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【Vietnam Industrial Park】Strategic 27-Hectare Industrial Site Within About One Hour of Hanoi | Bích Sơn Industrial Park
In recent years, an increasing number of Japanese companies, particularly in the manufacturing sector, have been reviewing their production bases and restructuring their supply chains across Asia.
One location worth considering is Bích Sơn Industrial Park, located in Bắc Giang Province in northern Vietnam.
The Japan International Real Estate Association (JIREA) is pleased to introduce this approximately 27-hectare (270,000 m²) strategic industrial site to Japanese companies considering factory expansion, relocation, new manufacturing facilities, logistics centers, or other business operations in Vietnam.
The key advantages go beyond its size.
Approximately 27 hectares of contiguous landDelivery as a fully cleared site
Within approximately one hour of central Hanoi
These characteristics make the site particularly noteworthy for companies considering a new industrial base in Vietnam.
■ Approximately 27 Hectares of Industrial Land in Bắc Giang Province, Northern Vietnam
The project site is located in the Bích Sơn area of Bắc Giang Province, Vietnam.
The total site area is approximately 270,000 m², or 27 hectares, with 27.07 hectares indicated in the master plan.
The site is equivalent to approximately 5.7 Tokyo Domes in area, providing sufficient scale not only for a single factory but also for the development of a large integrated industrial campus incorporating manufacturing, logistics, management, and supporting facilities.
Property Overview
Location: Bích Sơn area, Bắc Giang Province, VietnamTotal Site Area: Approx. 270,000 m² / 27 hectaresMaster Plan Area: 27.07 hectaresLand Use: SKC – Non-agricultural production and business landIntended Use: Factories, warehouses, and related industrial facilitiesCurrent Condition: Existing factory structures to be demolished and the site cleared before handoverContract Options: Long-term land sublease / Build-to-Suit (BTS) leaseRoad Access: Connection to the main road, Đường Nguyễn Thế Nho
■ Three Key Advantages for Japanese Companies
1. Approximately 27 Hectares of Contiguous Land
When planning a large-scale factory overseas, the total land area is important, but equally important is whether that land can be secured as one contiguous site.
Bích Sơn offers approximately 27 hectares of contiguous land, allowing manufacturing lines, large logistics warehouses, management facilities, and other functions to be planned together.
The development concept also envisions the possibility of creating a self-contained mega industrial campus, incorporating manufacturing, logistics, employee-related facilities, and other supporting functions.
Its scale makes the site suitable not only for a major manufacturing facility but also potentially for an industrial cluster where suppliers and related companies can operate in close proximity.
2. Planned Handover as a Fully Cleared Site
The property was previously used as a brick factory. Under the current plan, the existing buildings, chimney, and other structures are to be fully demolished and removed at the owner's expense, with the land cleared and prepared before handover.
When acquiring or leasing an existing factory, unexpected costs can arise from demolition, renovation, equipment replacement, structural issues, or compliance with current fire-safety regulations.
Starting from a cleared site provides companies with greater flexibility to design facilities around their own manufacturing processes.
This may be particularly attractive to manufacturers requiring specialized production lines, heavy machinery, unique equipment, or customized factory layouts.
3. Strategic Access to Hanoi, the International Airport, Seaport, and Chinese Border
Another major advantage of Bích Sơn Industrial Park is its access to key logistics hubs across northern Vietnam.
According to the project materials, approximate travel times and distances are:
Hanoi CBD: Approx. 50 minutes / 45 km
Noi Bai International Airport: Approx. 40 minutes / 35 km
Hai Phong Port: Approx. 100 minutes / 110 km
Chinese Border at Lạng Sơn: Approx. 120 minutes / 110 km
Samsung Electronics Bắc Ninh Factory: Approx. 20 minutes / 15 km
This location provides access not only to central Hanoi and the international airport, but also to Hai Phong Port and the logistics corridor toward China.
For companies developing regional or international supply chains, this connectivity is an important consideration.
■ Located Within Northern Vietnam’s Growing Manufacturing and Supply Chain Ecosystem
Northern Vietnam has become an important manufacturing region, particularly for electronics and high-tech industries.
The project materials describe Bắc Giang Province as a key area within the Apple product supply chain and identify major companies operating in the wider region, including:
Foxconn / Hon Hai PrecisionLuxshare-ICTBYD
Japanese suppliers mentioned in the materials include:
HosidenNichirinYokowo
This industrial ecosystem may make the area attractive not only to major manufacturers but also to companies involved in electronics, precision machinery, automotive components, EV-related industries, semiconductors, logistics, warehousing, and supporting supply-chain operations.
■ An Integrated “Manufacturing + Logistics + Management + Environment” Concept
One of the most interesting aspects of the project is that the 27-hectare site is not envisioned simply as factory land.
The master plan proposes an integrated industrial campus divided into five functional zones:
Management, services, and employee welfare area
Rental factories and SME supplier zone
Large-scale factory and anchor company zone
Transportation, logistics, and infrastructure area
Landscape and environmental buffer zone
The planned land allocation includes:
Factory Land: Approx. 18.95 ha
Transportation and Parking: Approx. 3.95 ha
Green Space and Water Areas: Approx. 3.26 ha
Management and Services: Approx. 0.49 ha
Infrastructure including Substation and Wastewater Treatment: Approx. 0.42 ha
The concept brings together large manufacturing facilities, modular rental factories, a logistics hub, an administration center, and environmental buffer zones.
Rather than developing an isolated factory, the vision is to create an industrial environment in which major manufacturers and supporting suppliers can operate within the same ecosystem.
■ ESG-Oriented Next-Generation Industrial Park Concept
The future development plan also presents Bích Sơn as an ESG-oriented smart industrial park.
The large-scale factory and anchor company zone is designed with high-tech industries, EV-related businesses, semiconductor-related operations, and precision assembly in mind.
The plan also considers rooftop solar panels and energy-saving equipment as part of an ESG and Green Industrial Park concept.
Green belts and stormwater retention areas are also incorporated into the master plan, providing environmental buffer zones and landscaped areas within the industrial site.
■ Planned Water, Wastewater, and Power Infrastructure
For manufacturers, utilities and infrastructure can be just as important as the land itself.
The development plan proposes separate treatment systems for domestic wastewater and industrial wastewater, with the objective of reducing environmental and operational risks.
For electricity, the concept includes basic supply from the regional grid together with infrastructure within the industrial park designed to stabilize distribution.
The project also contemplates professional support for local infrastructure connection procedures and technical requirements, which can help reduce delays during the initial factory setup process.
■ Two Proposed Entry Options: Long-Term Land Sublease or Build-to-Suit
The project materials present two principal contract structures designed to accommodate different corporate investment strategies.
Option A: Long-Term Land Sublease
Under this structure, a company leases prepared industrial land on a long-term basis and develops its own factory according to its specific production requirements.
This option may be suitable for companies with proprietary technologies, specialized equipment, or manufacturing processes that require a highly customized facility.
It also provides greater flexibility for companies seeking to establish a long-term manufacturing base in Vietnam.
Option B: Build-to-Suit (BTS)
Under a Build-to-Suit structure, the owner develops a facility according to the client's requirements and subsequently leases the land and building to the operating company.
This approach can significantly reduce the company's initial capital expenditure (CapEx), allowing capital to be focused on core production equipment, technology, or R&D.
It may therefore be attractive to companies seeking to minimize upfront investment while prioritizing a faster start to operations.
■ From Site Inspection to Handover
The proposed process is:
Step 1: Site Inspection
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Step 2: Detailed Documentation and Due Diligence (DD)
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Step 3: Memorandum of Understanding (MOU)
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Step 4: Final Contract and Site Handover
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Factory Construction and Preparation for Operations
During the due diligence process, relevant documentation such as the LURC (Land Use Rights Certificate), IRC (Investment Registration Certificate), and survey drawings can be reviewed before determining the appropriate contract structure and final conditions.
Please note that the project materials indicate that certain legal and licensing procedures are completed or still in progress. Therefore, before any investment or contract is finalized, companies should conduct individual due diligence regarding the latest legal status, land-use rights, licenses, LURC, IRC, and eligibility of their specific business activities.
■ For Japanese Companies Considering Expansion into Vietnam
When selecting an overseas manufacturing location, land price alone should never be the only consideration.
Companies should evaluate questions such as:
Can we secure enough contiguous land?
Can the location efficiently connect with major logistics networks?
Can we design the factory around our own production processes?
Is there access to suppliers and skilled labor?
Can the site accommodate future expansion?
Are infrastructure, utilities, and licensing support available?
With approximately 27 hectares of contiguous industrial land, Bích Sơn represents an interesting option for companies considering not only a standalone factory but also a larger manufacturing and supply-chain base in northern Vietnam.
The Japan International Real Estate Association (JIREA) utilizes its network connecting Japan and Vietnam to support companies considering industrial real estate and business expansion in Vietnam.
We welcome inquiries from companies interested in:
Visiting the site in person
Determining whether their industry is suitable for the location
Considering a portion of the site based on their required scale
Learning more about the Build-to-Suit structure
Establishing a new manufacturing or logistics base in Vietnam
Exploring broader business opportunities between Japan and Vietnam
From initial consultation and site inspections to reviewing project information and exploring appropriate entry structures, we can assist companies according to their individual business plans.
Connecting Japan and Vietnam, and creating new opportunities for Japanese companies in Asia.
The next chapter of your Asian business strategy could begin with 27 hectares in northern Vietnam.
Japan International Real Estate AssociationJIREA
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