Entering 2026, the Southern industrial real estate market continues to be the focal point for manufacturing capital. From Binh Duong and Dong Nai to Long An, each locality is shaping a distinct role within the regional logistics landscape.
Southern Industrial Triangle
Ho Chi Minh City serves as the coordination and urban logistics hub, with increasingly scarce land and high rental rates. Binh Duong and Dong Nai are the manufacturing cores, benefiting from infrastructure connecting to ports and airports. Long An is emerging as a cost-effective choice for businesses requiring large areas.
New expressway corridors and the Cai Mep – Thi Vai port cluster are significantly shortening transit times, turning industrial parks near transportation axes into true hotspots.
Location is not just about the distance to the port — it is the total time a container takes to travel from the factory to the ship.
What Tenants Should Consider
Beyond rental rates, businesses must evaluate total operating costs: logistics distance, power supply stability, legal status, and expansion potential. A low rental price far from ports and lacking infrastructure can prove more expensive in the long run.
The BFF Factory & Warehouse project at Tan Binh Industrial Park was positioned with that exact mindset — optimizing total logistics time, not just the distance on a map.