Dong Nai Becomes a City: It Cannot “Wear an Old Coat”

In a recent webinar on “Creating a New Commercial, Service and Administrative Center for Dong Nai City,” Nguyen Do Dung, CEO of enCity, said that the “East Quarter” planning proposal is built on five strategic pillars, with the ambition of creating a modern urban area without losing its local identity.

First, ecology is the core value. Instead of concreting over the area, enCity has chosen to develop in harmony with nature. Low-lying areas and natural watercourses are preserved to form ecological parks, retention lakes and “rain gardens” — both preventing flooding and turning climate adaptation into quality of life.

Second, it honors industrial heritage. The historic water tower is transformed into an exhibition center, while the Cogido paper mill becomes an innovation center. “East Quarter” therefore tells the story of a transition from heavy industry to a knowledge-based economy through the city’s own urban memory.

Third, it reconnects people with the river. With more than 2 kilometers of frontage along the Cai River, the proposal opens visual corridors from National Highway 1A down to the marina, bringing the waterfront back to the center of urban life. Squares, a crescent lake and a riverside stage will become spaces for festivals and community activities.

Fourth, it follows the principle of “hiding infrastructure, opening connections.” Metro Line No. 1 from Ho Chi Minh City to Long Thanh International Airport is proposed to run semi-underground instead of elevated, helping reduce spatial fragmentation, preserve views toward the river and pave the way for modern TOD districts around stations.

Fifth, it creates a skyline on the hilltop. Taking advantage of the natural slope from National Highway 1A toward the river, landmark buildings are placed at the highest points, creating a distinctive skyline without requiring excessive building heights, while optimizing river views for residents.

Overall, “East Quarter” is not a planning proposal merely for building more houses or opening more roads. It is an effort to redefine a piece of land: a place where nature is preserved, heritage is carried forward, infrastructure is designed intelligently and living space is placed at the forefront. If realized, “East Quarter” could become a new model for Dong Nai’s urban development thinking in the new period.

Contributing to the realization of that vision, Sibarani Sofian, CEO of Urban+, who made his mark with the design proposal for Indonesia’s new capital, brings to the project an architectural language rich in identity and contemporary thinking. His presence not only elevates the professional quality of the project, but also demonstrates the ambition to bring Dong Nai into the arena of modern cities with regional stature.

According to Mr. Dung, the most prominent highlight of “East Quarter” is the administrative center, designed as twin towers inspired by the image of a “torch” that illuminates. This is not merely an office complex, but a statement of leading aspirations: leading in innovation, in energy transition, and in Dong Nai’s new urban governance mindset.

“We are not just building structures; we are building a legacy, a future for the people. A provincial-level city needs an identity so that its residents feel a sense of belonging and pride,” Mr. Sofian shared.

In addition, the convention center also carries a strong local spirit, with a façade using terracotta materials reminiscent of Bien Hoa’s traditional pottery craft. The two separate but softly connected building blocks symbolize the harmony of the rivers and forests that once embraced this land. It is architecture telling a local story in a modern language: both fresh and deeply rooted.

There are also many other large-scale urban developments in Dong Nai, benefiting from strong infrastructure connectivity, synchronized planning, clear legal status, and development by reputable investors, which are emerging as capital magnets in the market.

For example, the Izumi Canaria subdivision within the 170-hectare Izumi City urban area was launched in August 2025 and began signing sale and purchase contracts in November of the same year. By the end of December 2025, around 50% of the inventory had already been absorbed. Notably, the shophouse product line was the first to be fully taken up, clearly showing the appeal of products that can serve both residential and business purposes within a large-scale urban area. Up to now, Nam Long has continued launching its low-rise subdivision and is still recording positive market interest.

Another bright spot is Elyse Island on Dai Phuoc Island. The project launched its first sales phase in December 2025 with semi-detached and detached villas, receiving encouraging responses from buyers. Covering 45 hectares, the project is planned as an exclusive development with a complete system of villas, public works, green spaces, water features, and internal transport infrastructure.

At a time when investors are becoming increasingly selective, projects with strong connectivity, quality living spaces, and clear long-term commercial potential are becoming safe harbors for smart capital.

Expectations from methodical implementation

Dong Nai is entering a rare moment in which it enjoys both “favorable timing” and “favorable location.” Special mechanisms and policies are opening up new development space, while a series of strategic infrastructure projects such as Ho Chi Minh City’s Ring Road 3, the Bien Hoa - Vung Tau Expressway, and Long Thanh International Airport are nearing the finish line.

Once these connecting axes are completed, Dong Nai will no longer be just a peripheral area of Ho Chi Minh City, but will rise to become an independent growth pole of the southern region.

However, infrastructure only opens the way. For this new development space to operate sustainably, the decisive factors remain implementation capacity, consistency in governance, and the quality of urban planning. Without a long-term vision, today’s advantages could easily be eroded by fragmented development, overloaded social infrastructure, and trade-offs in the living environment.

In addition, one increasingly clear advantage is the role of the Dong Nai River. The river is gradually becoming the “backbone axis” of a chain of modern riverside urban areas, where natural value is not sacrificed for growth, but elevated within an ecosystem of high-quality amenities. This is no longer a distant vision of a livable city, but a roadmap taking shape for a dynamic, modern Dong Nai, ready to enter a new era of growth.

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