When discussing the Southern Key Economic Region, most people think immediately of Ho Chi Minh City or Binh Duong. However, in recent years, Dong Nai has emerged as one of the most dynamic industrial provinces in Vietnam. With vast industrial land, rapidly improving infrastructure, and a continuous influx of FDI, Dong Nai’s industrial parks are entering a phase of strong expansion—becoming a “golden destination” for domestic and international manufacturers looking to invest, build factories, and develop logistics bases.

In particular, a series of major infrastructure projects—including Long Thanh International Airport, the Bien Hoa–Vung Tau Expressway, and Ho Chi Minh City’s Ring Road 3—are accelerating construction, helping Dong Nai evolve from a “satellite industrial zone” into a strategic import–export and logistics gateway for the entire Southeast region.

Overview of Dong Nai Industrial Parks Development

Industrial Expansion and FDI Landscape

According to Dong Nai’s Department of Planning and Investment, as of September 2025:

• The province has 37 approved industrial parks (IPs), the highest number in Vietnam, with 32 IPs already operational and an average occupancy rate of over 83%.
• By 2030, the number of IPs is expected to rise to 48.
• Total leasable industrial land reaches around 12,000 hectares, concentrated in Nhon Trach, Long Thanh, Trang Bom, and Bien Hoa.
• In the first nine months of 2025, Dong Nai attracted over USD 1.4 billion in FDI, ranking among the Top 5 nationwide. New investment primarily targets manufacturing, mechanical engineering, electronics, logistics, and warehouse infrastructure.

Several prominent industrial parks with high occupancy and strong investor attraction include:

• Long Thanh IP, Nhon Trach 3–5–6, Amata, Giang Dien, Ho Nai, An Phuoc, among others.
• New industrial parks undergoing land clearance—such as Long Duc 3, Ong Keo Expansion, and Phuoc Binh IP—are set to add hundreds to thousands of hectares to meet rising demand.

Export Growth – The Engine Driving Logistics & Warehouse Demand

In 2025, Dong Nai’s import–export sector maintained impressive growth:

• Export turnover (Jan–Oct 2025): USD 28.77 billion (+18.87%)
• Imports: USD 20.12 billion (+16.32%)
• Trade surplus: USD 8.6 billion

Key export categories include computers & electronics, textiles, footwear, wooden products, and processed agricultural goods.

Major export markets:

• U.S. (32%)
• Japan
• South Korea
• China

Rising production and exports naturally accelerate the need for logistics hubs, bonded warehouses, and distribution centers, prompting many logistics companies to expand their networks to Dong Nai.

Geographical Advantages & Regional Connectivity

Dong Nai possesses a “golden location” within the Southern Economic Region:

• Adjacent to Ho Chi Minh City, granting easy access to Cat Lai Port
• Close to Ba Ria–Vung Tau, home to the Cai Mep–Thi Vai deep-water port system
• Directly connected to Long Thanh International Airport, under construction, and targeted for operation in 2026

Major transport corridors—including Bien Hoa–Vung Tau Expressway, Ring Roads 3 & 4, and Dau Giay–Lien Khuong Expressway—position Dong Nai as a regional trade route, shortening transit times and reducing logistics costs.

Dong Nai’s Industrial Ecosystem – A Magnet for Investors & Logistics Growth

Dong Nai is one of Vietnam’s largest industrial hubs, with 37 operational IPs and 32 more planned for expansion. The average occupancy rate exceeds 83%, with several IPs already fully occupied—highlighting the province’s significant appeal to global manufacturers.

Notable industrial parks include:

Amata IP (Bien Hoa)

A model industrial park spanning over 700 ha, home to Japanese, Thai, and European investors in electronics, engineering, and food manufacturing. Strategically located near Bien Hoa City with direct access to Long Thanh–Dau Giay Expressway.

Long Duc IP (Long Thanh)

A 282-ha Vietnam–Japan joint venture attracting high-tech manufacturers. Long Duc 3 (launched in 2025) will provide additional land adjacent to Long Thanh Airport—ideal for airfreight and export logistics.

Nhon Trach 5–6–7 IP Cluster

Located along the Dong Nai River, enabling waterway connections to Cat Lai and Cai Mep–Thi Vai ports, and significantly reducing container transport costs.

Giang Dien – Bau Xeo – Dau Giay Cluster

A fast-growing zone in engineering, packaging, plastics, and food processing, connected to National Highway 1A and Dau Giay – Phan Thiet Expressway.

Logistics & Warehouse Demand Surge

From 2022–2024, Dong Nai’s logistics and warehouse capacity grew by over 30%, mostly in Long Thanh, Nhon Trach, and Trang Bom—key nodes connecting Ho Chi Minh City, Cat Lai Port, Long Thanh Airport, and Cai Mep–Thi Vai.

Growing FDI in supporting industries, electronics, and precision engineering also drives demand for modern warehouses, especially bonded warehouses and fulfillment centers.

Businesses increasingly seek storage solutions near industrial parks to reduce handling times and optimize inventory and transport costs.

New Investment Wave – A Powerful Growth Catalyst

In 2024, Dong Nai attracted USD 1.6 billion in new and expanded FDI. The province now hosts more than 1,550 valid FDI projects from 46 countries.

Key growth drivers include:

• Expanding expressway and logistics infrastructure
• Long Thanh Airport accelerating toward 2026 operations
• Policies promoting sustainable industrial development and green logistics

Logistics Infrastructure & Supporting Services

Dense industrial growth fuels strong demand for transportation, warehousing, and distribution services. The province is investing heavily in ICDs, logistics centers, and multimodal transport corridors, particularly the Long Thanh – Nhon Trach – Trang Bom axis.

This positions Dong Nai as a regional logistics hub, enabling businesses to establish end-to-end supply chains—from manufacturing to distribution.

Impact on the Warehouse & Logistics Market

Dong Nai is becoming a strategic transit point in Southeast Vietnam, supported by expressways, ports, and the future Long Thanh Airport.

Key market trends include:

1. Rising warehouse demand

Driven by growth in auxiliary manufacturing, electronics, plastics, food processing, and furniture. Warehouses along Highway 51 and Long Thanh–Dau Giay often reach 90–95% occupancy.

2. Shift toward modern warehouse models

Smart warehouses, cold storage, and e-commerce fulfillment centers are gaining traction, with strong investment from Japan, Korea, and Singapore.

3. Growth of multimodal logistics

Connectivity to highways, deep-water ports, and airports enables seamless production–storage–export cycles, unlocking strong demand for bonded warehouses and cross-border logistics.

4. Provincial policies promoting logistics hubs

Dong Nai plans 7 regional logistics centers by 2030, offering tax incentives, streamlined administrative procedures, and industrial–logistics integration.

Future Outlook of Dong Nai’s Industrial Ecosystem

Dong Nai is entering a new industrial development phase—shifting from traditional manufacturing to integrated, high-tech, and sustainable industrial logistics ecosystems.

Four major trends will shape the future:

1. Land planning optimized for supply chain clusters

Industrial parks are increasingly linked into connected clusters (Long Thanh – Nhon Trach – Bien Hoa – Trang Bom), enabling seamless production and logistics.

2. Strong investment in multimodal connectivity

Key projects—Long Thanh Airport, Bien Hoa–Vung Tau Expressway, Ring Roads 3–4, and Phuoc An Port—will form the backbone of regional logistics.

3. FDI shifts to satellite provinces

As land in HCMC and Binh Duong becomes limited, investors pivot to Dong Nai, boosting high-tech, clean energy, advanced manufacturing, and logistics services.

4. Green transition & logistics digitalization

Eco-industrial standards, renewable energy, IoT-based warehouse management, and TMS systems will define the next development phase.

Dong Nai is transforming from a traditional industrial province into a major logistics and manufacturing hub of Southern Vietnam. The integration of planning, infrastructure, capital flows, and technology is creating a closed-loop growth model—where logistics plays a pivotal role.

By 2030, Dong Nai is expected to be not only an attractive destination for industrial investors but also a strategic node in Vietnam’s and ASEAN’s logistics networks.