Building Factories in Dong Nai – The Province with the Most Industrial Parks in Vietnam attracts numerous global investors for factory construction due to its extensive land area with 33 industrial parks, abundant labor resources, and competitive FDI investment incentives.

Dong Nai Ranks in the Top 10 Vietnam for FDI Attraction

As of July 2024, FDI in Dong Nai has reached USD 940.7 million, placing it 7th in Vietnam and 3rd in the Southeast region, behind Ba Ria – Vung Tau and Ho Chi Minh City. This includes 49 new investment projects with a total investment of over USD 572 million, primarily focused on electronic components, mechanical engineering, textiles, logistics, etc., with an average investment of USD 7.8 million per hectare and an average labor force of 78 people per hectare.

Currently, the province has nearly 1,600 active FDI projects, with a total investment of over USD 34 billion. Major investors include South Korea, Taiwan, and Japan, which lead in registered investment capital and factory construction in Dong Nai.

Economic Development Potential of Dong Nai

Central Location in the Vietnam’s Southern key economic region

Dong Nai is located in the Southeast region, covering an area of 5,897.8 km², which accounts for 1.9% of the total land area of the country. This advantage helps Dong Nai become the province with the most industrial parks in Vietnam. Additionally, Dong Nai is at the center of the key economic region in Southeast Vietnam, bordering many major provinces: to the East with Binh Thuan and Lam Dong, to the West with Ho Chi Minh City and Binh Duong, to the South with Ba Ria Vung Tau, and to the North with Binh Phuoc. This location provides favorable conditions for businesses to establish factories in Dong Nai for trade and transportation.

Modern Transportation Infrastructure

Dong Nai has a well-developed transportation system with numerous major national routes.

Roads: Key national highways such as National Route 1A, National Route 20, and National Route 51 run through Dong Nai. Additionally, the Ho Chi Minh City – Long Thanh – Dau Giay Expressway shortens travel time between Dong Nai and other economic areas. The province is also working on two new expressways: Phan Thiet – Dau Giay and Ben Luc – Long Thanh, aimed at creating better connections with the Central and Southwestern regions.
Railways: The North-South railway line, which is 87.5 km long with 12 stations, facilitates cargo transportation. In 2021 – 2030 period, and planned to 2050, the province plans to add new railway lines such as Bien Hoa – Vung Tau and Thu Thiem – Long Thanh to reduce traffic pressure and connect with Long Thanh Airport and neighboring provinces.
Airports: The Long Thanh International Airport project is under construction, with a designed capacity of up to 100 million passengers and 5 million tons of cargo annually. It is expected to be a key factor for economic development and international trade for Dong Nai.
Waterways: Dong Nai has 18 ports, including major ports like Phuoc An, Go Dau, Nhon Trach, and Phuoc Thai. Phuoc An Port, covers 183 ha and can handle 2.2 million TEUs and 4 million tons of cargo annually.

30,000 DWT wharf at Go Dau port – Dong Nai

Industrial Park Infrastructure

Dong Nai currently has 33 industrial parks (IPs) with a total area of over 10,500 ha. Major IPs like Amata, Nhon Trach, Long Thanh, and Bien Hoa have well-developed infrastructure, including modern electricity, water, telecommunications systems, and centralized wastewater treatment facilities. Notably, Amata IP is one of the first in Vietnam to pilot the ecological IP model using a circular economy approach. Statistics show that Amata IP saves 6.6 billion VND annually, reducing electricity use by 1,871,000 kWh, CO2 emissions by 1,588 tons, water consumption by 27,817 m³, and LPG use by 5.6 tons. This significantly lowers operational and waste management costs and minimizes environmental impacts for businesses operating in Dong Nai, especially in Amata.
Additionally, to improve living conditions for workers in IPs, the province has launched several social housing projects near industrial zones. Specifically, Dong Nai has planned and allocated 1,000 ha for social housing projects. To date, 8 projects with over 9,000 apartments have been implemented and partially put into use.

Abundant Workforce

With a population of over 3.2 million, ranking fifth in Vietnam, Dong Nai has a young and abundant workforce that meets the labor needs of businesses setting up factories in the region. In addition, Dong Nai currently has 20 universities, colleges, and vocational schools with a trained labor rate of nearly 70%, helping the province maintain high-quality human resources, meeting the requirements of highly skilled industries, especially high-tech and manufacturing industries.

Incentives for FDI Companies Building Factories in Dong Nai

Building a factory in Dong Nai provides investors with various incentives depending on their field of production.

For projects in industrial production:
- Corporate income tax exemption for up to 2 years, with a 50% reduction in payable tax for up to the following 4 years.
For projects in supporting industries:
- A corporate income tax rate of 10% for 15 years.
- Tax exemption for up to 4 years, with a 50% reduction in payable tax for up to the following 9 years.
- Support for up to 50% of costs for pilot production of supporting industrial products.
- Import tax incentives as per the regulations in the investment law.
For high-tech and advanced technology application projects:
- Land rent exemption for 11 years from the project’s operational start date.
- A corporate income tax rate of 10% for a period of 15 years.
- Tax exemption for 4 years, with a 50% reduction in payable tax for the following 9 years.
- Exemption from import tax on goods imported to create fixed assets.

Dong Nai’s Industrial Development Orientation

In the near future, Dong Nai will continue to prioritize attracting high-tech and clean technology investment projects that can participate in global supply chains. Dong Nai particularly focuses on attracting large projects from strategic investors and multinational corporations, especially the projects of headquarter, research and development center, and innovation centers establishments, aligned with the investment in the construction of Long Thanh International Airport.

Long Thanh International Airport

Besides, Dong Nai is also concentrating on attracting investment in supporting industries such as component, spare part, and raw material manufacturing in the fields of mechanical engineering; electronics and IT; automobile assembly; and aircraft maintenance. The province strongly encourages high-tech and environmentally friendly projects, and investment in the IT sector, including hardware and software production.

List of Industrial Parks in Dong Nai – Updated 2024

Among the 33 industrial parks in Dong Nai, 31 are operating, 1 is in the process of building infrastructure and attracting investment (Long Thanh High-Tech Park), and 1 new park was established in July 2023 (Long Duc 3 Industrial Park).

1. Loc An – Binh Son Industrial Park

Area: 497.77 ha
Location: Long Thanh District
Occupancy Rate: 73.95%

2. Dau Giay Industrial Park

Area: 330.8 ha
Location: Thong Nhat District
Occupancy Rate: 60.57%

3. Giang Dien Industrial Park

Area: 529.2 ha
Location: Trang Bom District and Bien Hoa City
Occupancy Rate: 43.11%

4. Long Khanh Industrial Park

Area: 264.47 ha
Location: Long Khanh Town
Occupancy Rate: 91.38%

5. Ong Keo Industrial Park

Area: 823.45 ha
Location: Nhon Trach District
Occupancy Rate: 89.55%

6. AGTEX Long Binh Industrial Park

Area: 43.26 ha
Location: Long Binh Ward, Bien Hoa City
Occupancy Rate: 100%

7. Tan Phu Industrial Park

Area: 54.16 ha
Location: Tan Phu Town, Tan Phu District
Occupancy Rate: 17.76%

8. Bau Xeo Industrial Park

Area: 499.8 ha
Location: Song Trau, Tay Hoa, Hill 61, and Trang Bom Town, Trang Bom District
Occupancy Rate: 98.1%

9. Thanh Phu Industrial Park

Area: 177.2 ha
Location: Thanh Phu Commune, Vinh Cuu District
Occupancy Rate: 48.27%

10. Xuan Loc Industrial Park

Area: 108.82 ha
Location: Xuan Tam and Xuan Hiep Communes, Xuan Loc District
Occupancy Rate: 80.76%

11. Nhon Trach I Industrial Park

Area: 446.49 ha
Location: Hiep Phuoc, Phuoc Thien, and Phu Hoi Communes, Nhon Trach District
Occupancy Rate: 95.84%

12. Nhon Trach II Industrial Park

Area: 331.42 ha
Location: Hiep Phuoc Town and Phu Hoi Commune, Nhon Trach District
Occupancy Rate: 94.96%

13. Nhon Trach II – Loc Khang Industrial Park

Area: 69.53 ha
Location: Hiep Phuoc Town and Phu Hoi Commune, Nhon Trach District
Occupancy Rate: 84.09%

14. Nhon Trach II – Nhon Phu Industrial Park

Area: 183.18 ha
Location: Hiep Phuoc and Phu Hoi Communes, Nhon Trach District
Occupancy Rate: 99.3%

15. Nhon Trach III Industrial Park

Area: 697.49 ha (Phase 1: 337 ha, Phase 2: 360.49 ha)
Location: Hiep Phuoc and Long Tho Communes, Nhon Trach District
Occupancy Rate: Phase 1: 100%, Phase 2: 85.07%

16. Nhon Trach V Industrial Park

Area: 298.4 ha
Location: Long Tan and Hiep Phuoc Communes, Nhon Trach District
Occupancy Rate: 100%

17. Nhon Trach VI Industrial Park

Area: 314.23 ha
Location: Long Tho Commune, Nhon Trach District
Occupancy Rate: 65.95%

18. Long Duc Industrial Park

Area: 281.32 ha
Location: Long Duc Commune, Long Thanh District
Occupancy Rate: 75.82%

19. Dinh Quan Industrial Park

Area: 54.35 ha
Location: La Nga Commune, Dinh Quan District
Occupancy Rate: 100%

20. An Phuoc Industrial Park

Area: 200.85 ha
Location: An Phuoc Commune, Long Thanh District
Occupancy Rate: 53.59%

21. Long Thanh Industrial Park

Area: 486.91 ha
Location: An Phuoc and Tam An Communes, Long Thanh District
Occupancy Rate: 84.56%

22. Tam Phuoc Industrial Park

Area: 323.18 ha
Location: Tam Phuoc Commune, Bien Hoa City
Occupancy Rate: 98.59%

23. Nhon Trach Textile Industrial Park

Area: 175.6 ha
Location: Hiep Phuoc and Phuoc An Communes, Nhon Trach District
Occupancy Rate: 97.43%

24. Bien Hoa I Industrial Park

Area: 335 ha
Location: An Binh Ward, Bien Hoa City
Occupancy Rate: 100%

25. Bien Hoa II Industrial Park

Area: 394.63 ha
Location: Long Binh Tan and An Binh Wards, Bien Hoa City
Occupancy Rate: 93.97%

26. Song May Industrial Park

Area: 473.95 ha (Phase 1: 250 ha; Phase 2: 223.95 ha)
Location: Bac Son Commune, Trang Bom District
Occupancy Rate: Phase 1: 84.45%

27. Loteco Industrial Park

Area: 100 ha
Location: Long Binh Ward, Bien Hoa City
Occupancy Rate: 99.26%

28. Amata Industrial Park

Area: 513.01 ha
Location: Long Binh Ward, Bien Hoa City
Occupancy Rate: 90.86%

29. Go Dau Industrial Park

Area: 182.38 ha
Location: Phuoc Thai Commune, Long Thanh District
Occupancy Rate: 91.08%

30. Ho Nai Industrial Park

Area: Phase 1: 226 ha; Phase 2: 270.65 ha
Location: Ho Nai 3 Commune, Trang Bom, Bien Hoa
Occupancy Rate: Phase 1: 82%

31. Suoi Tre Industrial Park

Area: 144.78 ha
Location: Suoi Tre Commune, Long Khanh
Occupancy Rate: 82.68%

32. Long Thanh High-Tech Industrial Park

Area: 410.31 ha
Location: An Phuoc and Tam An Communes, Long Thanh District
Status: Infrastructure under development

33. Long Duc 3 Industrial Park

Area: 244.5 ha
Location: Long Duc Commune, Long Thanh District
Status: Approved planning

See more: Factories in the field of supporting industry – design and consult by DELCO

See more: Vietnam develops specialized policies for processing and manufacturing industry