Choosing an industrial zone near Ho Chi Minh City starts with your operation: what you make, how goods move, and where your team will live. A low headline rent can become expensive if the building needs major electrical work or every delivery crosses a congested route.
This guide compares seven established names across three areas: the southern city and port corridor, the Bình Dương manufacturing area, and Đồng Nai. Use it to build a shortlist, then ask each operator for a current proposal for your exact project.
Reviewed September 2026. Park profiles are based on operator sources; comparison tips are our editorial guidance. Availability, rents and project acceptance require direct confirmation.
Understand the geography before you book visits
Industrial property listings still use familiar names such as Bình Dương, Long An, Thuận An and Nhà Bè. Following the 2025 administrative reorganization, the former Bình Dương and Bà Rịa–Vũng Tàu provinces became part of Ho Chi Minh City, while Long An and Tây Ninh became the new Tây Ninh province. This article uses familiar area names for orientation, not as a substitute for a current legal address. See the government’s announcement of Resolution 202/2025/QH15.
For every appointment, request the exact factory gate pin and the current address. “Near Ho Chi Minh City” is a broad search area, not a reliable travel-time estimate.
Seven industrial parks at a glance
The comparison below is a starting point for questions, not a ranking or a statement that your industry is automatically permitted.
| Industrial zone | Area to plan around | Main question for your visit |
|---|---|---|
| Tân Thuận Export Processing Zone | Southern urban Ho Chi Minh City | Does the specific space suit your production and delivery needs? |
| Hiệp Phước Industrial Park | Southern port corridor | Which terminal and shipping route would your cargo actually use? |
| Long Hậu Industrial Park | Cần Giuộc area, Tây Ninh | Which factory format fits your start-up schedule? |
| VSIP I – Bình Dương | Thuận An area | Can you secure a suitable existing unit and workable staff commute? |
| VSIP II – Bình Dương | Bình Dương manufacturing area | Which phase, plot or ready-built factory is being offered? |
| Amata City Biên Hòa | Biên Hòa area, Đồng Nai | How well does the location connect with your suppliers and workforce? |
| Amata City Long Thành | Long Thành area, Đồng Nai | What infrastructure is available at handover, and what remains planned? |
1. Tân Thuận: start with the southern urban area
Tân Thuận is an export processing zone in Tân Thuận Ward, Ho Chi Minh City. Its operator publishes a location guide that is useful when planning a visit from the city’s southern residential and commercial areas. Check the official Tân Thuận location page.
On your shortlist, treat proximity to your office as one factor alongside usable floor area, loading access and the building’s suitability. Ask the operator to explain the arrangements that apply to your proposed activity, especially if your business will serve both domestic and export customers. Do not assume the zone’s name alone determines your company’s customs or tax treatment.
2. Hiệp Phước: examine the port connection
Hiệp Phước’s operator positions the park around port-related industrial development in southern Ho Chi Minh City. That makes it a relevant candidate to investigate when cargo movement is central to your operation. Read the Hiệp Phước operator introduction.
Ask your freight forwarder to assess the actual terminal, shipping service and container route before assigning the location a logistics advantage. During the visit, inspect turning space, loading areas, gate procedures and any road restrictions affecting your vehicles. A nearby port is useful only when it fits the cargo you move.
3. Long Hậu: compare factory formats
Long Hậu’s operator lists its address in Cần Giuộc Commune, Tây Ninh Province. Its published options include industrial land, ready-built factories, factories built to requirements and high-rise factories. The operator also describes proximity to the southern Ho Chi Minh City port system. See Long Hậu’s official FAQ.
For a smaller first operation, compare the cost and lead time of fitting out an existing building with a more customized solution. If considering an upper-floor unit, check goods lifts, floor loading, delivery handling and utility capacity. Request drawings and a written handover specification before comparing quotations.
4. VSIP I – Bình Dương: investigate the exact available unit
VSIP I is one of the operator’s established Bình Dương projects. Use the official VSIP I project profile to identify the development, then ask the leasing team for current options rather than relying on an old listing.
For a visit in the Thuận An area, test both supplier access and the journey your staff would make. Ask whether a proposal concerns a particular ready-built factory, a secondary lease or another arrangement. The specification and condition of the offered building matter more than the familiarity of the park’s name.
5. VSIP II – Bình Dương: identify the phase and gate
VSIP II’s operator profile describes industrial land, ready-built factories and supporting amenities. Consult the VSIP II project information for an overview.
Be precise about the phase and location under discussion. Two proposals using the same development name may produce different journeys for employees and trucks. Ask for utility capacity allocated to the offered premises, the expansion options beside them, and any infrastructure work that must finish before you can begin fitting out.
6. Amata City Biên Hòa: assess the supplier and workforce fit
Amata City Biên Hòa is an established industrial development in the Biên Hòa area of Đồng Nai. The operator also describes work toward an eco-industrial park model. See the official Amata City Biên Hòa profile.
Use a site visit to test the practical relationships around the location: your key suppliers, maintenance providers, prospective employees and freight routes. If sustainability requirements matter to your customer, ask for evidence covering the specific building and services you would use, rather than assuming a park-wide initiative satisfies every requirement.
7. Amata City Long Thành: separate current access from future plans
Amata positions its Long Thành project in relation to the region’s expressways and Long Thành airport. The operator’s Long Thành profile provides the project overview.
Infrastructure plans can be valuable for a long-term decision, but your opening date needs a working route and usable services. Ask which roads, utility connections and facilities are operational for the proposed handover date. Confirm current airport services separately before building an airfreight plan around them.
Factory visit checklist: compare the same facts
- Process fit: send your production flow, materials, emissions and wastewater characteristics to the operator before visiting.
- Building: check clear height, floor loading, roof condition, loading bays, drainage and space for equipment access.
- Utilities: obtain the available electrical capacity, water supply and wastewater acceptance conditions in writing.
- People: test the commute at shift times and examine staff transport, food and nearby housing options.
- Costs: request rent, service fees, utility charges, deposits, fit-out costs, escalation terms and reinstatement obligations on the same basis.
- Readiness: identify who is responsible for approvals, upgrades, inspections and handover documents.
Compare total operating cost over your intended occupation period. A quotation per square metre is only one line in that calculation. For staffing preparation, read our guide to hiring engineers and technicians in Ho Chi Minh City.
Plan site visits by area
Group Tân Thuận, Hiệp Phước and Long Hậu into a southern itinerary; organize VSIP appointments separately; and reserve another itinerary for Biên Hòa and Long Thành. These are planning groups, not a promise that every appointment fits into one day.
Confirm gate access, visitor identification, meeting duration and factory access in advance. Leave time to see the loading area and utilities, then repeat a shortlisted journey during normal working traffic. Before committing, connect the property decision with your first-month business checklist and equipment import plan.
Frequently asked questions
Which industrial zone near Ho Chi Minh City is best?
There is no single best park for every operation. Shortlist locations by process acceptance, suitable premises, utilities, cargo routes, workforce access and total cost. Compare actual offers for the same requirements.
Can I rent a factory instead of building one?
Some operators, including Long Hậu and VSIP II, advertise ready-built factories. Ask for current unit availability, usable area, fit-out requirements and handover dates. A product listed on a website is not confirmation that a suitable unit is vacant.
Should I choose the park closest to my apartment?
Include your commute, but also evaluate employee travel and deliveries. Test the journey to the actual factory gate at the times your team would travel before choosing long-term housing.
Why do listings still say Bình Dương or Long An?
These familiar area names remain common in property searches and project branding after the 2025 administrative reorganization. Obtain the current address from the operator for appointments and formal documents.
How can I get a useful factory quotation?
Send the required floor area, production process, power demand, loading needs, staff numbers, intended start date and lease period. Ask each operator to separate rent, service charges, deposits and required upgrades.
Prepare your industrial site shortlist
Send Lost in HCM your preferred area, project timeline and equipment requirements. We can discuss practical preparation for your next step in Ho Chi Minh City.
