A rising industrial powerhouse in Southern Vietnam
In recent years, Đồng Nai has emerged as one of the leading industrial hubs in Southern Vietnam.
The rapid expansion of industrial park, combined with strong and sustained FDI inflows, is driving a new wave of demand for:
Upgraded industrial infrastructure
Factory and warehouse leasing
Integrated logistics systems
👉 Entering 2026, the market is not only expanding in scale but also undergoing a structural shift toward higher quality, green standards, and advanced technology.
1. Dong Nai – A new industrial center in the South
1.1 Leading industrial scale
Following restructuring and expansion, Dong Nai now:
Hosts one of the largest industrial park systems in Vietnam
Maintains a substantial industrial land bank
Serves as a strategic destination for global investors
👉 These advantages enable Dong Nai to:
Attract manufacturing enterprises
Expand factory and warehouse leasing markets
Accelerate logistics development
1.2 Strong growth in investment inflows
Recent data shows:
Over VND 173,000 billion in domestic investment
More than USD 3.3 billion in FDI
Industrial parks alone contributing over USD 2.7 billion
👉 This confirms Dong Nai as a major hotspot for industrial real estate
2. New trends in industrial infrastructure development
2.1 Transition toward green industrial development
Instead of traditional models, the market is shifting toward:
Emission reduction
Energy efficiency
Long-term sustainability
👉 International investors increasingly prioritize:
Environmentally certified factories
Eco-industrial parks
2.2 Ready-built factories become the dominant model
The ready-built factory segment is expanding rapidly due to:
✔ Faster operational setup
✔ No upfront construction costs
✔ Flexible expansion capacity
👉 This model is particularly favored by:
FDI enterprises
Logistics companies
Mid- to large-scale manufacturers
3. The role of infrastructure in attracting FDI
3.1 Infrastructure as a competitive differentiator
Today, investors no longer focus solely on:
Rental costs
Location
They also evaluate:
Environmental standards
Logistics infrastructure
Operational technology
3.2 Transport connectivity – the key driver
Long Thanh International Airport plays a critical role:
Enhancing export capacity
Reducing transportation time
Strengthening global connectivity
In addition, major ports such as:
Cát Lái Port
Hiệp Phước Port
Phước An Port
👉 Position Dong Nai as a strategic logistics hub
4. Highlight: International-standard ready-built factories
4.1 Nhon Trach Industrial Park – a development hotspot
Nhơn Trạch is emerging as a key industrial zone
Example: Nhon Trach 6D Industrial Park
Scale: ~14.5 hectares
Strategic location
Connectivity to airport and seaport
👉 Suitable for:
Manufacturing
Export-oriented production
Logistics operations
4.2 LEED-certified green factories – a major advantage
Many projects are achieving:
LEED Gold certification (by USGBC)
👉 Benefits:
Lower energy consumption
Reduced operating costs
Compliance with international standards
➡️ This is especially critical for:
Export-oriented businesses targeting EU and US markets
5. Increasing supply of high-quality factory space
5.1 Expansion of industrial projects
Key developments include:
Nhon Trach Industrial Parks
Ho Nai Industrial Park
👉 Expected addition:
Over 50,000 m² of factory space in 2026
5.2 Growing role of domestic developers
Vietnamese companies are increasingly:
Investing systematically
Developing modern infrastructure
Upgrading factory quality
👉 Enhancing the overall competitiveness of the market
6. Advantages of leasing factories in Dong Nai
6.1 Strategic location
Close to TP.HCM
Near Long Thanh Airport
Adjacent to major seaports
6.2 Integrated infrastructure
Container-accessible roads
Stable three-phase electricity
Standard-compliant fire protection systems
6.3 Competitive pricing
Compared to:
Bình Dương
TP.HCM
👉 Dong Nai still offers more attractive rental rates
7. Future trends of factory & warehouse leasing in Dong Nai
7.1 Smart factories and warehouses
Integration of AI and IoT
Automation systems
Optimized operations
7.2 Integrated logistics ecosystems
Warehouse + transportation
Warehouse + distribution
7.3 Sustainable industrial development
Green industrial parks
Emission reduction
Energy optimization
8. Challenges to address
Despite strong growth, Dong Nai faces:
Infrastructure pressure
Regional competition
Rising development standards
👉 These challenges will shape the next phase of market evolution
Conclusion
Dong Nai is entering a new phase of industrial real estate and factory & warehouse leasing development:
✔ Strong growth momentum
✔ Transition toward higher-quality standards
✔ Alignment with international benchmarks
👉 This represents a “golden window” for:
Manufacturers seeking strategic locations
Industrial real estate investors
Logistics and supply chain operators
As the market evolves, Dong Nai is well-positioned to become one of the most dynamic and competitive industrial hubs in Vietnam and the wider region.
References:
Free access to exclusive information on warehouse, factory, and land rentals in Dong Nai, Binh Duong, Long An, Ho Chi Minh City, and more.
KHU CÔNG NGHIỆP 247 is a company operating in the field of buying, selling, and leasing factories and real estate.. We are proud to be a leading provider of real estate services in Vietnam. We have a team of highly qualified and experienced real estate consultants who always place trust and credibility at the core of everything we do.
Phone: 0901 490 348
Email: datkhucongnghiep247@gmail.com
Website: datkhucongnghiep247.com.vn
Hi team,
I’m Ismail from VLM Group, a foreign-invested garment manufacturer setting up a vertically-integrated washed-garment factory near HCMC. I’d like to understand your available options across your parks.
What we need:
Location: Dong Nai or Long An priority (Binh Duong also considered), within reasonable trucking distance of HCMC and a major port.
Size: 18,000–25,000 sqm to house full-vertical CMT — cut-sew-finish zones plus an integrated wash/laundry line.
Wet process (critical): Ours is a wet-process operation. We need a park that permits textile washing/laundry and can accept textile effluent, with sufficient wastewater treatment capacity plus adequate power and water supply for a wash line. Please confirm this upfront — it’s a deal-breaker for us.
Green certification: We’re targeting LEED Gold. I’d like to know which of these you can offer:
1. Green-certified ready-built factories (LEED or EDGE) available now
2. Built-to-suit (BTS) on a green spec, and whether you certify to LEED/EDGE at shell level
3. Raw industrial land for a ground-up build within a licensed IP
For each, please share the cost and timeline premium versus raw land.
Timeline: We’re targeting construction start around September/October, so build-ready or fast-track BTS options are of interest.
Commercials: Please share indicative pricing (per sqm and/or total), lease term and structure, utility/wastewater specs, and land-use/title status for any suitable sites.
We’re FDI and moving with intent. Happy to set up a call to walk through requirements.
Thanks,
Ismail
VLM Group