Tiếng Việt
中文 (中国)
Please note the distinction: This article is about My Xuan A Industrial Park of IDICO only, in Phu My Ward, Ho Chi Minh City (the area of the former My Xuan Ward). It is not My Xuan A2 — a separate park with a different infrastructure investor — not My Xuan B1 under the Conac, Dai Duong or Tien Hung names, and not Phu My 1, Phu My 2 or Phu My 3. On administration, under Resolution 1685/NQ-UBTVQH15 (Article 1, clause 111) and Resolution 202/2025/QH15 (Article 1, clause 16): from 1 July 2025, the former My Xuan Ward merged with the former Phu My Ward into Phu My Ward, Ho Chi Minh City, and the former Ba Ria – Vung Tau Province merged into Ho Chi Minh City; “Ba Ria – Vung Tau” below is a familiar geographic reference only. The old address recorded in park listings is My Xuan Ward, Phu My Town, Ba Ria – Vung Tau Province.
According to park listings, My Xuan A Industrial Park was developed by IDICO (Vietnam Urban and Industrial Park Development Investment Corporation), with establishment Decisions 333/TTg of 22 May 1996 and 554/QD-TTg of 8 July 2002 of the Prime Minister, planning approved under Decision 1248/QD-BXD of 4 October 2002 of the Ministry of Construction, and an operating term to 2052 as stated in the same listings. These decisions are cited as listing information, not as gazette texts read directly by the writing team. The park’s total planning area is 302.4 hectares, of which industrial-enterprise land is 230.20 hectares; the remaining components in the listing’s land-use table are management and service land 2.96 hectares, key technical infrastructure land 3.87 hectares, green land and parks 32.44 hectares, and traffic land 33.10 hectares. Those components sum to 302.57 hectares, 0.17 hectares above the 302.4 hectare headline — the article states the discrepancy plainly rather than rounding it away, because readers should know these are listing figures, not a new survey.
What defines My Xuan A is not its size. The park sits alongside National Highway 51, close to the Cai Mep – Thi Vai port cluster, with listings recording a My Xuan port system in the area and reference distances such as Go Dau Port 2 km, Phu My Port 10 km and Vung Tau City 45 km. But this article does not tell a port story — that story belongs to Epoxy Flooring for Cai Mep Industrial Park: Industries and Common Floor Types and to Epoxy Flooring for the Ba Ria – Vung Tau Industrial Park Cluster (Phu My, Cai Mep). What defines My Xuan A is this: its industrial land is described as fully leased. A report by the former Ba Ria – Vung Tau investment promotion agency on 2022 results placed My Xuan A among four parks at 100% occupancy, and current park listings still describe the park as having leased its entire industrial land area, at 100%. That 100% is a 2022 provincial figure plus a listing description, not a fresh 2026 survey, and its denominator is leasable industrial land, not the full 302.4 hectares (which also includes green, traffic, service and infrastructure land). This article therefore promises no vacant plot, quotes no land rent, and does not treat 100% as a newly measured fact: it takes “described as fully leased” as the premise for the right question — with no empty plot to move into, how does an operating plant refurbish its floor? The current fill position of the park must be confirmed at survey.
For the regional picture, see Epoxy Flooring for the Ba Ria – Vung Tau Industrial Park Cluster (Phu My, Cai Mep); this article goes deep on one park only, My Xuan A, and asks a different question from the neighbouring single-park articles. Epoxy Flooring for Phu My Industrial Park: Industries and Common Floor Types follows Phu My 1’s A/B/D sub-park map; Epoxy Flooring for Phu My 3 Specialized Industrial Park: Heavy Industry, Chemical and Port-Logistics Floors follows the four functional zones of a nearly 999 hectare specialised park; Epoxy Flooring for Phu My 2 Industrial Park (Ho Chi Minh City): Floors for a Multi-Industry, Assembly and Warehouse Park follows the multi-industry, assembly and warehouse story of a 620.6 hectare park. My Xuan A has none of those three frameworks as its main structure, nor the port-land axis of Epoxy Flooring for Cai Mep Industrial Park: Industries and Common Floor Types, nor the north–south two-zone story of Epoxy Floor Coating for Chau Duc Industrial Park, Ba Ria – Vung Tau: Common Industries and Floor Types, nor the clean-project priority filter of Epoxy Floor Coating for Dat Do 1 Industrial Park, Ba Ria – Vung Tau: Common Industries and Floor Types. My Xuan A’s framework is a zone map inside one operating plant — heavy-load route, chemical zone, wet zone, general hall — plus a phased works plan.
The sectors listed in park listings as attracting investment — building materials; precision mechanics; motorbike and equipment manufacture and repair; textile, electrical and electronic; industrial and food processing; environmentally friendly industries — are the palette for reading that zone map, not a census of tenants. The companies the listings name — Heineken Beer Company, Lixil Vietnam, Bach Ma Ceramics Factory (Malaysia), Viglacera Ceramics Factory (Vietnam) — are used here only as sector examples: Heineken for the wet and washdown zones of food and beverage processing, ceramics for chemical-exposure and wet zones. None of them is described as a Kadier client, and no output, employment or plant-area figure for any of them is stated, except one separately sourced detail: IDICO’s own news reports that detailed planning for a Heineken brewery in My Xuan A was approved at 1,600 million litres per year. That detail only evidences the scale of a wet beverage-processing zone in the park; it is not a flooring promise.
When the park is described as fully leased, surveying the old floor comes first — not choosing a system. A new plant on an empty plot can start from fresh concrete; an operating plant in My Xuan A cannot. Before any price is quoted, a survey must answer five questions on the actual floor to be refurbished. First, what is the old coating and how well is it still bonded — adhesion tested at many points, not judged by surface colour, because a coating that looks intact can still delaminate in sheets once heavy trucks run over it after refurbishment. Second, is the substrate contaminated with oil or grease, especially in mechanical and maintenance areas: coating over an oily substrate without degreasing is the most common cause of peeling, and degreasing must be priced into the scope, not discovered afterwards. Third, what state are the cracks, movement joints and equipment plinths in — open joints collect dust, water and chemicals and will undermine a new coating if they are not sealed and made flush first. Fourth, what is the substrate moisture level, and how much does coastal salt air matter — a coastal, port-adjacent plant has higher substrate moisture than an inland hall, so moisture testing is mandatory before a system is fixed, not a note added after application. Fifth, what does the old wear pattern say about the real traffic lines: wheel tracks, turning points, heavy-machine footprints and pallet drop points are the plant’s true load map, more accurate than any layout drawing. A refurbishment quote for My Xuan A without these five answers has not yet read the floor.
Heavy-load routes: strengthen the actual line, not the whole floor uniformly. Sitting on Highway 51 near the port cluster means truck traffic into My Xuan A plants is a permanent condition, not an exception: fully loaded trucks, forklifts carrying heavy pallets, and vehicles turning at warehouse doors and loading yards. The floor on those lines must be thick enough, resistant to impact and abrasion, slip-resistant at walkways and turning points, and marked with lane lines separating truck routes from pedestrian routes. The most expensive mistake is thickening the entire hall uniformly “to be safe”: money piles into areas few vehicles ever cross, while the turning point itself — where wheels twist and abrade hardest — gets no local strengthening. The right approach is to separate the main traffic line from the general floor plan, survey its load and frequency on its own, strengthen locally at turning and drop points, and accept the work by running vehicles at real loads on the real routes the plant uses daily, rather than judging the floor by eye after application. For general warehouse and aisle areas with moderate demands, the roller-applied RollCoat system is usually the appropriate direction; heavy truck lines and turning points need their own load survey before a system and thickness are fixed, not one system for the whole warehouse. See the roller-applied system at RollCoat.
Chemical zones and wet zones: separate the spill-risk area from the general area, and check the resistance table chemical by chemical. This is where My Xuan A is most easily written wrong if Phu My 3’s framework is copied. In Phu My 3, chemicals are a functional zone of the whole park; in My Xuan A, chemicals are a zone inside each plant — ceramic glazes and auxiliary chemicals in ceramics and building-materials works, cleaning solutions in food-processing areas, oils and greases in mechanical workshops. Every chemical, every concentration and every contact time has a different resistance rating, so there is no general answer of the form “epoxy resists chemicals”. Areas at risk of spills and ponded chemicals need a specialist chemical-resistant system of the novolac or vinyl ester type, fixed only after checking the manufacturer’s resistance table for the exact chemical, concentration and contact time, plus a site survey. General production areas with only light, occasional contact do not need that specialist system — applying it across the whole plant is both wasteful and obscures the real question: which chemical, where, ponded for how long. Wet zones add three further requirements: slip resistance when wet, a seamless and easily cleaned surface, and good drainage with sealed joints, because water and chemicals ponded in a joint will attack a coating from below. For operating, odour-sensitive areas, the water-based AquaBase system is worth considering, since it is applied with less odour while the plant keeps running — but AquaBase is not a universal chemical-proof system, and spill-risk areas still need their own specialist system. See the water-based system at AquaBase.
General halls and light, precision areas: flat, seamless, low-dust — and anti-static only where the plant itself requires it. Beyond the heavy-load lines, chemical zones and wet zones, the rest of a My Xuan A plant is general production halls, light assembly, packing areas and corridors: there, the dominant requirement is usually not extreme load but a flat, seamless, low-dust, easily cleaned floor, because dust from an uncoated concrete floor travels on shoes, wheels and air currents into production areas. Where flatness and seamlessness matter, the self-levelling LevelFlow system is usually considered; for corridors and general areas, roller-applied RollCoat is enough, and self-levelling need not be spread across the whole plant. One frequently missed detail is wall bases and equipment plinths: unless they are sealed and made flush before coating, dust and wash water will collect exactly there and defeat the cleaning effort for the whole floor. On anti-static protection, the principle runs opposite to “coat everything to be safe”: only areas where the plant itself has an anti-static requirement — for example electrical and electronics assembly areas sensitive to static — need the StatGuard system, with an earthing solution and a surface-resistance check after application. Blanket anti-static coating across a plant is the wrong approach, because areas without a requirement do not need it, while areas with a requirement need earthing and testing as well, not just the coating. See the self-levelling system at LevelFlow and the anti-static system at StatGuard.
A phased works plan inside an operating plant. With no empty plot to move production into, refurbishment in My Xuan A must be split into zones, never done across the whole plant at once. A suggested order — only a suggestion; the final order follows the survey and each plant’s production calendar — is: first, the heavy truck lines and turning points, because they fail fastest and directly affect goods in and out; second, the chemical spill-risk and wet zones, because they fail invisibly and dangerously; third, the general halls and light areas, because their schedule is the most flexible. Each phase needs a clear works boundary, a temporary route for vehicles and people, and its own acceptance milestone: vehicles run at real loads on real routes, abrasion checked at turning points, peeling checked after load testing, slip checked when wet in wet zones, joints and plinths checked after a trial clean. Between phases, the plant keeps producing on the not-yet-refurbished floor — so the works calendar must match production shifts, including out-of-hours or weekend work where needed, and the cost of keeping production running must be planned in, not treated as an optional extra. A My Xuan A plant does not need the prettiest coating; it needs a floor on which, six months later, trucks still run their true lines, wet zones still drain, and chemical zones still have not peeled at the exact point that once leaked. That is the only acceptance criterion that matters in a park described as fully leased.
To survey your existing floor and fix a phased refurbishment scope for your plant in My Xuan A Industrial Park, see epoxy floor coating quote and contact Kadier (hotline / Zalo 0899355489, WeChat wxid_95o54joujyrr12). The survey will fix the system zone by zone, the thickness, and the works calendar against your plant’s real production shifts, instead of one general quote for the whole floor.
Illustration: a chemical-storage aisle with drum racking and a forklift on a marked concrete floor, stock image by Elements Interactive on Pexels (Industrial Warehouse with Storage and Forklift), not a Kadier project and not the actual floor in My Xuan A Industrial Park.
