrial area.

7. Dau Giay — a Connecting Point Between Industrial Corridors

Dau Giay stands out for its position linking several of Dong Nai's development directions.

It can be a suitable option for businesses that need a midpoint location between Long Thanh, Trang Bom, northern Dong Nai, and the inter-regional transport routes.

Particularly for warehousing and distribution models, evaluating Dau Giay alongside Long Thanh and Trang Bom can give businesses an additional option for optimizing their logistics network.

Factory or Industrial Land: Which Should You Choose?

This is a key question for many businesses searching for a site in Dong Nai.

There's no absolute best choice.

If the goal is to launch operations quickly, ready-built factories usually have the edge.

If a business has a large investment plan and wants full control over factory design, industrial land or a built-to-suit solution may be the better fit.

What to Check Before Leasing a Factory or Warehouse

Rental price is only part of the equation.

Before signing a lease, businesses should check:

1. Legal status and permitted use The factory or warehouse must be compatible with the intended industry and operations.

2. Fire protection systems This is especially critical for warehouses and factories.

3. Floor load capacity Must match the machinery, raw materials, and goods involved.

4. Ceiling height Directly affects production line layout, racking, and storage systems.

5. Power supply Manufacturers need to verify actual electrical capacity and the potential to scale it up.

6. Transport access Not just container truck access, but also travel time to customers, ports, airports, and suppliers.

7. Expansion capacity A factory that works well today but can't expand over the next 3–5 years can become a real constraint for a growing business.

Emerging Trend: Green Factories and Modern Logistics Warehouses

The industrial market is changing.

FDI businesses are placing growing importance on ESG, energy efficiency, renewable energy, and environmental standards.

This is driving demand for factories and warehouses with:

• Energy-efficient design
• Solar power
• High-efficiency lighting
• Energy management systems
• Modern fire protection standards
• Wastewater treatment infrastructure
• Green building certification

This is likely to become an important competitive factor in Dong Nai's ready-built factory market in the years ahead.

SEE THE SPACE – Finding the Right Factory, in the Right Location

The factory and warehouse market in Dong Nai is more diverse than ever.

From Long Thanh, Nhon Trach, and Trang Bom to Bien Hoa, each area offers different advantages in location, cost, labor supply, logistics, and expansion potential.

SEE THE SPACE helps businesses search for and compare ready-built factories, warehouses, industrial land, and built-to-suit solutions based on real operational needs.

Looking for a factory or warehouse in Dong Nai?

Contact SEE THE SPACE for free consulting and support in finding the right factory or warehouse — based on size, industry, budget, location, and required operational timeline.

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