Bien Hoa 2 Industrial Park

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Operating time: 1995 - 2045
Total Area: 394,63 Ha
Price: 200 USD/m2
Building density: 60 %
Occupancy: 100 %
Address: An Binh and Long Binh Tan wards, Bien Hoa City, Dong Nai Province, Vietnam

Bien Hoa II Industrial Park is one of the earliest industrial parks established during Vietnam’s initial phase of economic liberalization to encourage foreign investment. Despite being set up and operational at an early stage, Bien Hoa II Industrial Park is still recognized as one of the most contemporary and high-standard industrial parks in Dong Nai.

I. Overview

Established in 1995, during Vietnam’s initial phase of economic innovation and openness to attract foreign investment, Bien Hoa II Industrial Park spans a total planned area of 394.63 hectares. The project was executed by Sonadezi Long Binh Joint Stock Company with a significant investment totaling up to 18.47 million USD.

Master Planning Map of Bien Hoa 2 Industrisl Park - Dong Nai Province - TTTFIC GROUP

Project overview map

Bien Hoa II Industrial Park primarily offers the following services

  • Industrial land leasing
  • Ready-built and custom-built factory systems, including high-tech and high-rise factories
  • Business premises and spaces for company representative offices
  • Adjacent residential area spanning dozens of hectares, providing accommodation for officials and employees
  • Commercial centers and supermarkets supply goods for the convenience of workers.

Scale and land use structure

  • Total planned area: 394.63 hectares
  • Total factory land area: 236.4 hectares
  • Remaining rental area: 0 hectares
  • Green coverage: 10.23 hectares

Current status of investment attraction in the industrial park

Despite being established earlier than many other industrial parks in Dong Nai province, Bien Hoa II Industrial Park has successfully attracted numerous domestic and foreign project investors, leading to a rapid increase in project capital. Some major enterprises located here include Canpac Limited Liability Enterprise, CN FUSHENG Limited Liability Enterprise, Bao CP Industrial Enterprise Limited (Vietnam), Company Viet Nhat Gas Joint Stock Company, Tam Phuoc Urban Development Joint Stock Company, FUJITA CORPORATION Enterprise, and Truong Hai Car Joint Stock Company.

II. Strategic location of the industrial park

Bien Hoa II Industrial Park is situated in An Binh and Long Binh Tan wards, Bien Hoa City, Dong Nai Province. Serving as a transportation hub within the economic quadrilateral region comprising Dong Nai, Binh Duong, Vung Tau, and Ho Chi Minh City, the park benefits from its location adjacent to the Dong Nai River, with strategic interfaces including:

  • The East borders Long Binh and Phuoc Tan wards.
  • The West borders Ho Chi Minh City and Binh Duong across the Dong Nai River.
  • The South borders An Hoa Ward and Long Hung Commune.
  • The North borders An Binh Ward.

Furthermore, this advantageous geographical position facilitates easy access to economic centers, airports, railways, and nearby industrial parks such as Amata – Bien Hoa Industrial Park, Ho Nai Industrial Park, and Song May Industrial Park. Specifically:

Road network

  • Situated along National Highway 1A.
  • Distance to Ho Chi Minh City – Long Thanh – Dau Giay Expressway: 31 km.


  • Distance to Dong Nai Port: 02 km.
  • Distance to Cat Lai Port: 26 km.
  • Distance to Cai Mep Port: 53 km.
  • Distance to Phu My Port: 49 km.

Air transport

  • Distance to Tan Son Nhat airport: 35 km.
  • Distance to Long Thanh airport: 25 km.

Railway stations

  • Distance to Song Than station: 18.6 km.
  • Distance to Bien Hoa station: 8.6 km.

City centers

  • Distance to Ho Chi Minh City: 25 km.
  • Distance to Vung Tau city center: 20 km.

Thanks to this strategic geographical location, Bien Hoa II Industrial Park can facilitate smooth trade operations, aiding businesses in the transportation of raw materials, goods, and products through various means. Moreover, this location provides access to a large consumer market, enabling businesses to expand their production and operations.

III. Infrastructure

Despite being established and operational at an early stage, Bien Hoa II Industrial Park is still regarded as a modern industrial park, attracting numerous investors due to its consistent focus on the regular maintenance of existing facilities and the construction of new systems.

Bien Hoa 2 Industrial Park - Dong Nai - TTTFIC Group

Bien Hoa 2 Industrial Park – Dong Nai – TTTFIC Group

Internal Transportation Road Network

The internal road system at Bien Hoa II spans over 4,000 meters in length. The road surface is constructed with hot asphalt and concrete, bordered by trees creating a scenic landscape on both sides. Depending on the classification as the main route or branch route, the road dimensions are as follows:

  • Main route: Constructed with a width ranging from 20 meters to 30 meters, featuring four separate lanes.
  • Branch route: Built with a road width of less than 20 meters, accommodating two separate lanes.

External Transportation Road Network

The external transportation system surrounding the Industrial Park facilitates the smooth movement and transportation of goods through various modes:

Road Traffic

  • National Highway 1A: Connecting Bien Hoa II Industrial Park with Vung Tau, Binh Duong, Ho Chi Minh City, and Eastern provinces.
  • National Highway 51: Linking the Industrial Park with Long Thanh and Ba Ria – Vung Tau.
  • Ho Chi Minh – Long Thanh – Dau Giay Expressway: Providing connectivity between the Industrial Park and the center of Ho Chi Minh City and neighboring provinces.


  • The Industrial Park is located in close proximity to major commercial ports capable of handling ships with a tonnage of up to tens of tons, including Dong Nai Port, Cat Lai Port, Cai Mep Port, and Phu My Port.


  • Proximity to Long Thanh Airport and Tan Son Nhat Airport, facilitating the transportation of goods and people through a range of aircraft, from light to heavy.


  • Bien Hoa II Industrial Park is approximately 28 kilometers from Saigon station, accommodating trains running along the North and South to meet the goods transportation requirements of businesses.

Water Supply System

The water supply at Bien Hoa II Industrial Park is sourced from the Dong Nai Water Supply Company, with a daily capacity of 25,000 m3. The water plant within the industrial park is constructed on a large scale, providing a capacity of up to 20,000 m3 per day and night.

Electric Supplying System

The power source at Bien Hoa II Industrial Park is directly derived from the national grid through the 63MVA transformer station, featuring a voltage of 110/22KV and a source capacity of 63MVA. Additionally, an internal backup power plant is installed to ensure sufficient electricity for all factories within the industrial park, featuring a voltage source of 110V/22KV with an operational capacity of approximately 40MVA.

Wastewater Treatment System

The wastewater treatment plant at Bien Hoa II Industrial Park operates at an average capacity of 4,000 m3 per day, which can increase to 8,000 m3 per day during peak periods in compliance with QCVN 40:2011/BTNMT standards.

Communication Systems

The entire industrial park is equipped with a comprehensive technical corridor system, facilitating the installation of various telecommunication services such as ADSL. Each business within the park is equipped with a synchronous communication system supporting a range of communication forms, including:

  • Digital subscriptions enable communication via domestic and international subscription numbers, with over 4,000 connection lines available.
  • Data and Internet services support communication with partners and customers through Email, Fax, and popular social networking applications such as Zalo, Facebook, and Skype.

Security System:

To ensure the safety of the entire area, the management of Bien Hoa II Industrial Park has implemented the following two systems:

  • Control points and manufacturing plants within the industrial park have installed surveillance cameras.
  • Dozens of security posts with dedicated security forces patrolling 24/7, ensuring the highest level of security for businesses and workers.

Fire Protection System:

To prevent fire and explosion incidents that may cause harm to workers and businesses, the Industrial Park has invested in and equipped itself with a modern fire protection system, adhering to upgraded standards in accordance with Vietnamese Law, including:

  • Each production area has installed fire alarm systems and fire extinguishing water lines.
  • A line of specialized fire trucks to address emergency situations.
  • Hydrant systems along the roads support the effective operation of specialized fire trucks.

Surrounding Public Utility System:

In addition to the aforementioned infrastructure systems, Bien Hoa II Industrial Park provides a comprehensive range of other utility services to meet the needs of workers, including:

  • Banks, including Vietcombank Bank, Agribank, Sacombank, BIDV, and Shinhan Bank.
  • Hospitals, such as Long Binh International General Hospital, Rehabilitation Nursing Hospital, Long Binh Tan General Clinic, and Shing Mark University of Medicine and Pharmacy Hospital.
  • Supermarkets and shopping centers, such as Big C Dong Nai, Bach Hoa Xanh, Dien May Xanh, Kids Mart, and Mobile World.
  • The inter-level school system comprises Long Binh Tan Primary School, Long Binh Tan Secondary School, Le Quy Don and Nguyen Huu Canh high schools, and 25 private state preschools.

IV. Industries Attracting Investment in Bien Hoa II

The industries that authorities are encouraging to invest in Bien Hoa II Industrial Park include:

  • Production and processing of garments, including clothing and fashion accessories.
  • Manufacturing, distribution, and assembly of electronic components.
  • Processing of household wooden furniture.
  • Food production, encompassing sugar, milk, cakes, candy, and monosodium glutamate.
  • Production of pharmaceuticals and cosmetics.
  • Warehousing services.
  • Jewelry manufacturing.
  • Production of chemicals and chemical-related products, such as paints and solvents.
  • Mechanical industry and manufacturing of various types of machinery.
  • Production of iron, steel, cast iron, and stainless steel.
  • Production of building materials.
  • Production and distribution of stationery.
  • Gas production.
  • Production of pesticides and plant protection chemicals.
  • Production of animal feed.

V. Investment Costs at Bien Hoa II Industrial Park – Dong Nai

Specific investment costs in this industrial park are as follows:

Industrial land rental price200 USD/m2/50 years.
Infrastructure management fee0,4 USD/m2/year.
Infrastructure maintenance fees0,4 USD/m2/year.
Cost of wastewater treatment0,28 USD/m3.
Water price0,4 USD/m3.
Electricity priceElectricity prices are calculated according to the following time zones:

  • Peak hours: 0,1 USD.
  • Normal hours: 0,05 USD.
  • Off-peak hours: 0,03 USD.
Phone and Internet pricesAccording to general regulations of the VNPT telecommunications company


  • The listed prices above do not include VAT.
  • Land rental prices may vary depending on market fluctuations.

VI. Investment Incentives in Bien Hoa II Industrial Park

The project investor continues to implement preferential policies for businesses leasing land, including:

  • Corporate income tax exemption for the initial 2 years.
  • 50% tax reduction for the subsequent 4 years.
  • Free assistance with documentation and procedures for investment license application, acquisition of investment, and business registration.

This advantageous policy enables manufacturing businesses to alleviate substantial expenses during the initial investment phase. Consequently, lightening the financial burden brings about a shortened payback period and increased profitability.

VII. Labor Costs and Labor Resources

Labor costs and resources persist as significant concerns for businesses and investors. However, the labor pool within Bien Hoa II Industrial Park remains stable. Currently, Dong Nai province has a population of 3.5 million people, with 2.2 million falling within the working-age bracket. Approximately 50% of these workers have received formal training.

Furthermore, in addition to the advantage of local labor resources, Bien Hoa II Industrial Park effortlessly attracts labor from neighboring areas such as Binh Duong Province, Ba Ria – Vung Tau Province, and other nearby regions due to its strategic geographical location.

As a result, manufacturing enterprises need not worry about a shortage of manpower to fulfill significant orders within short timeframes. Notably, Bien Hoa II Industrial Park is renowned as the “Pioneering Project Leading the Industry Development Trend in Vietnam.” Since 1993, this industrial park has underscored its significance by delivering substantial economic value to Dong Nai and the nation at large. TTTFIC firmly believes that in the future, Bien Hoa II Industrial Park will continue to flourish and contribute even more significantly to the country’s economy.

The land for lease that belong to Industrial Park has run out of stock. Only the land and warehouse has been re-invested by individual investor that still available

TTTFIC Group: Guide to Industrial Real Estate in Vietnam

  • Where you gain a comprehensive view of the ideal investment environment for foreign enterprises, we are TTTFIC Group, your reliable partner in the Industrial Real Estate sector.
  • For first-time investors in Vietnam, we assist in surveying suitable locations in Industrial Zones across the entire territory of Vietnam. We support handling investment procedures for projects.
  • Our Design & Build approach means that from the moment the investor completes the land lease location, we take responsibility for all steps, including obtaining IRC/ERC; DTM; Fire prevention and firefighting certificates; legal aspects of the project from the design phase; applying for construction permits; progressing to the construction phase, and completing the factory for handover to the investor in an operational state in a turnkey manner.
  • You don’t waste time searching, don’t incur additional consulting fees, and don’t have to spend money on investment estimates. We offer a complete package from receiving the client’s idea to completing the project, ensuring a smooth start of operations, reducing 2/3 of the time, effort, and money for you.
  • Services include Lease, Purchase, Sale, and M&A (Merger & Acquisition): We provide specialized information and support for your real estate needs in key business areas.
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  • With over 20 years of experience in Design & Build for FDI projects of all scales. If you’re seeking industrial real estate in Vietnam, give us a call! With a team of experienced experts, engineers, and lawyers, we have assisted thousands in property buy, sell, M&A, and industrial real estate leasing (especially investors from the US, Germany, Denmark, Sweden, the UK, Korea, Japan, Taiwan, China, India, Singapore…).
  • Together, we can build a prosperous and sustainable future for both businesses and communities. We look forward to collaborating with you.

Industrial real estate in industrial zones, Vietnam


Address: No.290, Dong Khoi Street, Hoa Phu Ward, Thu Dau Mot City (Binh Duong New City), Binh Duong Province, Vietnam.

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