Vietnam Long Thanh Airport: which areas could benefit?

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BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Vietnam. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Vietnamese real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Ho Chi Minh City, Hanoi, and Da Nang. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Which provinces and districts are closest to Long Thanh Airport and how many people live in each of them?

Long Thanh Airport sits directly in Long Thanh District, Dong Nai Province, making this the primary beneficiary of airport-related property development.

Long Thanh Commune currently houses approximately 86,600 people across 130 square kilometers as of September 2025. The broader Long Thanh Urban Area is projected to grow dramatically, reaching 340,000 to 370,000 residents by 2030 and potentially 480,000 to 500,000 by 2045.

The closest neighboring districts include Binh Son, Long An, Loc An, and parts of Suoi Trau and Cam Duong communes. Ba Ria-Vung Tau Province borders the airport zone to the southeast, with districts like Phu My hosting tens of thousands of additional residents who will benefit from airport proximity.

Bien Hoa city, the provincial capital of Dong Nai, lies just 29 kilometers from the airport and serves as a major population center with significant industrial workforce. The airport's strategic location creates a triangle of development between Ho Chi Minh City, Bien Hoa, and the new Long Thanh urban center.

It's something we develop in our Vietnam property pack.

How much time will it take by road or rail to reach Ho Chi Minh City, Bien Hoa, Vung Tau and other key urban centers from the new airport?

Long Thanh Airport offers exceptional connectivity to Vietnam's major urban centers, making it attractive for both residential buyers and commercial property investors.

Ho Chi Minh City sits just 38 kilometers from the airport, requiring approximately 31 minutes by car under normal traffic conditions. Combined taxi and train connections take about 54 minutes including transfer time, providing multiple transportation options for daily commuters.

Bien Hoa, the provincial capital, requires only 29 minutes by road covering 29 kilometers, or 54 minutes by train. This proximity makes Bien Hoa properties particularly attractive for airport workers and aviation industry employees.

Vung Tau, the coastal tourism hub, connects via the Long Thanh-Dau Giay expressway in approximately 2 hours covering 110 kilometers. This travel time positions airport-area properties as viable second homes for Ho Chi Minh City residents seeking coastal access.

Other key destinations including Phan Thiet, Binh Duong industrial zones, and HCMC's outlying districts remain within 1-2 hours via major expressways, though actual travel times depend on traffic conditions and ongoing infrastructure improvements.

What kind of real estate price changes have already been recorded in Dong Nai and neighboring provinces since the airport project was announced?

Property prices in Dong Nai Province have experienced significant appreciation since Long Thanh Airport's announcement, with new development prices now commanding substantial premiums over existing properties.

As of September 2025, primary market properties (new builds) trade at approximately 40% higher prices than secondary market properties on average across airport-adjacent communes. This premium reflects investor confidence in future appreciation driven by airport-related development.

Land prices in Long Thanh Commune and surrounding areas have shown the most dramatic increases, particularly for plots suitable for commercial or mixed-use development. Properties within the direct airport influence zone command the highest premiums.

The price appreciation has often outpaced neighboring provinces, indicating that Dong Nai's real estate market is specifically responding to airport proximity rather than general regional growth. Housing developments closest to planned airport access roads show the strongest price performance.

Residential property investors should note that these price increases occurred during the construction phase, suggesting further appreciation potential once the airport becomes operational and passenger traffic begins.

Which industrial zones are within 30-50 kilometers of Long Thanh Airport and how many workers and factories do they host today?

Industrial Zone	Distance from Airport	Current Status
Bien Hoa Industrial Zones	25-30 km	Multiple zones with thousands of workers
Long Thanh Industrial Park	15-20 km	Direct airport access, expanding capacity
Phu My Industrial Zones	40-45 km	Petrochemical and manufacturing focus
HCMC Eastern Industrial Corridor	35-40 km	Electronics and automotive sectors
Ba Ria-Vung Tau Industrial Areas	45-50 km	Port-connected logistics and manufacturing

How many hotel rooms, serviced apartments and short-term rentals are currently available within 20 kilometers of the airport site?

The accommodation supply within 20 kilometers of Long Thanh Airport remains limited as of September 2025, creating opportunities for hospitality property investors.

Current hotel inventory consists primarily of small-scale local establishments and business hotels serving the industrial workforce in Bien Hoa and Long Thanh areas. Most existing hotels offer basic accommodation rather than international-standard facilities expected by airport passengers.

Serviced apartment supply is particularly scarce, with most available units concentrated in Bien Hoa rather than directly around the airport site. This shortage represents a significant opportunity for property developers focusing on short-to-medium term accommodation.

Short-term rental inventory through platforms like Airbnb remains minimal, largely consisting of local homes rather than purpose-built rental properties. The lack of established short-term rental infrastructure suggests strong potential for investors entering this market early.

The accommodation gap will likely create strong demand for new hotel, serviced apartment, and short-term rental developments once passenger traffic begins, particularly for business travelers and transit passengers requiring nearby accommodation.

What projected passenger traffic and cargo volumes will Long Thanh Airport handle in 2030 and 2040?

Long Thanh Airport is designed as a mega-hub capable of handling massive passenger and cargo volumes, making surrounding areas highly attractive for property investment.

Initial operational capacity targets approximately 25 million passengers annually when the first phase opens. By 2030, passenger traffic is projected to reach 50-60 million passengers per year, establishing Long Thanh among Southeast Asia's busiest airports.

The airport's ultimate design capacity aims for 100 million passengers annually by 2040, requiring multiple terminal phases and extensive supporting infrastructure. This passenger volume would make Long Thanh comparable to major international hubs like Singapore or Bangkok.

Cargo handling capacity will start at approximately 1.2 million tons annually, growing to 5 million tons by 2040. This cargo volume supports logistics and warehouse development throughout the surrounding region.

These traffic projections drive demand for airport-related services, employee housing, passenger accommodation, and logistics facilities, all of which create property investment opportunities in surrounding districts. The scale of projected operations ensures sustained economic growth in the region for decades.

Which highways, metro lines, and rail projects are planned to connect the airport, and when are they expected to be completed?

Long Thanh Airport will benefit from extensive transportation infrastructure connecting it to major population and economic centers across southern Vietnam.

1. **Long Thanh-Dau Giay Expressway** - Already operational, providing direct highway access to Ho Chi Minh City and Vung Tau coastal areas2. **Metro Line connections** - Planned extensions of HCMC's metro system to reach the airport, with completion targeted for the late 2020s3. **High-speed rail corridor** - Part of Vietnam's national rail upgrade connecting to Ho Chi Minh City and potentially northward to Hanoi4. **Airport access roads** - Dedicated multi-lane highways connecting directly to the terminal complex and surrounding development zones5. **Ring road connections** - Integration with Ho Chi Minh City's outer ring roads for improved regional access

The transportation infrastructure timeline generally aligns with airport operational phases, ensuring connectivity improves as passenger traffic grows. Properties located along these planned transportation corridors will likely see the strongest appreciation as infrastructure completion approaches.

It's something we develop in our Vietnam property pack.

How many hectares of land around the airport are still available for commercial, residential, or logistics development?

Land availability around Long Thanh Airport varies by development type and distance from the airport core, with significant opportunities remaining for strategic property investment.

The immediate airport zone reserves substantial acreage for aviation-related facilities, cargo terminals, and supporting infrastructure. However, surrounding areas in Long Thanh District and neighboring communes retain thousands of hectares suitable for residential and commercial development.

Residential development land is most abundant in the 10-30 kilometer radius from the airport, where zoning allows mixed-use and residential projects. These areas offer the best balance of airport proximity and development flexibility for property investors.

Commercial and logistics development land remains available closer to the airport, particularly along planned highway corridors and near industrial zones. Competition for these premium locations is intensifying as the airport's opening approaches.

Agricultural land conversion continues in outer areas, creating new development opportunities for investors willing to navigate the land use change process. Early identification of conversion-eligible land offers the strongest potential returns.

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Which sectors—tourism, logistics, manufacturing, real estate—are expected to see the biggest economic uplift, and by how much in dollar terms?

Long Thanh Airport will generate economic benefits across multiple sectors, with logistics and real estate showing the strongest growth potential for property investors.

The logistics sector is projected to experience the most dramatic expansion, driven by the airport's planned 5 million tons annual cargo capacity by 2040. This growth will require extensive warehouse, distribution center, and logistics facility development throughout the region.

Real estate development will benefit from both direct airport demand and secondary effects from other growing sectors. Property values in airport-adjacent areas are already showing 40% premiums, suggesting significant further appreciation potential as operations begin.

Manufacturing expansion will focus on export-oriented industries taking advantage of improved air cargo connectivity. This growth drives demand for worker housing and supporting commercial facilities in surrounding districts.

Tourism sector growth depends on passenger traffic reaching projected levels, with 100 million annual passengers by 2040 creating substantial demand for accommodation, retail, and entertainment facilities throughout the region.

The combined economic impact is estimated in the billions of dollars over the coming decades, with property investors positioned to capture significant value appreciation across residential, commercial, and industrial real estate categories.

What specific communes or districts are most likely to attract logistics hubs and warehouses because of direct highway or port links?

Strategic logistics development will concentrate in specific communes offering optimal connectivity between Long Thanh Airport, highways, and existing port facilities.

Long Thanh Commune itself offers the most direct airport access, making it ideal for time-sensitive cargo operations and premium logistics facilities. Properties in this area command the highest prices but offer the strongest rental yields for logistics real estate.

Communes along the Long Thanh-Dau Giay Expressway, including parts of Binh Son and Long An, provide excellent highway connectivity while maintaining reasonable land costs. These areas are attracting multi-national logistics companies establishing regional distribution centers.

Districts connecting to existing port facilities in Ba Ria-Vung Tau Province, particularly near Phu My port, offer combined air-sea cargo capabilities. This dual access creates opportunities for specialized logistics real estate serving international trade.

Areas near the intersection of major highways accessing Ho Chi Minh City, Bien Hoa, and the airport triangle represent optimal logistics hub locations. Properties in these zones will likely see strong appreciation as logistics companies compete for strategic sites.

Early identification of logistics-suitable land in these priority communes offers the best investment returns, particularly for investors willing to develop purpose-built warehouse and distribution facilities.

How many jobs are expected to be created directly by the airport and indirectly in supporting industries in the next ten years?

Long Thanh Airport will generate substantial employment opportunities, creating housing demand and commercial property needs throughout the surrounding region.

Direct airport employment is projected to reach 50,000-70,000 jobs across all operational phases, including airline staff, ground handling, security, retail, and administrative positions. These high-quality jobs will drive demand for middle-income housing in nearby districts.

Indirect employment in supporting industries could create an additional 200,000-300,000 jobs region-wide, including logistics, manufacturing, tourism, and service sectors. This broader employment base supports diverse residential and commercial property demand.

Aviation industry jobs typically command above-average salaries, making airport-area residential properties attractive to this demographic. Properties within 30 minutes' commute of the airport will likely see strongest rental demand from airport workers.

The employment multiplier effect extends to construction, retail, food service, and professional services, creating sustained economic growth throughout Long Thanh District and neighboring areas. This diverse job creation supports both residential and commercial property investment opportunities.

It's something we develop in our Vietnam property pack.

Which local challenges—such as land clearance, congestion, or environmental concerns—could slow down or limit the benefits for surrounding areas?

Several challenges could impact the timeline and extent of property market benefits around Long Thanh Airport, affecting investment decisions and development schedules.

Land clearance and resettlement processes remain complex, particularly for large-scale developments requiring agricultural land conversion. These procedures can add 1-2 years to development timelines and increase project costs for property developers.

Traffic congestion is already emerging as connecting infrastructure lags behind development demand. Properties located away from major highway access points may face connectivity challenges until secondary road improvements are completed.

Environmental impact assessments and mitigation requirements can delay or modify development plans, particularly for projects near water sources or sensitive ecosystems. These considerations affect both residential and industrial property development.

Coordination between different levels of government and agencies sometimes creates permitting delays, extending project timelines and increasing holding costs for property investors. Understanding local regulatory processes is essential for successful investment.

Despite these challenges, the scale and strategic importance of Long Thanh Airport ensure that most obstacles will be resolved over time, though investors should factor potential delays into their investment planning and cash flow projections.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Wikipedia - Long Thanh District
2. Vietnam.vn - Long Thanh Commune Airport Development
3. Vietnam News - Administrative Boundary Changes
4. Nhan Dan - Long Thanh Urban Planning Approval
5. Rome2Rio - Long Thanh to Ho Chi Minh City Travel Times
6. VietnamNet - Real Estate Price Changes
7. SEAsia.co - Airport Traffic Projections
8. Wikipedia - Long Thanh International Airport