1. Market Overview

Dong Nai is part of Vietnam’s Southern Key Economic Zone, strategically located near Ho Chi Minh City, major seaports, airports, and national expressways.

The province has been benefiting from a strong wave of foreign direct investment (FDI) and the relocation of manufacturing operations to Vietnam — especially in industries such as electronics, high technology, and logistics.

With abundant industrial land, ongoing infrastructure upgrades, and many well-established industrial parks, Dong Nai has become a key hotspot for industrial tenants and investors.

2. Supply and Demand

Supply

Dong Nai currently hosts over 32 active industrial parks with a combined area exceeding 10,000 hectares.

In Q2/2025, Southern Vietnam (including Dong Nai) recorded approximately 6.4 million m² of ready-built factories (RBFs) and warehouses in total supply — a slight increase compared to the previous quarter.

Although supply is expanding, demand for high-quality facilities continues to outpace availability, offering opportunities for developers and investors.

Demand

Tenant demand in Dong Nai remains consistently strong, especially from manufacturers seeking quick setup and ready-to-use infrastructure.

The occupancy rate of ready-built factories in Dong Nai reached around 93% in Q3/2025, reflecting high absorption and sustained interest.

Tenants typically prefer industrial parks with strong logistics connectivity — near airports, seaports, and expressways — advantages that Dong Nai naturally possesses.

3. Rental Rates, Occupancy & Key Trends

Rental Rates

According to KTG Industrial, average rents for ready-built factories in Dong Nai range from USD 3.5 – 4.8/m²/month.

In Q2/2025, the average RBF rental rate reached USD 4.8/m²/month, while the Southern Vietnam region overall recorded an average of around USD 5/m²/month, up 2.2% YoY.

Occupancy Rates

Ready-built factory occupancy in Dong Nai stands at approximately 92%, while the Southern region overall maintains rates above 90%.

Key Market Trends

• Ready-built factories (RBFs) are becoming dominant, allowing faster move-in and cost efficiency.
• Facilities with logistics compatibility (container access, internal roads, high ceilings) are prioritized.
• Infrastructure development—including expressways, Long Thanh International Airport, and seaport connectivity—continues to boost industrial demand.
• Investors are increasingly focusing on green and ESG-compliant factories, in line with multinational tenants’ sustainability standards.

4. Strengths and Challenges

Strengths

• Strategic location near Ho Chi Minh City, ports, and airports – reducing logistics costs.
• Developed industrial infrastructure with numerous active parks and ready-built factories.
• Stable demand and high occupancy ensuring investor confidence.
• Competitive rental prices compared to HCMC and core areas, attracting SMEs.

Challenges

• Limited prime industrial land availability as development accelerates.
• Rising competition from neighboring provinces such as Binh Duong and Ba Ria–Vung Tau.
• Higher tenant requirements for technical standards (ceiling height, floor loading, fire safety, logistics).
• Gradual rental growth, which may impact smaller enterprises.

5. Forecast & Recommendations for Tenants

Forecast

From 2025 to 2028, the Southern Vietnam RBF market (including Dong Nai) is expected to continue expanding with robust demand 

Rental rates are projected to increase 2–5% annually, particularly for premium, export-oriented locations.
High-tech manufacturing, logistics, and component production will remain key drivers of growth.

Recommendations for Tenants

• Prioritize industrial parks with good connectivity — close to expressways, airports, and seaports — to shorten setup time and optimize operations.
• Verify technical and legal standards (ceiling height, floor loading, electrical capacity, fire protection, container access).
• Secure long-term leases early, as high-quality factories are quickly absorbed.
• Consider emerging zones within Dong Nai for cost efficiency if budget is limited.
• For export or logistics-oriented businesses, locations near Long Thanh International Airport and ports are most strategic.

6. Vacancy & Rental Overview – Dong Nai

• Occupancy rate: ~92–93%
• Average rental rate: USD $3.4 - 4.8/m²/month
• Premium locations: Long Thanh, Nhon Trach, Bien Hoa
• Key tenants: Electronics, logistics, supporting industries, and hi-tech manufacturing

7. Conclusion

The Dong Nai industrial leasing market remains one of Vietnam’s most dynamic, supported by strategic geography, improving infrastructure, and sustained FDI inflows.

Although rental rates are gradually rising, they remain competitive compared to HCMC and other central industrial hubs.

Enterprises that plan early, prepare technical standards, and secure leases in advance will gain significant advantages in this rapidly developing market.