Right facility. Right zone.
Factory & Warehouse for Lease in Tay Ninh – From $3.3/m²
Tay Ninh (including Long An) has many factories and warehouses at Long Hau, Tan Kim, Hai Son, Vinh Loc 2, Phu An Thanh and Huu Thanh in the Long An area, and Phuoc Dong in Tay Ninh.
The Long An area borders HCMC with lower rents and many new green-certified factories such as LEED. Indicative rents are from about USD 3.3 to USD 7.1/m²/month. SEE the SPACE offers free advice and site visits.
Your Space, Expertly Guided!
Frequently Asked Questions (FAQs)
Supply is concentrated in the Long An area (Long Hau, Tan Kim, Hai Son, Vinh Loc 2, Phu An Thanh, Huu Thanh, Xuyen A) and the Tay Ninh area (Phuoc Dong).
Indicative rents are from about USD 3.3 to USD 7.1/m²/month, excluding VAT and management fees. Most factories and warehouses are USD 3.5 – 5.5/m²/month; high-spec factories next to HCMC reach USD 7.1/m²/month.
Supply is concentrated in Long Hau, Phuoc Dong, Tan Kim and Hai Son.
The Long An area borders HCMC near Hiep Phuoc port, suited to companies needing quick access. Phuoc Dong is cheaper and near the Moc Bai border gate, suited to labour-intensive production.
Some Long An areas have soft ground, so check floor loading and ground levels. Check clear height, floor loading, number of dock doors, power capacity, fire protection, minimum lease term and deposit.
A new southern industrial province
Since 1 July 2025, Tay Ninh (including Long An) stretches from the Cambodian border to Ho Chi Minh City's western gateway. It offers competitive production costs plus border-trade advantages via the Moc Bai international gate, suiting companies with cross-border supply chains or targeting mainland ASEAN.
Parks in the north of the province
- Trang Bang: on National Road 22, attracting garment, electronics and engineering firms from Korea, Taiwan and China
- Phuoc Dong and Hiep Thanh (Go Dau): light industry, agro-processing
- Moc Bai border economic zone: special incentives for import-export and border logistics
Rents and costs
Factories and warehouses in Tay Ninh are currently about USD 3.3 – 7.1/m²/month. The north of the province is cheaper; the Long An area next to Ho Chi Minh City costs more but is better connected. Labour costs are competitive against Ho Chi Minh City.
Agricultural raw materials
Cassava, rubber, sugarcane and other crops help Tay Ninh attract agro and food processing near raw materials. SEE the SPACE tracks available factories and arranges free site visits.
A strategic midpoint
Long An, now part of Tay Ninh, lies just south-west of Ho Chi Minh City and is the gateway to the Mekong Delta, a large consumer market. It is an attractive southern logistics location.
Three market drivers
- E-commerce needing fulfilment near Ho Chi Minh City at lower cost than the inner city
- FMCG needing distribution for both Ho Chi Minh City and the Mekong Delta
- Warehouses moving to the suburbs as inner-city land costs rise
Main warehouse corridors
National Road 1 through Ben Luc – Tan An is the main logistics axis to the Mekong Delta. National Road 50 through Can Duoc – Can Giuoc links Long An port and waterways. Duc Hoa, next to Ho Chi Minh City, is an e-commerce warehouse hot spot.
International-standard warehouses
BW Industrial, SLP and Mapletree are developing Grade A warehouses with 10 – 12 m height, 3 – 5 tonne/m² floors, ESFR sprinklers and many docks. Factories and warehouses in Tay Ninh currently rent for about USD 3.3 – 7.1/m²/month, below inner-city Ho Chi Minh City. SEE the SPACE compares options and supports negotiation, free of charge.
An alternative close to Ho Chi Minh City
Long An, now part of Tay Ninh, attracts companies from Binh Duong and inner Ho Chi Minh City seeking lower costs while staying near the market. Competitive rents, reasonable labour costs and ample park land are drawing new investment.
Notable parks
- Tan Duc (Duc Hoa): integrated infrastructure, many Korean, Japanese and Taiwanese firms
- Hai Son (Duc Hoa), Long Hau (Can Giuoc): more location and price options
- Long An IP (Ben Luc): on National Road 1, linking Ho Chi Minh City and the Mekong Delta
High-spec ready-built factories
Professional developers such as BW Industrial offer 8 – 10 m factories with high floor loading, stable 3-phase power, QCVN-compliant fire protection and container docks, letting Long An compete on both price and quality.
Suitable industries
Garments and footwear; food and agro-processing using Mekong Delta inputs; logistics and warehousing; building materials using inland waterways; mid-sized electronics assembly. SEE the SPACE tracks available factories and gives quotes by park, free of charge.
Two strengths in one province
After the merger, Tay Ninh has two distinct industrial zones: the north (Trang Bang, Go Dau, Moc Bai) and the south, Long An, next to Ho Chi Minh City.
Location and connectivity
Long An is about 30 – 50 km from central Ho Chi Minh City with many road and waterway links and access to the Mekong Delta. The north is about 50 – 90 km away but has the Moc Bai gate to Cambodia; the Ho Chi Minh City – Moc Bai expressway will cut travel time significantly.
Costs
Factories and warehouses in Tay Ninh are currently about USD 3.3 – 7.1/m²/month. The north has lower rents and labour costs; Long An costs more but offers better logistics.
Suitable industries
- North: garments, footwear, cassava and agro-processing, border logistics, consumer goods exported via the border
- Long An: e-commerce warehousing, FMCG, production for Ho Chi Minh City and the Mekong Delta, seafood and food processing
Many companies combine both: manufacturing in the north, storage and distribution in Long An. SEE the SPACE advises on the right model, free of charge.
Corporate income tax incentives
New projects in Tay Ninh industrial parks receive corporate income tax exemptions and reductions under current regulations. Projects in specially encouraged sectors, disadvantaged areas or the Moc Bai border economic zone may receive higher incentives, such as a 10% rate for 15 years with 4 years' exemption and 50% reduction for the next 9 years.
Land rent incentives
Depending on sector and location, projects may be exempt from land rent for a number of years. The Moc Bai border economic zone has its own incentive mechanism. Specific conditions should be checked for each project under current rules.
One-stop procedures
Tay Ninh's industrial park and economic zone authority uses a one-stop process for investment, environmental and labour registration, with many procedures online to save time.
Labour support
The province connects companies with local vocational centres and supports recruitment and training of new workers.
SEE the SPACE helps tenants check factory legal status, prepare documents and negotiate leases, free of charge.
