Nhơn Trạch, a district in Dong Nai province, is currently home to ten industrial parks, nine of which are operational and employ over 120,000 direct laborers, along with approximately 5,000 experts, CEOs, and senior managers working locally.
Once known as the “industrial capital” of southern Vietnam and located right next to Ho Chi Minh City, this area has, for many years, fallen short of providing quality housing for this particular group of customers. Numerous experts working in Nhon Trach have had to commute for hours to Ho Chi Minh City to rent apartments.
Surveys reveal that while land plots dominate the supply in Nhon Trach, there is a dearth of apartment complexes in the area. The social housing projects present have been in use for quite some time, and new developments are scarce.
Currently, along Ton Duc Thang Street and in close proximity to major industrial parks, there is an upcoming apartment project called FIATO Airport City by Thang Long Real Group, which aims to address the housing needs of experts, CEOs, and senior managers working in the Nhon Trach industrial parks. The project is also conveniently located near key infrastructure projects, just a 10-minute drive from Long Thanh International Airport and 500 meters from the future Thu Thiem-Long Thanh light rail station. From the project, it takes approximately 25 minutes to reach Ho Chi Minh City, and it offers easy access to major roads such as the Dong Nai-Vung Tau, Ben Luc-Long Thanh highways and Nguyen Ai Quoc Avenue. It is also situated near crucial ports like the Cai Mep-Thi Vai port cluster and Phuoc An Port, leaving ample room for potential price appreciation.
In the same vicinity, a 40-hectare urban area project is about to be launched, offering another rare supply of housing in Nhon Trach at this point.
In contrast to Binh Duong, which introduces tens of thousands of apartments to the market every year, Nhon Trach in Dong Nai sees a minuscule number of apartment projects. Along the road from Tran Phu to Ton Duc Thang in Hiep Phuoc ward, there are numerous large-scale industrial parks, but apartment developments catering to the housing needs of experts and engineers working in these parks are scarce.
High-quality apartment projects in Nhon Trach are rare, meeting the demands of experts, CEOs, and engineers working in the industrial parks or the future Long Thanh airport.
Not only is there a high demand for rentals among those working in the industrial parks, but the Long Thanh International Airport staff (pilots, flight attendants, and ground staff) will also contribute significantly to the future demand for apartments in Nhon Trach.
With the first phase of the Long Thanh International Airport project nearing operation, it is expected to generate a substantial demand for real estate in Nhon Trach and Long Thanh. However, the limited housing supply in the area remains a challenge.
Currently, there are about five housing projects underway in Nhon Trach, but most of them offer low-rise or land plot products. The market still lacks mid- to high-end apartment complexes or integrated residential areas exclusively for experts, and this situation diminishes the market’s appeal to high-income groups, such as experts and senior managers of companies.
According to Ms. Giang Huynh, Director of Research at Savills Vietnam, the potential for rental housing in industrial parks/clusters targeting experts and engineers is enormous. Still, some areas near Ho Chi Minh City fall short of meeting this demand or providing the desired amenities for this demographic.
In addition to proximity to industrial parks, Ms. Giang mentions that experts and engineers, both local and expatriate, prioritize living amenities. Therefore, real estate projects must meet these criteria to attract potential tenants or buyers.
“This was also an issue in the Binh Duong market in the past,” she emphasizes. “When the demand for purchasing and renting among experts and engineers in industrial parks was high, there was a shortage of premium projects to meet their requirements. As a result, many people left Binh Duong and chose to rent apartments in Ho Chi Minh City. The market in the area risks losing this abundant and promising customer base.”
Recently, with improved transportation connections between Nhon Trach and Ho Chi Minh City and the upcoming Long Thanh International Airport, many real estate investors have started acquiring land to develop premium housing projects for experts and senior managers. Nonetheless, the number of such projects in Nhon Trach remains scarce.
The infrastructure connecting Nhon Trach and Ho Chi Minh City is becoming more convenient. (Photo: Ton Duc Thang Road is being expanded and upgraded)
It is undeniable that Nhon Trach’s proximity to Ho Chi Minh City and continuous infrastructure investments have positively impacted its real estate market. In late April 2025, the People’s Committees of Ho Chi Minh City and Dong Nai agreed to implement three key inter-regional bridge projects: the Cat Lai Bridge (top priority), the Dong Nai 2 Bridge, and the Phu My 2 Bridge. These bridges will shorten travel time between Ho Chi Minh City and Nhon Trach, transform the region’s transportation landscape, and positively influence real estate investors’ psychology.
Additionally, there are plans to extend the Ben Thanh-Suoi Tien metro line to Dong Nai, with construction expected to commence in early 2026. A proposed railway connection between Tan Son Nhat and Long Thanh airports is also on the table. Furthermore, the area benefits from its proximity to the Long Thanh International Airport and the Cai Mep-Thi Vai port cluster, and it will directly benefit from the soon-to-be-completed Ben Luc-Long Thanh expressway.
These factors are expected to increase the demand for housing. However, the development of real estate supply in the area has not kept pace with the scale of infrastructure investments.
According to experts, it is necessary to diversify the real estate segments and types of properties in Nhon Trach, especially in the mid- to high-end apartment sector, to meet buyer demands and enhance competitiveness with other satellite cities of Ho Chi Minh City.
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