Right facility. Right zone.
Industrial Land for Lease in Southern Vietnam – Ho Chi Minh City, Dong Nai, Tay Ninh From $85/m²
Southern Vietnam is the country's largest industrial region, centred on Ho Chi Minh City (including former Binh Duong and Ba Ria – Vung Tau), Dong Nai and Tay Ninh (including former Long An), close to Cai Mep – Thi Vai port and Long Thanh airport.
SEE the SPACE tracks land in industrial parks in Ho Chi Minh City, Dong Nai, Tay Ninh, Can Tho and Vinh Long. Indicative land rents are from USD 85 – 350/m² for the full lease term. SEE the SPACE offers free advice and site visits.
Your Space, Expertly Guided!
Frequently Asked Questions (FAQs)
After the reorganization of 1 July 2025, the main industrial areas are Ho Chi Minh City (including former Binh Duong and Ba Ria – Vung Tau), Dong Nai (including former Binh Phuoc) and Tay Ninh (including former Long An), plus Can Tho and Vinh Long.
Indicative rents are from about USD 85/m² to USD 350/m² for the full lease term, excluding VAT and annual management fees. Parks in former Binh Duong, Dong Nai and Long An are commonly USD 150 – 230/m²; parks in the former HCMC core such as Tan Tao, Le Minh Xuan and Hiep Phuoc are USD 260 – 350/m²; former Ba Ria – Vung Tau and Binh Phuoc offer options from USD 85 – 140/m².
Notable parks include VSIP III, Amata Long Thanh and Phu My II.
Ho Chi Minh City (including former Binh Duong and Ba Ria – Vung Tau) has many large parks close to Cai Mep port. Dong Nai is cheaper, close to Long Thanh airport and has large plots for new factories.
Parks near ports and the city have high occupancy, so reserve early and check the remaining land-use term. Check the remaining land-use term, annual management and infrastructure fees, power supply, wastewater treatment and the industries the park is licensed to accept.
At SEE the SPACE, we start with your business, not a list of available units. Our free, needs-based advice is built around your real operating and expansion plans, so the factory you choose works today and still fits as you grow.
1. Understanding your needs
We learn your industry, production process, land or factory size, power and water demand, labour needs, logistics routes and timeline. This becomes a clear brief that guides every step.
2. Shortlisting the right options
We screen industrial parks, ready-built factories and warehouses across Southern Vietnam, including Ho Chi Minh City, Dong Nai, Tay Ninh and emerging locations further out. You receive a focused shortlist that matches your brief.
3. Site visits
We arrange and accompany your visits, so you can compare locations, infrastructure and park management on the ground.
4. Comparing total occupancy costs
We look beyond the headline rent to the full picture: management fees, utilities, incentives, fit-out, and the logistics cost of each location. That way you can see which option is truly the most cost-effective.
5. Negotiating your lease
We support you in negotiating rent, lease term, rent-free periods, expansion rights and other key clauses, so the contract protects your interests.
6. Supporting you through to move-in
We help coordinate licensing and paperwork with the park and the authorities until your operations are ready to start.
Free for tenants, from start to finish.
📞 Hotline: 0768 999 647
📧 Email: [email protected]
🌐 Website: seethespace.vn
Industrial Land in Southern Vietnam: Where the Opportunities Are Now
Southern Vietnam remains the country's manufacturing heartland. It has the densest concentration of industrial parks, export processing zones and high-tech zones in Vietnam, and generates a large share of national GDP and FDI.
Since the 2025 administrative reorganization, the core of this industrial region carries new names:
- Ho Chi Minh City, now including former Binh Duong and Ba Ria – Vung Tau
- Dong Nai City, including former Binh Phuoc, and a centrally-run city since April 2026
- Tay Ninh, including former Long An
A proven manufacturing base
Former Binh Duong alone hosts around 30 industrial parks at over 90% occupancy. Dong Nai's 30+ parks are home to major manufacturers such as Changshin, Pouchen and Taekwang. The region covers almost every sector, including textiles, footwear, food processing, electronics, precision engineering, chemicals and high technology. Whatever you make, you'll find suppliers, subcontractors and an experienced workforce nearby.
Logistics that reach the world directly
Cai Mep – Thi Vai, Vietnam's largest deep-water port cluster, receives mainline vessels sailing directly to the US and Europe. For air cargo, Long Thanh International Airport in Dong Nai is scheduled to open commercially in December 2026, with long-haul international and cargo flights moving there from 2027. Tan Son Nhat will continue to serve the city. A growing expressway network links factories to both gateways.
The challenge: land is getting scarce and expensive
Prime industrial land near Ho Chi Minh City is increasingly limited, and rents keep rising from USD 160 to USD 220/m² in 10 years. As a result, development is moving outward into Tay Ninh (former Long An), Dong Thap (former Tien Giang) and further into the Mekong Delta. These areas offer lower costs while staying connected to the South's ports, markets and supply chains. The trade-off between cost and location is more complex than ever.
How SEE the SPACE helps
SEE the SPACE is an industrial site selection and leasing advisor covering all of Southern Vietnam. We:
- shortlist parks and ready-built factories or warehouses that match your land size, power, water and labour needs
- arrange and accompany site visits
- compare rents, incentives and total occupancy costs side by side
- support you through lease negotiation and licensing
Our service is completely free for tenants
Tell us your requirements (land or factory size, industry, timeline) and receive a tailored shortlist within one working day
SEE the SPACE - Your Space, Expertly Guided
📞 Hotline: 0768 999 647
📧 Email: [email protected]
🌐 Website: seethespace.vn
Industrial parks in Southern Vietnam are undergoing a profound transformation, shifting from traditional models focused on labor-intensive manufacturing to a new generation of high-tech, multi-functional, and sustainable industrial parks. This is an inevitable trend in the context of a rapidly changing global economy and increasingly demanding investor requirements.
The new generation of industrial parks in the South is not just a place for pure production but also integrates research and development (R&D), human resource training, business support services, smart logistics, and even residential and commercial areas to serve workers. The integrated industrial-urban-service park model (like that of VSIP Group or Becamex) is being replicated and developed in an increasingly sophisticated direction.
Technology is being deeply integrated into the management and operation of industrial parks. Smart industrial park management platforms utilizing IoT, Big Data, and AI are being deployed to optimize energy use, manage security, monitor the environment, and provide utility services for tenant businesses. This not only enhances operational efficiency but also creates a better experience for the business community within the industrial park.
Circular economy and sustainable development are becoming core criteria in the design and operation of new industrial parks. Eco-industrial parks, where businesses share infrastructure, reuse each other's waste and energy in a closed-loop system, are being piloted and replicated in the South. The use of renewable energy, water optimization, and smart waste management are increasingly common mandatory criteria in new industrial parks.
Geographical shifts are also a noteworthy trend. Due to dwindling land resources and rising rental prices in Ho Chi Minh City, Binh Duong, and Dong Nai, industrial parks are expanding to Long An, Tay Ninh, Tien Giang, and further afield to the Mekong Delta provinces. This area has an abundant labor force, low land costs, and increasingly完善 transportation infrastructure, promising to become a new industrial hub of the South in the next decade.
SEE THE SPACE provides industrial site selection advisory and leasing support across Southern Vietnam — completely free of charge for tenants.
The New Ho Chi Minh City: Southern Vietnam's Industrial, Port and Service Megacity
Ho Chi Minh City brings together Vietnam's largest financial and commercial center, the industrial heartland of Binh Duong, and the deep-water port gateway of Cai Mep – Thi Vai. For investors, this is a complete ecosystem: head office, factory and export port, all within one city.
The central area: the coordination hub
Ho Chi Minh City area is home to regional headquarters, banks, R&D centers, logistics companies and the support services behind Southern Vietnam's entire industrial ecosystem. Saigon Hi-Tech Park attracts electronics, semiconductor and technology projects. Tan Son Nhat Airport continues to serve domestic flights and part of the city's international traffic.
Binh Duong: the industrial park heartland
In the nearly 30 years since it was re-established as a province, Binh Duong has grown from a farming province into the area with the highest density of industrial parks in Vietnam. It has around 30 industrial parks and has attracted more than 4,000 FDI enterprises from over 65 countries and territories. Parks such as VSIP I, VSIP II, Song Than, Dong An and My Phuoc are benchmark models, with occupancy rates above 90%.
Binh Duong also pioneered the integrated industrial-urban model developed by Becamex. It combines industrial parks with housing, commerce, education and healthcare, creating a complete living and working environment for hundreds of thousands of workers and professionals.
Ba Ria – Vung Tau: the seaport gateway
The Cai Mep – Thi Vai port cluster, Vietnam's largest deep-water port complex, receives mainline vessels sailing directly to the US and Europe without transshipment through foreign ports. The industrial parks around the port, such as Phu My and Cai Mep, suit chemicals, steel, energy and high-volume exporters. This is also the area with the largest remaining industrial land bank in the new Ho Chi Minh City.
Connectivity and infrastructure
A steadily expanding network of expressways and ring roads, including Ring Road 3, Bien Hoa – Vung Tau and Ho Chi Minh City – Long Thanh – Dau Giay, is cutting travel times between factories, the city center and the port. Long Thanh International Airport in neighboring Dong Nai is scheduled to open commercially in December 2026 and will add air cargo capacity for high-value goods.
The challenge: scarce land and a more selective city
Well-located industrial land, especially in former Binh Duong, is increasingly limited, and rents keep rising [from USD X to USD Y/m² in Z years]. The city is also becoming more selective, prioritizing high technology, R&D, logistics and industrial services while gradually reducing labor-intensive industries. Each area of the new Ho Chi Minh City offers different advantages and costs, so choosing the right location from the start matters more than ever.
SEE the SPACE – Right Factory. Right Industrial Park.
SEE the SPACE provides industrial site selection advice and leasing support for factories and industrial land in Ho Chi Minh City and across Southern Vietnam, completely free of charge for tenants. We help you compare locations, total occupancy costs and logistics connections across former Binh Duong, former Ba Ria – Vung Tau and surrounding areas, so you can choose the option that best fits your operating and expansion plans.
📞 Hotline: 0768 999 647
📧 Email: [email protected]
🌐 Website: seethespace.vn
Dong Nai City: Southern Vietnam's New Industrial and Aviation Gateway
Dong Nai, which now includes former Binh Phuoc, sits in a strategic position northeast of Ho Chi Minh City. Bordering Ho Chi Minh City, Tay Ninh, Lam Dong and Cambodia, it serves as a gateway that connects domestic manufacturing with international supply chains and trade. With [more than 30] industrial parks in operation and under development, Dong Nai is one of the localities with the most industrial parks in Vietnam.
Long Thanh Airport: a game changer
Long Thanh International Airport, a national key infrastructure project located in Dong Nai, is scheduled to begin commercial operations in December 2026. Phase 1 has a capacity of 25 million passengers and 1.2 million tons of cargo per year. From 2027, long-haul international passenger and cargo flights will gradually move to Long Thanh. This will make Dong Nai the aviation hub of Southern Vietnam and open up air export opportunities for high-value goods such as electronics, components, pharmaceuticals and fresh food.
Two industrial zones, two distinct advantages
Traditional Dong Nai: a mature industrial ecosystem. This is one of the first places in Vietnam to develop industrial parks, with a diverse industrial base that includes footwear and leather, textiles, wood processing, electronics and components, chemicals, mechanical engineering, and food and beverage. Multinational corporations such as Changshin, Pouchen, Taekwang and Nidec operate large-scale factories here. Industrial parks such as Nhon Trach, Amata, Long Thanh and Bien Hoa II have proven themselves over decades and are supported by deep supply chains.
Former Binh Phuoc: large land bank, competitive costs. The northern part of the city offers a large industrial land bank, rents well below areas closer to Ho Chi Minh City, and an ample local workforce. It suits projects that need large sites, such as agricultural processing (cashew, rubber, wood), textiles, footwear and component manufacturing. The Hoa Lu border gate also adds a trade link with Cambodia.
Transport infrastructure undergoing a major upgrade
The Ho Chi Minh City – Long Thanh – Dau Giay and Bien Hoa – Vung Tau expressways, National Highway 51 and the ring roads are cutting travel times from industrial parks to Cai Mep – Thi Vai Port and central Ho Chi Minh City. The Ho Chi Minh City – Thu Dau Mot – Chon Thanh expressway will bring former Binh Phuoc closer to the region's ports and airports. In the longer term, the North–South high-speed railway will further increase the region's transport capacity.
An opportunity for the new wave of FDI
With a solid industrial foundation, upgraded infrastructure, the advantage of Long Thanh Airport and a land bank expanding northward, Dong Nai is increasingly attractive to the new generation of FDI. Businesses can choose between mature industrial parks near the airport and port, or northern areas with lower costs and more room to expand. Each option comes with its own trade-offs in cost, logistics and labor.
SEE the SPACE – Right Factory. Right Industrial Park.
SEE the SPACE provides industrial site selection advice and leasing support for factories and industrial land in Dong Nai and across Southern Vietnam, completely free of charge for tenants. We help you compare locations, total occupancy costs and logistics connections across traditional Dong Nai, former Binh Phuoc and surrounding areas, so you can choose the option that best fits your operating and expansion plans.
📞 Hotline: 0768 999 647
📧 Email: [email protected]
🌐 Website: seethespace.vn
Tay Ninh Province: The Western Industrial Gateway to Ho Chi Minh City
Tay Ninh, which now includes the former Long An province, lies directly west and southwest of Ho Chi Minh City. It borders Ho Chi Minh City, Dong Nai, Dong Thap and Cambodia, so it is both close to Vietnam’s largest economic hub and a trade gateway to Cambodia. After the merger, Tay Ninh has 46 industrial parks with a total planned area of more than 13,900 hectares. Of these, 28 parks covering nearly 8,000 hectares have completed infrastructure and are ready for investors.
Connectivity: The Game Changer
The Ho Chi Minh City – Moc Bai Expressway runs more than 50 km from Ring Road 3 in the former Cu Chi district to near the Moc Bai international border gate. The main expressway is expected to be completed by the end of 2027, and the full project by 2028. Once open, it will cut travel time from Ho Chi Minh City to Moc Bai to about one hour. Together with Ring Road 3 through the former Long An area, and links to Cai Mep – Thi Vai port, Long Thanh International Airport and the Moc Bai, Xa Mat and Tay Ninh border gates, the province is becoming an industrial and logistics corridor between Ho Chi Minh City and Cambodia.
Two Industrial Zones, Two Advantages
Former Long An area: next to Ho Chi Minh City, close to ports. This is a mature industrial zone bordering Ho Chi Minh City. It suits businesses that need to be close to the consumer market, seaports and the city’s workforce. Industrial parks are concentrated in Duc Hoa, Ben Luc and Can Giuoc, including Long Hau, Tan Duc, Thuan Dao and Phu An Thanh. The area is well suited to logistics, consumer goods, food and beverage, and export manufacturing. Coca-Cola Vietnam opened a US$136 million, LEED Gold-certified plant at Phu An Thanh Industrial Park.
Former Tay Ninh area: large land bank, competitive costs. The northwest of the province offers large industrial land, rents well below those of areas next to Ho Chi Minh City, and an abundant local workforce. Key industrial parks include Phuoc Dong, Thanh Thanh Cong, Trang Bang, Linh Trung III and Hiep Thanh. By the end of 2024, Phuoc Dong Industrial Park alone had attracted nearly 60 projects, mostly foreign-invested, in rubber, plastics, engineering, textiles and food. The area is well suited to land-intensive projects such as yarn and textiles, materials and agro-processing, and to businesses trading across the Cambodian border.
Growth Drivers
In the first nine months of 2026, Tay Ninh’s GRDP grew 10.3%, the highest in Southern Vietnam, with manufacturing up more than 15%. The province has more than 2,150 FDI projects. In those nine months alone, it attracted 113 new FDI projects with about US$838 million in registered capital.
Who Is Tay Ninh Right For?
- Businesses that want to be near Ho Chi Minh City at a lower cost than parks inside the city
- Projects that need large sites of several hectares or more
- Textiles and garments, rubber, plastics, engineering, food and consumer goods
- Companies trading with Cambodia
- Investors positioning ahead of new infrastructure such as the Ho Chi Minh City – Moc Bai Expressway and Ring Road 3
SEE the SPACE helps you choose a location and lease land or factories in Tay Ninh industrial parks, free of charge for tenants.
SEE the SPACE – Your Space, Expertly Guided
📞 Hotline: 0768 999 647
📧 Email: [email protected]
🌐 Website: seethespace.vn
