Upcoming Market Report Release: "Tay Ninh Province Real Estate After the Merger – Synergistic Strength and Breakthrough Opportunities"

The report is the result of research, surveys, data collection, and analysis conducted by senior experts of the Vietnam Real Estate Research Institute. It provides evaluations and insights into the overall movements of the Tay Ninh real estate market following the administrative merger and the development of new spatial areas. The report notes that Tay Ninh is entering a pivotal development phase, as the unification of the former Tay Ninh and Long An provinces has created a new economic and urban growth engine bordering Ho Chi Minh City.

According to Government Resolution No. 306/NQ-CP dated October 5, 2025, on the adjustment of the national master plan for the 2021–2030 period with a vision toward 2050, the southern region is planned into two socio-economic zones: the Southeast region and the Mekong Delta. Among these, the Southeast region, with Ho Chi Minh City as its growth pole, aims to become a dynamic region with high economic growth rates, serving as the country’s largest growth engine. Within this national context, the new Tay Ninh province emerges as a “link” between Ho Chi Minh City and the Mekong Delta, playing a crucial role as a “key node” in the industrial-urban chain connecting Moc Bai – Ho Chi Minh City – Cai Mep – Thi Vai ports along the trans-Asia economic corridor. As a convergence point of two major economic regions in the country with a strategic location for regional transportation and logistics, the new Tay Ninh demonstrates strong potential for multi-polar economic development, from industry and logistics to trade, services, and cultural tourism. By 2030, the province aims to have a dynamic and sustainable economy, serving as a strategic connection hub between the Southeast region and the Mekong Delta while functioning as a key trade gateway to Cambodia.

From a predominantly agricultural locality, Tay Ninh is rapidly transforming toward industry, urbanization, and services. Concurrently, transportation infrastructure has been properly prioritized and invested in, highlighted by major projects such as the Ho Chi Minh City – Moc Bai Expressway, Ring Roads 3 and 4, and a network of international border gates, including the Moc Bai International Border Gate. The economic restructuring and increasingly integrated regional connectivity position post-merger Tay Ninh as a critical “link” in the trans-Asia economic corridor, elevating the province’s real estate market—particularly along the Moc Bai – Ho Chi Minh City economic corridor—to an attractive investment destination for industrial, satellite urban, commercial, and service real estate. In this context, Duc Hoa District in the former Long An province, now encompassing the communes of An Ninh, Hiep Hoa, Hau Nghia, Hoa Khanh, My Hanh, Duc Hoa, and Duc Lap, faces an unprecedented opportunity to develop industrial and satellite urban real estate adjacent to Ho Chi Minh City, the country’s economic engine.

Given this reality, senior experts at the Vietnam Real Estate Research Institute identified the need for in-depth surveys and research to comprehensively assess the real estate situation in Tay Ninh before and after the merger, identify new strategic drivers, and provide analysis, forecasts, and recommendations to promote rapid and sustainable development of high-quality, potential real estate segments in the province.

The research report, “Tay Ninh Province Real Estate After the Merger – Synergistic Strength and Breakthrough Opportunities,” is structured into four parts:

Part I: Introduction to the research unit
Part II: Introduction
Part III: Report Content
Part IV: Conclusion

Accordingly, the Introduction sets out the practical context for the report. Following the nationwide administrative boundary merger under National Assembly Resolution 202/2025/QH15 dated June 12, 2025, the Southeast region, with Ho Chi Minh City as its growth pole, has been positioned as a dynamic zone with high economic growth rates and the country’s largest growth momentum according to the national master plan for 2021–2030 with a vision toward 2050. The restructuring of administrative boundaries has opened opportunities for new growth regions across the country, including the new Tay Ninh province, formed by merging the former Long An and Tay Ninh provinces.

After the merger, Tay Ninh province has become a crucial “link” in the development of the industrial-urban chain connecting Moc Bai – Ho Chi Minh City – Cai Mep – Thi Vai ports along the trans-Asia economic corridor, forming an integral part of the southern growth engine, alongside the growth pole of Ho Chi Minh City.

The 1st Congress of the Tay Ninh Provincial Party Committee (term 2025–2030) has set 22 socio-economic targets, aiming for an average GRDP growth of 10–10.5% during the 2026–2030 period. By 2030, the economic structure is expected to have over 80% contributed by industry, construction, and trade-service sectors, with an urbanization rate of 45–50% [1]. These indicators signal that post-merger Tay Ninh possesses the opportunity, resources, and strong determination to simultaneously advance both the province’s economy and urban development.

In this context, Mr. Bui Van Doanh, Director of the Vietnam Real Estate Research Institute (VIRES), noted that areas adjacent to the former Ho Chi Minh City—such as Duc Hoa, Ben Luc, Can Giuoc—or the Moc Bai – Trang Bang economic corridor, possess significant advantages and momentum for developing integrated satellite urban models.

“Communes located at the intersection of economic growth zones, such as Hau Nghia, Duc Lap, My Hanh, and Duc Hoa, are forming an economic-urban belt with immense potential to replicate the ‘Second Binh Duong’ scenario in industrial-urban development in the near future,” emphasized Mr. Bui Van Doanh.

The report identifies three main objectives:

To provide a comprehensive overview of the Tay Ninh real estate market before and after the merger;

To analyze the current status and forecast short-, medium-, and long-term trends in Tay Ninh real estate, assessing the potential of multi-functional integrated urban models in satellite areas of Ho Chi Minh City, with the case study of the An Huy My Viet urban area in Duc Hoa District, former Long An (now Duc Lap Commune, Tay Ninh Province); and

To provide information, data, analysis, and investment forecasts to support investors, enterprises, and regulatory authorities in forming well-informed strategies for effective development.

In Part II: Report Content, senior experts from VIRES approached the study in the following sequence:

Analyzing the post-merger real estate market landscape of Tay Ninh Province;

Identifying the potential of real estate in Duc Hoa District, former Long An Province, with a focus on Duc Lap Commune, new Tay Ninh Province; and

Providing trend forecasts and recommendations applicable to government management, enterprises, and investors.

In Section 1 of the Report Content, VIRES experts analyze and evaluate the market correlation between Tay Ninh and Long An before the merger, highlighting the synergistic advantages gained by the two provinces after the administrative unification. Prior to the merger, Long An and Tay Ninh were strategically located but had distinct development characteristics. Long An, in the Mekong Delta, covers approximately 4,500 km², with a population of 1.75 million in 2024, a population growth rate of 0.5% per year, an immigration rate of 9.42%, and an urbanization rate of 28%, targeting 55% by 2030. Tay Ninh, located in the Southeast region, covers 4,000 km², with a population of 1.2 million, a similar growth rate, but only a 2.68% immigration rate, an urbanization rate of 41.8%, and a target of 53% by 2030. Long An’s strengths lie in industry, logistics, and services, while Tay Ninh stands out in border economy, tourism, and processing industries. Both provinces recorded GRDP growth rates higher than the national average: in 2024, Long An grew 8.3% and Tay Ninh 8.45%.

Tay Ninh is entering a pivotal phase of development, as the merger of the former Tay Ninh and Long An provinces has created a new economic-urban growth hub adjacent to Ho Chi Minh City.

After the merger, the new Tay Ninh combines dual strengths: a strong industrial and urbanization foundation, along with ample potential for commerce, logistics, and border economy development. The merger has created seven breakthrough drivers for the real estate market: 1. A solid economic foundation and high growth rate, with key pillars in industrial economy and border trade; 2. Breakthroughs in completing and developing the transportation network to boost regional economic connectivity; 3. A consistent strategy for fast and sustainable industrial development, centered on high-tech industrial zones and innovation; 4. Potential real estate demand from the influx of workers from the Mekong Delta and population spillover from major urban centers such as Ho Chi Minh City; 5. The local government’s efforts to build a transparent, investor-friendly environment, providing a foundation for sustainable development; 6. The entry and leadership of strategic investors; and 7. The trend of forming integrated urban areas in response to societal needs in the corridors adjacent to Ho Chi Minh City.

It is evident that Tay Ninh is converging all the factors of “favorable timing, strategic location, and social cohesion” to accelerate the construction and development of local industry and urbanization. At the same time, senior experts from the Vietnam Real Estate Research Institute (VIRES) have compiled and analyzed real estate market information in Tay Ninh post-merger, segment by segment, providing a clear view of the current status and prospects of various property sectors in the province.

Overall, land plots remain a leading segment, attracting the most investor attention due to relatively low prices compared to areas bordering Ho Chi Minh City, along with high growth potential as transportation infrastructure improves. Areas with clear legal status, synchronized planning, and strategic locations are seeing strong demand, particularly projects along key regional connectivity routes. The industrial-logistics segment is identified as the backbone of the new Tay Ninh economy, benefiting from strategic location, investment attraction, and rapid development of industrial and cluster zones. The expansion of this sector drives demand for housing for workers and professionals, as well as urban services.

Meanwhile, commercial-service and urban housing are developing rapidly in gateway areas and regions adjacent to Ho Chi Minh City such as Duc Hoa, Ben Luc, and Can Giuoc, where urbanization is fast, infrastructure is synchronized, and population spillover is strong. The emergence of large-scale, well-planned projects has contributed to shaping the new urban landscape and expanding economic development space. In general, the real estate market in Tay Ninh is developing in a more balanced manner, with land plots leading, industrial-logistics as the foundation, and commercial-service and urban housing as new growth drivers. This creates the basis for Tay Ninh to become a dynamic development hub in the Southern region.

Based on the overall research and market assessment, senior experts from VIRES have identified Duc Hoa district (formerly Long An) as a potential area, with the focal point being the newly established Duc Lap commune, detailed in Part 2 of the report. Duc Hoa is oriented to become a comprehensive industrial-urban area, targeting urban type III criteria by 2030, alongside Ben Luc and Can Giuoc to relieve pressure on Ho Chi Minh City. Duc Hoa hosts numerous industrial zones such as Duc Hoa III – Viet Hoa, Duc Hoa III – Hong Dat, Hai Son, Tan Do… directly connected to the regional infrastructure network. Additionally, Duc Hoa is an important energy center within the national power grid (including 500kV and 220kV lines), ensuring sufficient energy for industrial and urban development. The low population density provides conditions for forming new urban areas to accommodate migrating residents and professionals.

A distinctive point is that Duc Hoa holds a strategic position in regional transportation connectivity, acting as a buffer zone easily linked by major provincial roads such as DT830, DT823, DT824, and DT825, and connected in the future to Ben Luc – Long Thanh Expressway and Ho Chi Minh City – Moc Bai Expressway. This makes Duc Hoa a potential hub in logistics and regional economic-trade connectivity. Regarding real estate prices, the area currently offers room for growth. Comparing Duc Hoa now with Binh Duong in 2015, several factors indicate the potential to “repeat the success” in industrial-urban development. In 2015, Binh Duong’s economy consisted of 60% industry, 37% services, and 3% agriculture; Duc Hoa is now rapidly transforming towards industry – services – logistics. In 2015, Binh Duong attracted USD 2.9 billion FDI; currently, Duc Hoa has attracted over 500 FDI enterprises totaling over USD 2 billion, with industrial zones 60% occupied.

The population in Duc Hoa is around 350,000, including 100,000 migrant workers – a foundation for industrial-urban development. Large clean land areas, still-low land prices, and improving infrastructure are factors that give Duc Hoa the potential to become the “next Binh Duong” within 5–7 years. Based on the potential of Duc Hoa – Duc Lap, the report analyzed the case of the An Huy My Viet project in Duc Lap commune, Tay Ninh province (post-merger) and drew conclusions about the potential urban model for this area.

Specifically, the An Huy My Viet project is developed as an integrated urban area with amenities, ensuring “green” elements and sustainable development. According to the 1/500 detailed construction plan approved in 2020, the project spans over 115 hectares, with 60 hectares currently under development, and is expected to offer approximately 2,250 products, ranging from land plots, townhouses, and villas to shophouses.

According to surveys, experts assess that An Huy My Viet is a project with scientific planning and synchronized amenities, including parks, scenic lakes, commercial areas, schools, and public spaces, aiming to build a modern, civilized urban area that fosters community connection.

Notably, with a construction density of only 45%, the project allocates more than 25,000 m² for green spaces and features a natural lake spanning 15.5 hectares, contributing to the formation of a “green urban” ecosystem at the gateway of Ho Chi Minh City. In addition, with land prices still lower than the development potential compared to already saturated urban areas such as Ho Chi Minh City or Binh Duong, projects like An Huy My Viet in Duc Lap commune promise an investment category with strong potential for sustainable growth.

Mr. Bui Van Doanh stated, "Integrated urban areas that harmoniously blend modern amenities with environmental landscapes and cultural identity elements (such as the 6-hectare Heritage Park) like An Huy My Viet represent a promising urban model in the urbanization process of the new Tay Ninh. These projects not only meet real housing needs but also contribute to shaping a modern and sustainable urban landscape for Duc Lap in particular and the areas adjacent to Ho Chi Minh City in general."

In Section 3 of the report, experts focus on analyzing future trends and development potential of the Tay Ninh real estate market after the administrative merger in the short, medium, and long term, based on ongoing infrastructure, economic, and planning foundations. The report notes that in the upcoming period, areas adjacent to Ho Chi Minh City such as Duc Hoa, Ben Luc, and Can Giuoc will become focal points for investment due to their strategic location, transport connectivity, and rapid urbanization.

Meanwhile, the Trang Bang - Moc Bai area, with advantages in logistics, cross-border trade, and border tourism, also shows potential for rapid development in the near future. The report suggests that investors should focus on projects with transparent legal status, synchronized infrastructure, and integrated urban-industrial development orientation, as these will be the leading products in the medium and long-term market. With the regional infrastructure being completed, investment environment improving, and housing demand rising sharply, Tay Ninh is considered an emerging and highly promising market, opening substantial opportunities for strategic investors in the upcoming development cycle.

In the conclusion of Section IV, VIRES experts affirm that Tay Ninh stands at a historic turning point, with a strategic position connecting the economic triangle of the Southeast region, the Mekong Delta, and Cambodia, along with abundant land, strong infrastructure investment, and an increasingly supportive local investment environment.

Based on this foundation, post-merger Tay Ninh is planned to develop along two main axes: an urban-industrial-service axis adjacent to Ho Chi Minh City with centers in Duc Hoa - Ben Luc - Can Giuoc, and a logistics-border-tourism axis in the Trang Bang - Moc Bai area linked to the trans-Asia economic corridor.

The combination of industry, urban areas, and services will help establish a balanced economic structure and sustainable development. The report forecasts that by 2025, Tay Ninh will become a leading center for industry, urban development, logistics, and tourism in the Southern region, serving as a "strategic bridge" in the western economic corridor of Ho Chi Minh City. This period is seen as a pivotal phase for the province to accelerate growth and make a mark on the regional development map and Vietnam's real estate market.

----

Báo cáo thị trường "Bất động sản tỉnh Tây Ninh sau sáp nhập - Sức mạnh cộng hưởng và cơ hội bứt phá"

Báo cáo được thực hiện bởi: Viện Nghiên cứu Bất động sản Việt Nam

Thương hiệu đồng hành báo cáo: An Huy Group

Nguồn dự án tham khảo: Khu đô thị An Huy Mỹ Việt

Thời gian xuất bản: 11/2025

Truyền thông bởi: An Huy Group

----