Industrial Land in Tay Ninh

"Tay Ninh is Southern Vietnam's most strategically distinctive Tier-2 industrial market — offering businesses a rare combination of competitive land pricing, proximity to Greater HCMC's logistics infrastructure, and direct cross-border trade access to Cambodia via one of Vietnam's busiest international land crossings.

The province's border position is its most unique competitive advantage. International land crossings at Moc Bai, Xa Mat, and Tan Nam connect Tay Ninh directly to Cambodia — providing manufacturers and logistics operators with overland ASEAN trade routes that no other Southern Vietnamese province can match at comparable cost. Moc Bai is one of Vietnam's busiest land crossings and is the primary gateway for overland freight between HCMC and Phnom Penh. For businesses targeting Cambodia, ASEAN, or cross-border supply chain optimisation, Tay Ninh's border position creates a structural advantage that justifies serious location consideration.

Within the province, Tay Ninh's industrial parks sit along the HCMC–Tay Ninh corridor — placing them within approximately 60–90 minutes of Cat Lai Port, Tan Son Nhat Airport, and Greater HCMC's logistics ecosystem. This proximity to HCMC's infrastructure, combined with significantly lower land costs than the city itself, makes Tay Ninh a natural overflow destination for businesses priced out of Greater HCMC or Dong Nai's premium parks but unwilling to sacrifice access to HCMC's logistics network.

The province is also home to the USD 350 million Phuoc Dong Industrial Park — one of Vietnam's largest and most ambitious new eco-friendly industrial park developments, combining industrial, commercial, and residential components in a single integrated master plan — signalling strong confidence in the province's long-term industrial trajectory.

SEE THE SPACE provides industrial site shortlisting and full lease advisory in Tay Ninh — completely free of charge to tenants. 

"Tay Ninh offers some of the most competitive industrial land pricing in Southern Vietnam — a significant opportunity for businesses that can leverage its HCMC corridor location and cross-border trade advantages while benefiting from materially lower occupancy costs than Tier-1 markets.

Industrial land lease rates in Tay Ninh range from USD 80–95/m²/lease cycle across the province's established industrial parks — representing savings of 50–75% versus core Greater HCMC zones (USD 180–300/m²/cycle) and 30–50% versus Dong Nai's premium parks. This pricing reflects Tay Ninh's Tier-2 market positioning, but also represents strong early-mover value: CBRE and regional market analysts project 5–7% annual rental growth for secondary Southern Vietnam markets as infrastructure investment accelerates and Tier-1 supply tightens further.

Ready-built factory space in Tay Ninh is developing, with options available in established parks at rates reflecting the province's competitive positioning. For businesses requiring build-to-suit or longer-term land lease arrangements, Tay Ninh's industrial parks — particularly the large-scale Phuoc Dong development — offer flexible terms and significant available land that allows businesses to plan for phased expansion without the land availability constraints common in Tier-1 markets.

A full cost analysis for Tay Ninh should account for total occupancy cost — not just land rates. Businesses should factor in logistics costs to Cat Lai Port (approximately 60–90 minutes from main industrial zones via NH22), labour availability and wage levels (competitive versus HCMC), and utilities pricing. In most cases, Tay Ninh's total cost advantage versus HCMC or Dong Nai remains substantial even after factoring in slightly longer logistics runs.

SEE THE SPACE provides free independent cost benchmarking and lease advisory for all industrial enquiries in Tay Ninh."
 

"Tay Ninh's logistics infrastructure serves two distinct markets simultaneously — domestic Vietnamese manufacturing via its HCMC corridor connectivity, and cross-border ASEAN trade via its Cambodia land crossing network. This dual logistics capability is unique in Southern Vietnam and a key driver of the province's growing industrial appeal.

National Highway 22 is Tay Ninh's primary domestic logistics artery, running directly from HCMC through the province's key industrial zones (Trang Bang, Go Dau) and continuing to the Moc Bai border crossing with Cambodia. From most of Tay Ninh's industrial parks, road freight to Greater HCMC — including Cat Lai Port and Tan Son Nhat Airport — takes approximately 60–90 minutes. The ongoing HCMC–Tay Ninh Expressway development is actively reducing this transit time and logistics cost, with sections under development or planned that will further improve freight efficiency for province-based manufacturers.

The Moc Bai border crossing — one of Vietnam's largest and most active land crossings — sits approximately 70 km northwest of HCMC and enables direct overland freight movement between Tay Ninh and Cambodia. For businesses supplying the Cambodian market, sourcing from Cambodia, or managing cross-border supply chains, Moc Bai provides a high-throughput land freight gateway that avoids the maritime logistics required for sea-routed ASEAN trade. The Xa Mat crossing provides an alternative northern route for businesses targeting upper Cambodia and the broader Mekong region.

Tay Ninh's overall transport connectivity is well-suited to food processing, garment manufacturing, light assembly, and logistics operations that benefit from both HCMC market proximity and ASEAN cross-border reach. Businesses in sectors with significant Cambodia-Vietnam supply chain integration — including garments, footwear, and agricultural processing — find the province's dual connectivity particularly valuable.

SEE THE SPACE provides free logistics analysis and site shortlisting for industrial leasing in Tay Ninh."

"Tay Ninh's industrial park portfolio has grown significantly over the past decade — from a single established zone to a diverse range of parks spanning EPZ-style export facilities, large-scale eco-industrial developments, and agro-industrial processing zones. Understanding the distinct positioning of each park is essential for effective location selection.

Trang Bang Industrial Park is the province's founding industrial zone — established in 1999 and operational since 2003. Located directly on the NH22 corridor between HCMC and Moc Bai, it benefits from the strongest domestic logistics position of any Tay Ninh park, with direct highway access to HCMC and the border crossing. It hosts a mix of light manufacturing, garment, and food processing tenants, and represents the most proven, established leasing environment in the province. Its proximity to the Linh Trung III EPZ also makes it attractive for businesses that want proximity to EPZ-adjacent supplier networks.

Phuoc Dong Industrial Park is the province's flagship new development — a USD 350 million integrated eco-friendly industrial, commercial, and residential complex. Its scale and ambition reflect confidence in Tay Ninh's long-term industrial trajectory, and it offers modern infrastructure standards alongside a mixed-use master plan that provides a self-contained working and living environment. For businesses prioritising sustainability credentials or ESG-aligned manufacturing, Phuoc Dong's eco-industrial positioning is a differentiating factor.

Linh Trung III Export Processing Zone offers EPZ-style regulatory and tax incentives — including corporate income tax preferences and customs facilitation — making it attractive for businesses with high export ratios that benefit from the EPZ framework. Its location adjacent to the HCMC corridor ensures good logistics connectivity.

Thanh Thanh Cong Industrial Park caters particularly to agro-industrial and food processing businesses, reflecting the province's significant sugarcane and agricultural production base.

SEE THE SPACE conducts free independent park comparisons and site inspections across all Tay Ninh industrial zones."
 

"Effective 1 July 2025, Tay Ninh's administrative boundaries expanded dramatically through its merger with Long An — creating a new province that combines Tay Ninh's Cambodia border-trade access with Long An's HCMC-proximate industrial parks. The result is a single province offering two fundamentally different industrial location propositions within one administrative framework.

Long An was, before the merger, one of Southern Vietnam's most industrially active secondary provinces — home to VSIP Long An (developed by VinaCapital and Sembcorp, with international-grade infrastructure), Tan Duc Industrial Park, Long Hau Industrial Park, and Hiep Phuoc Long An. These parks are located directly adjacent to Greater HCMC's southern border, offering manufacturers and logistics operators HCMC-equivalent logistics access at materially lower land costs (USD 90–150/m²/cycle). Their HCMC proximity drove strong FDI demand and higher pricing versus the former Tay Ninh zones.

The merger's strategic logic is complementary: former Long An parks address businesses that want HCMC-adjacent locations at competitive pricing; former Tay Ninh parks address businesses that want Cambodia border access and lower land costs further from HCMC. Having both within a single province simplifies investment decision-making and licensing for businesses that may want to operate across both corridors — for example, a business manufacturing in former Tay Ninh zones and warehousing finished goods in former Long An parks for HCMC distribution.

Pricing across the new province now spans USD 70–150/m²/lease cycle — a broader range than either former province could offer independently. Former Long An (HCMC-adjacent) parks sit at USD 90–150/m²/cycle; former Tay Ninh parks at USD 70–95/m²/cycle. Both corridors are forecast to see continued rental appreciation driven by post-merger infrastructure investment and growing FDI spillover demand from Greater HCMC.

SEE THE SPACE provides post-merger advisory across the full new Tay Ninh — both former Long An and former Tay Ninh zones — at zero cost to tenants."