Bien Hoa 1 IP ready for functional conversion

December 31 marked the final deadline set by Dong Nai province for enterprises to complete their relocation from Bien Hoa 1 Industrial Park (IP) – the country’s oldest IP – in order to protect the environment, improve the urban landscape along the Dong Nai River, and create new development space for the province’s central urban area.

To date, most enterprises have completed their relocation, while the remaining ones are urgently carrying out tasks in line with their commitments. This provides an important basis for the province to proceed with the project to convert Bien Hoa 1 IP into an urban–commercial–service area combined with environmental improvement (the Project).

Bien Hoa 1 IP before the implementation of the project to convert Bien Hoa 1 IP into an urban–commercial–service area combined with environmental improvement. Photo: Hoang Loc

Nearly 198 hectares of cleared land secured

To implement the Project, the province needs to recover approximately 329 hectares of land, divided into three zones: an urban–commercial–service area of about 50.5 hectares (Zone 1); a political–administrative urban area of around 103.5 hectares (Zone 2); and an urban–commercial–service area covering 175 hectares (Zone 3).

So far, key procedures in accordance with regulations have largely been completed, including the issuance of land recovery notices, asset inventory, and verification of land origins and on-land assets. The Provincial Land Fund Development Center has submitted compensation plans for appraisal and approval for 67 companies, with only one enterprise still reviewing planning details and finalising its relocation plan. Most enterprises have received official land recovery decisions as required.

Residents of Tran Bien ward relocate assets and hand over land to the State in July 2025. Photo: Hoang Loc

An enterprise suspends production and dismantles machinery in December 2025. Photo: Hoang Loc

According to Le Thanh Dien, Deputy Director of the Provincial Land Fund Development Center, site clearance has achieved notable results. Approximately 198 hectares have been cleared, equivalent to about 65% of the total land area subject to compensation and recovery plans (320 out of 329 hectares).

Specifically, Zone 1 has secured “clean land” for 88% of the area required to be recovered; site clearance in Zone 2 has reached 69% (including areas cleared but not yet fully handed over); while Zone 3 has achieved 47% site clearance, also including land cleared but pending handover.

A factory building dismantled in August 2025. Photo: Hoang Loc

From now until January 9, 2026, the Provincial Land Fund Development Center will continue coordinating with Tran Bien ward People’s Committee to finalise compensation plans and issue land recovery decisions for the remaining nine units, while publicly posting compensation plans in accordance with regulations. At the same time, the center will work with the inter-sectoral inspection team established by the Provincial People’s Committee to complete land handover procedures in January 2026.

New space from an old IP

Established in the 1960s, Bien Hoa 1 IP is Vietnam’s first IP closely associated with Dong Nai’s industrial formation and development. However, amid requirements for sustainable urban development and environmental protection, converting its function has become inevitable.

Member of the Provincial Party Committee and Vice Chairman of Dong Nai People’s Committee Ho Van Ha inspects and mobilises enterprises to relocate and return land to the State. Photo: Hoang Loc

The increasing amount of cleared land at Bien Hoa 1 IP provides a foundation for the province to implement projects under the functional conversion plan.

In early February 2024, the Provincial People’s Committee issued Decision No. 324/QD-UBND approving the Project, which was subsequently adjusted in June 2025. Under the Project, the province will recover nearly all land currently used by 68 enterprises, with completion targeted for December 2025.

Following multiple rounds of dialogue and direct engagement, most enterprises have reached consensus and proactively dismantled factories and handed over land to the State. Some enterprises with complex production lines or without suitable new locations have progressed more slowly, but have been committed to relocation.

At a working session with the Party Committee of the Provincial People’s Committee in July 2025, Deputy Secretary of the Provincial Party Committee, Head of the Provincial Party Committee’s Organisation Commission, and Head of the Project Steering Committee Thai Bao stressed that this is an urgent political task with strategic significance for the province’s urban, economic and environmental development. The conversion of Bien Hoa 1 IP reflects Dong Nai’s strong political determination to reorganise urban space, improve the environment and establish a new political–administrative centre.

Several administrative office buildings have already been formed on the former Bien Hoa 1 IP site. Photo: Hoang Loc

In dialogues with enterprises, Member of the Provincial Party Committee and Vice Chairman of Dong Nai People’s Committee Ho Van Ha also emphasised that the relocation of Bien Hoa 1 IP is a strategic mission linked to the goal of developing a modern, green and sustainable urban area. Enterprises’ consensus will help accelerate progress and soon realise the vision of a liveable urban riverside along the Dong Nai River. The achieved results also clearly demonstrate enterprises’ social responsibility toward Dong Nai’s sustainable development goals in the new period.

The conversion of Bien Hoa 1 IP will help protect the Dong Nai River water source. Photo: Hoang Loc

Once sufficient cleared land is available, Bien Hoa 1 IP will officially close its historical chapter, opening up new development space for the province’s central urban area. The province will gradually roll out projects, including urban areas, commercial centres, parks and a political–administrative centre in line with approved planning, creating momentum for socio-economic growth. More importantly, long-standing pollution risks to the Dong Nai River from factories and industrial facilities will be effectively controlled, contributing to environmental improvement and providing residents with a greener, more modern living space. This represents the overarching goal and long-term vision of the province in urban restructuring, ensuring harmonious development among economic, social and environmental dimensions.

By Hoang Loc – Translated by M.Nguyet, Thu Ha