The competition to attract foreign direct investment is entering a new phase, as multinational corporations are no longer focusing only on land rents, labor costs or tax incentives. They are increasingly prioritizing industrial parks with green infrastructure, clean energy, digital governance, transparent emissions data and the ability to meet ESG standards. In this context, eco-industrial parks are becoming a key factor in helping Vietnam maintain its attractiveness in global supply chains and shift from quantity-driven to quality-driven FDI.

Vietnam is approaching an important turning point in its foreign investment strategy.

After decades of competing on low production costs, industrial land availability, labor supply and preferential policies, the FDI landscape is changing rapidly under the influence of ESG, Net Zero commitments, carbon pricing, traceability requirements and stricter environmental standards across global supply chains.

This means the traditional industrial park model may no longer be sufficient to remain competitive in the long term.

Instead, eco-industrial parks, green industrial parks and smart industrial parks are increasingly becoming part of the infrastructure required for next-generation FDI.

FDI Continues to Play a Central Role in Vietnam’s Economy

According to Richard Barnsley, Head of Global Banking at HSBC Vietnam, the FDI sector currently contributes around three-quarters of Vietnam’s export value.

This shows that foreign-invested enterprises continue to play a particularly important role in:

• manufacturing;
• exports;
• job creation;
• income growth;
• technology transfer;
• global supply-chain integration.

FDI brings more than capital.

It also brings management standards, technology, export markets and international supplier networks.

That is why the quality of FDI is becoming increasingly important, not just the absolute size of investment inflows.

Registered FDI Reached USD 38.06 Billion in the First Seven Months of 2026

According to data cited from the General Statistics Office under the Ministry of Finance, by the end of July 2026, total foreign investment registered through new projects, capital adjustments, share purchases and capital contributions reached USD 38.06 billion, up 58% year on year.

This included:

• USD 6.58 billion in capital contributions and share purchases;
• 1,815 capital contribution and share purchase transactions;
• a 61.6% year-on-year increase;
• approximately USD 15.2 billion in implemented FDI;
• an 11.8% year-on-year increase.

Notably, the USD 15.2 billion in implemented FDI was the highest seven-month figure in the past five years.

Manufacturing and Processing Accounted for 82.6% of Implemented FDI

The manufacturing and processing sector alone recorded approximately USD 12.55 billion in implemented FDI, equivalent to 82.6% of total implemented FDI.

This confirms Vietnam’s continued importance as a global manufacturing destination.

However, it also explains why pressure to upgrade industrial park infrastructure is growing.

When most FDI is concentrated in manufacturing, the quality of industrial infrastructure directly affects Vietnam’s competitiveness.

FDI Site Selection Criteria Have Changed

In the past, investors typically focused on factors such as:

• land rents;
• labor costs;
• taxes;
• location;
• transport infrastructure.

These factors remain important.

However, large corporations are now also paying close attention to:

• carbon costs;
• green energy;
• emissions data;
• ESG reporting capabilities;
• operational risks;
• power supply reliability;
• domestic supplier capacity;
• administrative efficiency.

This represents a major shift in investment decision-making.

FDI Is Moving from “Low Cost” to “Low Risk and Low Carbon”

According to Mickaël Driol, CEO of Mekong Partners, investors in Asia are changing the way they select locations.

They increasingly focus on three factors:

predictability – carbon cost – operational risk control.

This means a location with low rents but unreliable power, weak ESG data or slow procedures may become less attractive.

Conversely, an industrial park with somewhat higher costs but more stable infrastructure, lower emissions and transparent data may become the preferred option.

ESG Is Becoming an Entry Requirement for New Investment

ESG is reshaping how multinational corporations assess investment destinations.

Companies increasingly require:

• verified emissions reporting;
• commitments to green energy;
• auditable data;
• carbon traceability;
• environmental compliance;
• governance transparency.

These are no longer simply branding criteria.

For many corporations, they are becoming mandatory requirements in supplier and site selection.

Eco-Industrial Parks Are Becoming Next-Generation FDI Infrastructure

Against this backdrop, eco-industrial parks can be viewed as a form of next-generation FDI infrastructure.

An eco-industrial park requires more than:

• land;
• electricity;
• water;
• internal roads.

It also needs:

• renewable energy;
• water reuse;
• waste circulation;
• digital platforms;
• ESG data;
• industrial symbiosis.

This is the fundamental difference from the conventional industrial park model.

Vietnam Is Shifting from “Attracting Projects” to “Building FDI Ecosystems”

Under the new development approach, Vietnam does not simply need more projects.

More importantly, it needs to build an ecosystem in which investors can:

• manufacture;
• expand;
• innovate;
• collaborate;
• develop over the long term.

This is why the mindset is gradually shifting from “attracting investment projects” to “building a next-generation FDI ecosystem.”

Eco-industrial parks are an important part of this ecosystem.

Resolution 10-NQ/TW Places Greater Emphasis on FDI Quality

Politburo Resolution No. 10-NQ/TW dated June 8, 2026, on the development of the foreign-invested economic sector introduced a new approach to FDI.

Under this direction, FDI should no longer be evaluated only by the number of projects or total capital.

More important factors include:

• technology;
• innovation;
• added value;
• sustainable development;
• linkages with domestic enterprises.

This creates an important policy foundation for accelerating eco-industrial park development.

Target of Around 10% of Industrial Parks Operating Under an Ecological Model

One notable policy direction is the target to increase the proportion of eco-industrial parks.

According to the source article, eco-industrial parks, including both converted existing parks and newly established projects, are expected to account for around 10% of the country’s total industrial park network.

This would represent a major transformation.

At present, however, the proportion meeting eco-industrial park standards remains very low.

Only Around 1% of Industrial Parks Currently Meet Eco Standards

According to Nguyen Duc Hien, Deputy Head of the Central Policy and Strategy Commission, only around 1% of Vietnam’s industrial parks currently meet ecological standards.

By 2030, the target is to increase that figure to an average of 10% across more than 1,000 industrial parks nationwide.

The gap between 1% and 10% is substantial.

It requires a much faster pace of transition.

More Than 1,000 Industrial Parks Create a Large Transformation Market

If Vietnam has more than 1,000 industrial parks, converting 10% of them into ecological models means transforming hundreds of projects.

This creates a large market for:

• environmental technologies;
• renewable energy;
• water treatment;
• IoT;
• ESG software;
• consulting;
• green finance.

Industrial park transformation is therefore not merely a cost.

It also creates new business opportunities.

Hung Yen Accelerates Green Industrial Development

Several localities have already begun moving quickly.

Hung Yen currently has nearly 1,000 FDI enterprises in operation.

The province has planned and developed more than 100 industrial clusters and 67 industrial parks.

This scale gives Hung Yen a substantial industrial foundation.

At the same time, it also creates strong demand for higher-quality infrastructure.

Hung Yen Introduces Six Groups of Solutions Following Resolution 10

Shortly after Resolution 10-NQ/TW was issued, Hung Yen introduced six groups of major solutions.

The top priority is the continued development of a synchronized industrial infrastructure system.

The province is orienting development toward:

• green industrial parks;
• eco-industrial parks;
• industrial service parks;
• industrial urban areas;
• worker housing.

This is a more integrated model than conventional industrial park development.

Industry Is Increasingly Linked with Urban and Social Infrastructure

A next-generation industrial park cannot be separated from the surrounding living environment.

FDI companies increasingly consider:

• worker housing;
• services;
• schools;
• healthcare;
• environmental quality.

Industrial development therefore needs to be integrated with urban and social infrastructure.

This is becoming a major trend.

Industrial Park Developers Are Shifting from “Landlords” to “Green Transition Partners”

The role of industrial park developers is also changing.

In the past, they mainly provided:

• land;
• infrastructure;
• basic services.

Today, developers are increasingly expected to help tenants:

• improve energy efficiency;
• reduce emissions;
• manage water;
• report ESG data;
• digitalize operations.

This represents a significant upgrade in the industrial park business model.

Prodezi Long An Integrates Eco-Industrial Standards from the Planning Stage

According to Truong Khac Nguyen Minh, Deputy General Director of Prodezi Long An, the company is developing eco-industrial parks from the planning stage.

Key targets include:

• treating 100% of wastewater to required standards;
• gradually reusing at least 25% of treated wastewater;
• supplying around 20% of electricity demand through rooftop solar;
• allocating around 25% of total area to green space and shared technical infrastructure.

This is a typical example of a next-generation industrial park model.

100% Wastewater Treatment Is a Basic Foundation

Wastewater is one of the major environmental issues in industrial parks.

Treating 100% of wastewater to required standards is the basic foundation.

However, eco-industrial parks go further.

They do not only treat wastewater.

They also reuse it.

This is an important difference.

Reusing at Least 25% of Treated Water Reduces Resource Pressure

If 25% of treated wastewater can be reused, fresh water demand can fall significantly.

Reused water can serve purposes such as:

• landscaping;
• cooling;
• cleaning;
• selected technical processes.

This can reduce costs.

It also lowers pressure on water resources.

Rooftop Solar Could Supply Around 20% of Electricity Demand

The target of supplying around 20% of electricity demand through rooftop solar is significant.

Industrial buildings generally have very large roof areas.

This creates favorable conditions for rooftop solar.

Benefits include:

• lower grid electricity use;
• lower operating costs;
• reduced emissions;
• improved ESG performance.

These factors are increasingly important to international investors.

Around 25% of the Area Allocated to Green Space and Shared Infrastructure

Allocating around 25% of the area to green space and shared technical infrastructure reflects a change in planning philosophy.

A green industrial park does not only maximize leasable land.

It also needs to provide:

• green areas;
• ecological corridors;
• shared infrastructure;
• better working environments.

This can increase long-term value.

Tien Thanh Is Being Developed Under an Ecological – Circular – Sustainable Model

Nam Cau Kien Industrial Park, through SHINEC, is cooperating with partners to develop Tien Thanh Industrial Park under an:

ecological – circular – sustainable model.

Importantly, the model focuses not only on infrastructure.

It also aims to build an industrial symbiosis ecosystem among tenants.

This is a major step forward.

Industrial Symbiosis Helps Reduce Both Costs and Emissions

In an industrial symbiosis model:

• one company’s waste can become another company’s raw material;
• waste heat can be reused;
• water can be circulated;
• energy can be shared.

This reduces waste.

At the same time, it cuts operating costs.

This is the core logic of the circular economy.

Eco-Industrial Parks Create Competitive Advantages for Tenants

A company operating inside an eco-industrial park can benefit directly.

It may be able to:

• reduce electricity costs;
• reduce water costs;
• meet ESG targets more easily;
• improve carbon reporting;
• reduce supply-chain risks.

The benefits therefore extend beyond the industrial park developer.

Tenants also gain.

Eco-Industrial Parks Can Attract Higher-Quality FDI

High-tech and export-oriented corporations often have demanding standards.

They need:

• green electricity;
• ESG data;
• stable infrastructure;
• clean environments;
• good governance.

Eco-industrial parks are designed around exactly these requirements.

That is why they are becoming an FDI “magnet.”

High-Tech Industries Often Come with High ESG Requirements

Industries such as:

• semiconductors;
• electronics;
• data centers;
• batteries;
• digital technology;

often have strict ESG requirements.

Industrial parks therefore need to upgrade if they want to attract these sectors.

Cheap land alone is no longer enough.

Green Industrial Parks Could Increase Industrial Real Estate Value

The higher the quality of an industrial park, the stronger its valuation potential.

A green industrial park may:

• attract premium tenants;
• maintain stronger occupancy;
• reduce operating costs;
• extend asset life.

This can raise the value of industrial real estate.

A “Green Premium” Could Emerge

In the office market, green buildings often command a “green premium.”

This means environmentally certified assets can achieve higher rents or valuations.

A similar trend may emerge in industrial real estate.

Tenants may be willing to pay more if operating costs are lower and ESG performance is stronger.

Eco-Industrial Park Transformation Requires Significant Capital

The biggest challenge is investment cost.

An eco-industrial park needs:

• circular infrastructure;
• clean energy;
• water reuse;
• digital platforms;
• emissions management.

These investments require substantial capital.

Payback periods can also be long.

Existing Industrial Parks Are Harder to Convert Than New Projects

New industrial parks have an advantage.

They can integrate green standards from the start.

Existing parks are more difficult because:

• infrastructure is already fixed;
• tenants are already operating;
• land is limited;
• technologies vary widely.

Converting existing parks therefore requires a longer roadmap.

Businesses Need Performance-Based Incentives

According to Prodezi Long An, businesses do not only need conventional investment incentives.

They need mechanisms linked to actual green performance.

Examples could include:

• tax incentives for green investment;
• accelerated depreciation;
• appropriate cost recognition;
• R&D support.

This may provide more practical incentives for transition.

Green Tax Policies Could Encourage Investment

If investments meeting green criteria receive appropriate tax treatment, companies would have stronger incentives to act.

This is particularly relevant for projects involving:

• solar power;
• water reuse;
• energy-efficient equipment.

These investments also create wider public benefits.

Accelerated Depreciation Could Shorten Payback Periods

Another proposal is accelerated depreciation for green and digital assets.

This could reduce financial pressure in the early years.

Eligible assets might include:

• energy equipment;
• IoT systems;
• software;
• water treatment equipment.

This can be an effective policy tool.

Circular Infrastructure Costs Need Appropriate Accounting Treatment

Projects involving:

• water reuse;
• waste management;
• industrial symbiosis;

often do not generate immediate direct revenue.

If these investments are recognized appropriately in accounting and tax rules, businesses may be more willing to proceed.

This is an area where policy can improve.

R&D Needs Stronger Support

Eco-industrial parks depend not only on infrastructure.

They also require technology.

R&D spending should therefore be encouraged.

Relevant areas include:

• materials;
• energy;
• recycling;
• software;
• AI.

This is the foundation of innovation.

Digital Transformation Is Part of Eco-Industrial Development

A modern eco-industrial park will almost certainly need a digital platform.

Digital systems help measure:

• electricity;
• water;
• emissions;
• asset performance;
• operational incidents.

Without data, ESG management becomes very difficult.

Smart Industrial Parks and Eco-Industrial Parks Will Converge

In the future, smart industrial parks and eco-industrial parks are likely to merge into a single model.

Smart systems help:

• measure;
• analyze;
• optimize.

Eco systems help:

• reduce consumption;
• reuse resources;
• lower emissions.

The two models naturally reinforce each other.

Emissions Data Must Be Auditable

One increasingly important requirement from multinational corporations is auditable emissions data.

This means companies need systems for:

• measurement;
• storage;
• traceability;
• verification.

Simple estimates will no longer be enough.

This is why digital platforms are so important.

Clean Energy Will Become a Major Factor in Industrial Park Competitiveness

In the future, clean electricity may become one of the most important criteria in site selection.

Investors will not only ask:

“Is power available?”

They will increasingly ask:

“How carbon-intensive is that power?”

This is a major shift.

Industrial Parks with Renewable Energy Can Attract High-Tech Industries

Companies with Net Zero commitments tend to prefer industrial parks offering:

• solar power;
• PPAs;
• energy storage;
• smart energy management.

This can become a major competitive advantage.

Carbon Cost Is Becoming an Investment Variable

In the past, carbon cost was rarely included in investment decisions.

Today, it is increasingly becoming a financial variable.

High-emission factories may face:

• carbon costs;
• taxes;
• offset requirements.

Lower-carbon locations therefore become more attractive.

Eco-Industrial Parks Help Reduce Supply-Chain Risk

Global corporations want stable supply chains.

If an industrial park experiences:

• power shortages;
• water shortages;
• environmental violations;

the entire supply chain can be disrupted.

Well-managed eco-industrial parks help reduce these risks.

Predictability Is Becoming a New Competitive Advantage

Investors want to know:

• how long land handover will take;
• when power will be available;
• what costs will be;
• what emissions will be.

This is about predictability.

Industrial parks that can provide clearer answers will have an advantage.

Local Government Is Also Part of the Investment Ecosystem

FDI investors do not assess only industrial park developers.

They also assess:

• procedures;
• processing time;
• policy consistency;
• government support.

Administrative execution therefore matters greatly.

Eco-Industrial Parks Can Improve FDI Quality

When infrastructure quality rises, industrial parks are more likely to attract:

• high-tech projects;
• larger capital projects;
• companies with stronger ESG standards.

Industrial park transformation therefore becomes a way of improving the quality of investment.

Higher-Quality FDI Creates Stronger Spillover Effects

A high-tech project can bring:

• skills;
• R&D;
• technology;
• suppliers.

This can help domestic companies grow.

That is one of the most important benefits of higher-quality FDI.

Domestic Supplier Development Is Becoming a New Criterion

Investors increasingly evaluate whether they can source locally.

If an industrial park has a strong supplier ecosystem, companies can reduce import dependence.

This can help:

• lower costs;
• reduce logistics;
• increase localization.

That creates strategic value.

Workforce Training Must Accompany Green Transformation

A green industrial park requires new types of workers.

Roles may include:

• ESG specialists;
• energy engineers;
• data experts;
• IoT technicians.

Training is therefore an important part of the transition.

Worker Housing Is Also Part of Sustainable Development

Sustainability is not only environmental.

It also includes social factors.

Worker housing is part of ESG.

Next-generation industrial parks need to take this into account.

Eco-Industrial Parks Can Improve Quality of Life

If industrial parks provide:

• more green space;
• cleaner water;
• lower pollution;
• better services;

quality of life can improve.

This helps retain workers.

It is especially important for skilled employees.

Reaching 10% Eco-Industrial Parks by 2030 Is a Major Challenge

Moving from around 1% to 10% in only a few years is a very large step.

It requires:

• policy support;
• capital;
• technology;
• human resources.

If any one of these elements is missing, progress may slow.

Pilot Industrial Parks Should Be Selected

One practical approach is to select industrial parks with favorable conditions for early conversion.

Criteria could include:

• infrastructure quality;
• tenant profile;
• available data;
• location;
• energy conditions.

Once successful, these models can be replicated.

Green Finance Is a Key Enabler

Eco-industrial parks require significant investment.

Green finance will therefore be essential.

Potential tools include:

• green loans;
• green bonds;
• ESG funds;
• blended finance.

These financial channels need to be developed further.

Banks Need Clear Data to Finance Green Projects

Banks need evidence before providing green financing.

Projects should demonstrate:

• how much CO₂ is reduced;
• how much energy is saved;
• what the payback period is.

Data therefore becomes critical.

Carbon Credits Could Create New Revenue

If industrial parks successfully reduce emissions, those reductions may potentially generate carbon credits in the future.

This can turn emissions reduction into an economic asset.

That could become a major incentive.

Eco-Industrial Parks Could Create New Revenue Models

Beyond land leasing, industrial park developers may generate additional revenue from:

• energy services;
• water treatment;
• ESG services;
• carbon-related services;
• data services.

This would reshape the industrial park business model.

Industrial Real Estate Is Moving from “Land” to “Services”

In the new model, value will no longer come mainly from land.

It will come from the ecosystem.

Developers increasingly provide:

• infrastructure;
• energy;
• data;
• ESG;
• services.

This is a major market trend.

Eco-Industrial Parks Can Help Investors Enter the Market Faster

If green infrastructure is already available, tenants do not need to build everything themselves.

This can shorten project implementation time.

That is an important advantage for FDI investors.

Vietnam Has an Opportunity to Move Ahead of Regional Competitors

If Vietnam transforms industrial parks quickly, this could become a regional competitive advantage.

Many countries are competing for FDI.

Green industrial parks can help Vietnam differentiate itself.

This is especially important for technology industries.

Next-Generation FDI Will Prioritize Ecosystems Over Incentives

In the future, tax incentives alone may not be enough.

A multinational corporation will also consider:

• green electricity;
• skilled labor;
• data;
• ESG;
• supplier ecosystems.

These are ecosystem factors.

And they are what keep investors in a market for the long term.

Eco-Industrial Parks Can Help Vietnam Avoid a Race to the Bottom on Rent

If competition is based only on rental prices, localities may be forced into discounting.

That is not sustainable.

Green industrial parks allow competition based on value instead of price.

That is a stronger long-term strategy.

Eco-Industrial Parks Could Become the New Standard

In the future, the word “eco” may no longer represent a niche label.

It may become a standard requirement.

Just like wastewater treatment or fire safety.

This direction is becoming increasingly clear.

Vietnam Needs to Accelerate the Transition Now

The gap between 1% and 10% is large.

Time is limited.

Businesses and local authorities therefore need to begin preparing now.

Key steps include:

• assessing current conditions;
• preparing transition plans;
• arranging financing;
• selecting technologies.

Waiting until 2030 is not realistic.

Eco-Industrial Parks Could Become an FDI “Magnet”

Several trends are converging.

FDI remains strong.

ESG is becoming standard.

Carbon is becoming a cost.

Supply chains require transparency.

In this environment, eco-industrial parks have a major advantage.

High-Quality FDI Will Move Toward Green Energy and Transparent Data

The new generation of FDI needs more than land.

It increasingly needs:

• green electricity;
• carbon data;
• digital infrastructure;
• ESG compliance.

This is the new definition of a competitive industrial park.

Industrial Park Developers Must Become Solution Providers

Under the new model, developers are no longer simply building roads and leasing land.

They must become comprehensive solution providers offering:

• energy;
• water;
• ESG;
• data;
• tenant support.

This is a major change in their role.

Policy Must Create Stronger Incentives for Green Investment

Businesses are more willing to transform when the financial case is clear.

Policy therefore needs to:

• reduce risk;
• shorten payback periods;
• encourage investment.

This is how transition can be accelerated.

The 10% Eco-Industrial Park Target Could Create a Wider Spillover Effect

If 10% of industrial parks successfully transition, the results could create a broader demonstration effect.

Other businesses will see the benefits.

Investors will raise expectations.

Transformation could then accelerate further.

Eco-Industrial Parks Will Shape Long-Term FDI Competitiveness

FDI is changing.

Site-selection criteria are changing.

Supply chains are changing.

Industrial infrastructure must therefore change as well.

Eco-industrial parks are no longer optional.

They are becoming a competitive requirement.

Vietnam Has an Opportunity to Upgrade Its Position in Global Supply Chains

If the transition succeeds, Vietnam could attract better-quality investment.

Not only traditional manufacturing.

But also:

• R&D;
• technology;
• semiconductors;
• data centers;
• green manufacturing.

This would represent a major upgrade.

Eco-Industrial Parks Could Open a New Cycle for Vietnam’s Industrial Real Estate Market

In the previous stage, industrial real estate grew mainly because of:

• FDI;
• land demand;
• supply-chain relocation.

The next phase could add a new driver:

green transformation.

Industrial parks that move early could gain a strong advantage.

The New FDI “Magnet” Is No Longer Cheap Rent

In next-generation FDI competition, low cost is no longer the only advantage.

The new “magnet” is:

• clean energy;
• ESG;
• digital infrastructure;
• sustainable operating environments.

This is a fundamental shift.

Eco-Industrial Parks Can Help Vietnam Attract Higher-Quality Capital

FDI data for the first seven months of 2026 shows that Vietnam continues to attract large investment flows, with USD 38.06 billion in registered capital and USD 15.2 billion in implemented FDI.

However, the biggest challenge is no longer simply attracting more capital.

It is attracting capital that is:

• higher-tech;
• higher-value;
• lower-emission.

Eco-industrial parks are one of the most important tools for achieving that objective.

From 1% to 10%: The Acceleration Phase Has Begun

Increasing the share of eco-industrial parks from around 1% to 10% by 2030 is a major task.

It requires coordination among:

• government;
• industrial park developers;
• banks;
• businesses;
• international organizations.

This cannot be achieved through isolated efforts.

Eco-Industrial Parks Will Become the Foundation of Next-Generation FDI

As multinational corporations raise their carbon and ESG requirements, eco-industrial parks will increasingly become a prerequisite.

Locations with:

• green electricity;
• transparent data;
• circular infrastructure;
• digital governance;

will have an advantage in the global FDI competition.

That is why eco-industrial parks are becoming the new “magnet” for international investment into Vietnam.

References:

• Đất Khu Công Nghiệp 247

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: https://industrialland.com.vn/en