Xuan Chinh Industrial Cluster

Xuan Chinh Industrial Cluster was approved for establishment investment policy by the People's Committee of Ninh Binh province under Decision No. 689/QD-UBND dated June 26, 2025, with Xuan Chinh Industrial Cluster Joint Stock Company as the infrastructure investor and developer. The project is among the new industrial clusters developed by LAMSEN INDUSTRIAL in Northern Vietnam, currently implementing technical infrastructure items and expected to start operations from 2027.

Right from the investment preparation stage, the project has possessed relatively complete legal foundations, creating a favorable foundation for receiving and reviewing applications from enterprises wishing to lease land and production premises within the industrial cluster. This is also an advantage for secondary investors compared to projects still completing planning and legal procedures.

Inter-regional connection location

Xuan Chinh IC has a positional advantage located in the Southern Northern region, where it connects the Red River Delta, North Central Coast, and Central Coast, along with the Northern Midlands and Mountains region. Thanks to this, enterprises establishing production bases here have the conditions to access multiple markets, human resources, and supply networks on an inter-regional scale.

Besides road connectivity, the project's location also facilitates the organization of transporting raw materials and goods to production centers, consumption markets, and logistics hubs in the region.

Synchronously invested infrastructure system

Xuan Chinh IC is oriented for development with a complete technical infrastructure system, directly serving the production activities of secondary enterprises. Main items include internal traffic roads, water supply and drainage systems, and telecommunications infrastructure, implemented synchronously according to the project's investment progress.

Notably, the centralized wastewater treatment system is built in two phases. Phase I has a capacity of 1,050 m³/day and night, followed by an additional 950 m³/day and night in Phase II, bringing the total designed capacity to 2,000 m³/day and night.

The project is implemented based on current regulations on the management and development of industrial clusters, and is included in the Ninh Binh Provincial Planning for the 2021–2030 period, approved by the Prime Minister in Decision No. 218/QĐ-TTg dated March 4, 2024.

Industrial land fund with expansion potential

The total land fund is developed in two phases, with Phase I having a scale of approximately 37.1 hectares and Phase II approximately 35.15 hectares.

The phased investment approach helps enterprises with early factory deployment needs to select a site right from Phase I. Meanwhile, the subsequent land development fund enables enterprises planning to expand production scale in the future to continue finding suitable locations in the same area.

Stable power supply, green energy orientation

A notable point of Xuan Chinh Industrial Cluster is its orientation to combine power from the EVN grid with a rooftop solar power system. The project has secured a power source of 11,533 kVA and plans to integrate 4 MWp of rooftop solar power into the factory system.

This model both creates an additional energy supply option for production activities and helps enterprises reduce electricity consumption from traditional sources and control emissions. This is a factor increasingly valued by export manufacturing enterprises when meeting ESG standards, emission reduction, and environmental requirements from international supply chains.

Manpower and Logistics Advantages

Xuan Chinh Industrial Cluster has an investment cost advantage as rental prices are oriented to be about 10–30% more competitive compared to some key northern industrial markets such as Hai Phong and Hung Yen. In addition, the common labor income of about 7 million VND/month can create a labor cost advantage for labor-intensive industries.

The progress of regional transport infrastructure development is also a notable factor. The CT08 expressway and the Cao Bo – Ninh Co route are expected to be completed in the 2026–2027 period, corresponding to the time Xuan Chinh Industrial Cluster is expected to commence operations. When these connecting routes are completed, the circulation of goods and connectivity between Ninh Binh and neighboring economic zones are expected to be more favorable.

Regarding maritime transport, the project is located about 45 km away from the deep-water port of Ninh Co Economic Zone, creating an additional waterborne transport option alongside major northern seaports. This distance can help enterprises optimize logistics plans depending on cargo characteristics and import-export markets.

Finally, the implementation of Xuan Chinh Industrial Cluster in two development phases also brings an investment timing advantage. Enterprises participating from the early phase have the opportunity to access land funds early and are more proactive in selecting locations and plot areas suitable for factory construction needs.

Amidst increasingly limited industrial land funds in major northern production centers such as Hanoi, Bac Ninh, and Hai Phong, enterprises tend to expand their search for premises in neighboring markets. With advantages in transport connectivity, labor, and investment environment, Ninh Binh is emerging as a notable choice for manufacturing and FDI projects.

Multi-modal transport infrastructure is one of the factors creating an advantage for Ninh Binh. The locality features National Highway 1A, the Ninh Binh – Cau Gie expressway, Cao Bo – Mai Son, and the coastal road; it also connects the North – South railway through 4 stations, along with a network of 16 inland waterways. The Ninh Binh port system, Ninh Phuc port, and ICD points also expand transportation options for raw materials and goods for enterprises.

A relatively abundant labor supply is also an advantage when choosing a factory location. Ninh Binh has a population of about 4.4 million, including about 2.4 million people of working age, providing a significant workforce for manufacturing, supporting industries, and fields with large-scale recruitment needs.

The investment environment and administrative reform continue to be a plus. In 2023, Ninh Binh achieved 67.83 PCI points, ranking 19th out of 63 provinces and cities, jumping 25 places compared to the previous year. The locality also ranked 11th out of 63 in PAR Index, belonged to the top 15 leading localities in PAPI, and stood 21st out of 63 in digital transformation index. The one-stop and interconnected one-stop mechanism has been implemented in 100% of departments, sectors, districts, and communes, helping to simplify the procedure resolution process for businesses.

Actual FDI capital flows also demonstrate the locality's increasingly clear appeal. According to provided figures, Ninh Binh currently has 101 FDI projects in operation, with a total registered capital of about 1,707.17 million USD. This is the foundation to form a manufacturing, supply, and supporting industry ecosystem, while creating more opportunities for new industrial clusters like Xuan Chinh Industrial Cluster to attract secondary enterprises in the near future.

ESG is integrated by LAMSEN INDUSTRIAL into the development orientation of Xuan Chinh Industrial Cluster right from the planning stage, focusing on three main factor groups: efficient energy use, environmental impact control, and sustainable industrial space development. This approach helps the project better align with green manufacturing trends and increasingly high requirements from international supply chains.

Proactive renewable energy sources

Xuan Chinh Industrial Cluster is oriented to integrate 4 MWp of rooftop solar power into factory designs. This energy source can help enterprises use a portion of on-site electricity, thereby reducing dependence on traditional power sources and supporting carbon emission reduction goals.

The solar power system is combined with the EVN grid with a capacity of 11,533 kVA, forming a dual-source power supply solution. This model aims to maintain stability for production activities while increasing the proportion of renewable energy use, aligning with the RE100, Net Zero, and ESG orientations of many manufacturing enterprises today.

Centralized wastewater control and treatment

Regarding the environment, Xuan Chinh Industrial Cluster is planned with a centralized wastewater treatment plant with a total capacity of 2,000 m³/day and night. Centralized treatment helps secondary enterprises reduce the need to invest in separate treatment systems, while making it more convenient to organize operations and control wastewater during the production process.

The rainwater drainage and production wastewater collection systems are designed separately, minimizing the risk of overload or cross-contamination between the two systems. The environmental components of the cluster are oriented for implementation in accordance with current regulations on industrial cluster management and development, including Decree No. 32/2024/NĐ-CP.

Towards green industrial spaces

Besides technical infrastructure, Xuan Chinh Industrial Cluster is oriented to develop additional green corridors and ecological landscape spaces throughout the area. This is the foundation for the project to gradually approach the green industrial cluster model, while improving the working environment quality for workers.

The ESG orientation does not stop at the cluster's infrastructure. LAMSEN INDUSTRIAL aims to accompany secondary enterprises in building ESG roadmaps and implementing sustainable development reports according to international standards, thereby supporting enterprises to better meet the requirements of customers, partners, and global supply chains.

The 2026–2035 period is expected to open up new growth headroom for Ninh Binh's industrial market, as the locality simultaneously promotes infrastructure development, expands industrial space, and attracts high-tech manufacturing industries.

• Goal of elevating regional status: Ninh Binh aims to become a centrally-run city by 2030, moving towards forming a new growth pole in the southern Red River Delta. This orientation is expected to drive the demand for developing industrial infrastructure, logistics, and production support services.

• Priority on high-tech industry: The locality's industrial development strategy focuses on industries with high added value, modern technology, and low environmental impact. Accordingly, Ninh Binh aims to become one of Vietnam's modern mechanical-automotive industrial centers, while developing related supporting industries.

• Industrial cluster space continues to expand: According to the planning up to 2030, Ninh Binh plans to develop 24 industrial clusters with a total area of about 1,254 hectares. With a scale of 72.25 hectares, Xuan Chinh Industrial Cluster is among the 6 industrial clusters prioritized by the locality for infrastructure investment attraction in the upcoming period, creating a timing advantage for enterprises looking for new production premises.

• Logistics advantage likely to increase: The deep-water port system in the Ninh Co Economic Zone continues to be oriented for investment and capacity expansion during the 2026–2035 period. When port capacity and transport connectivity are improved, enterprises in Xuan Chinh Industrial Cluster will have better conditions to optimize raw material and goods transport routes, especially for those with import-export activities.

Overall, the combination of industrial planning, transport infrastructure, human resources, and expanding logistics capacity creates the basis for Ninh Binh to become a notable market for enterprises seeking investment locations for production in the 2026–2035 period.

LAMSEN INDUSTRIAL defines its role not stopping at developing and operating industrial cluster infrastructure, but also accompanying enterprises from the stage of exploring locations until factories go into stable operation. The dedicated management team assists investors in handling needs related to premises, procedures, construction, partner networking, and operations.

Consulting on investment option selection

Before project deployment, businesses are supported in assessing the location and plot area, checking the suitability between the intended industry and the orientation of Xuan Chinh Industrial Cluster, and preparing land lease dossiers.

Investors can use the free initial consultation service, with an expected response time from 1–2 hours, helping to shorten the time for research and decision-making.

Support for procedures and legal matters

LAMSEN INDUSTRIAL supports enterprises with procedures related to investment registration, construction, and working with state management agencies, while guiding the implementation process under the local one-stop and interconnected one-stop mechanism.

The development of the industrial cluster follows current legal frameworks, including Decree 32/2024/ND-CP, providing a basis for secondary enterprises to access information and complete investment dossiers clearly, limiting risks arising during implementation.

Support for factory design and construction

Depending on industry specifics and production line requirements, investors can be connected with suitable design consultants, construction contractors, and electromechanical contractors.

The project team also assists businesses in preparing dossiers and carrying out procedures related to the construction of works on industrial land, helping to organize the factory deployment process more smoothly.

Supply chain and partner connection

Enterprises in Xuan Chinh Industrial Cluster can be supported in connecting with raw material suppliers, logistics units, and road and waterway transport enterprises operating in Ninh Binh and the Ninh Co area.

In addition, the partner network within the LAMSEN HOLDINGS ecosystem can create further networking opportunities for businesses looking for production, supply, or industrial service partners.

Support during the operational process

When the factory goes into operation, LAMSEN INDUSTRIAL continues to support enterprises in connecting with local labor sources, especially in the context of Ninh Binh having about 2.4 million people of working age, of which the rate of trained labor is recorded at 74%.

Needs related to electricity, water, telecommunications, and essential amenities are also supported for connection during the process of businesses bringing the factory into operation.

Accompanying throughout the project lifecycle

Instead of ending support after completing site handover, the specialized cluster management team continues to be the contact point for supporting businesses during operations. Arising issues related to infrastructure, operations, and coordination with stakeholders can be received and handled on a case-by-case basis.

Businesses are also updated on policies and regulations related to production activities, helping them be more proactive in maintaining operations and long-term legal compliance.

According to the orientation in Decision No. 689/QD-UBND, Xuan Chinh Industrial Cluster prioritizes attracting projects with modern technology, high added value, and compliance with the local industrial development orientation. Some industry groups with a high degree of compatibility with the infrastructure and orientation of the cluster include:

High technology and clean technology

This is a prioritized industry group in the investment attraction orientation of Xuan Chinh Industrial Cluster, especially suitable for the goal of developing modern production and reducing environmental impact.

Projects in the high-tech and clean-tech groups can simultaneously take advantage of the green development orientation, use renewable energy, and utilize centralized environmental management of the cluster, thereby being more favorable in building ESG standards for production activities.

Supporting industry

Xuan Chinh Industrial Cluster has the potential to attract enterprises producing components, materials, and auxiliary products thanks to being located in an area with a developed automotive industrial ecosystem, typically Hyundai Thanh Cong in Ninh Binh.

The presence of large manufacturing enterprises creates a premise for forming an on-site supply network, helping supporting industry enterprises shorten transportation distances and find opportunities to participate in the supply chain.

Machinery and equipment manufacturing

Enterprises operating in the fields of mechanical engineering, industrial machinery, and equipment are also a group that can exploit the advantages of Xuan Chinh Industrial Cluster.

Local technical human resources, combined with land and input costs that are more competitive than some northern industrial centers, enable businesses to control costs when building and operating factories.

Electrical equipment and electronic components

The group of electrical equipment, electronic components, and high-tech industrial products is suitable for the project attraction orientation of Xuan Chinh Industrial Cluster according to Decision 689/QD-UBND.

This is also an industry group capable of benefiting from the trend of shifting and expanding supply chains of FDI enterprises, especially in the fields of electronics and supporting industries from South Korea and Taiwan. With synchronous infrastructure orientation and a power source prepared for industrial production, Xuan Chinh Industrial Cluster has the basis to approach this investor group.