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Two different readers come to Dong Xoai I Industrial Park with two different flooring questions. One runs a plant that has operated here for years and needs to know what a recoat can still save. The other is weighing a new build on a remaining large plot and needs to know what to get right before the first coat goes down. This article answers both questions in the order a decision-maker needs them: understand the park first, then match the floor system to each area of use, then verify the facts on the ground before signing.
This article is only about Dong Xoai I Industrial Park — the park on the old Tan Thanh commune ground, now in Dong Xoai Ward, Dong Nai Province, approved in detailed planning in 2006 and operating since then — not Dong Xoai II (old Tien Thanh commune), III or IV (old Tien Hung commune), and not a general supplier article for Dong Xoai Ward as a whole. It is a park-specific article, unlike the supplier article for Chon Thanh Ward as a whole, which answers a ward-level supplier question.
The park on one page
Dong Xoai I Industrial Park was approved in detailed planning under Decision No. 2370/QD-UBND dated 29/12/2006 of the People’s Committee of Binh Phuoc Province, as reported by introductory listings citing the decision — the gazette text itself was not directly read. The park stands on the old Tan Thanh commune ground, now in Dong Xoai Ward, Dong Nai Province, and has operated since 2006. Since 01/07/2025 the area belongs to Dong Nai Province; “old Binh Phuoc” is used here only as a geographic and historical reference.
Under the approved detailed planning, the park covers 153.49 ha, of which 94.08 ha is industrial land for lease, 3.2 ha is administration, services and management land, 22.73 ha is green land, 7.47 ha is technical infrastructure land, and 26.01 ha is transport land.
The official page of Dong Xoai Ward (10/2026) records Dong Xoai 1 Industrial Park as 163 ha, different from the 153.49 ha planning figure; the difference is unexplained in the source, so this article records both figures with their sources and does not adopt either one alone as the current area.
On occupancy, sources disagree for Dong Xoai I alone: broker listings describe it as “fully occupied” or 100%, another broker page gives 90%, while the official ward page (10/2026) publishes only a combined figure of 88.35% for Dong Xoai I and Dong Xoai II together, with more than 14,000 workers for both parks — a figure that cannot be split to Dong Xoai I alone. Bao Dong Nai (07/2026) still lists Dong Xoai I among parks attracting investment and able to meet large-area demand, while listing Dong Xoai II as already filled.
The park has no private infrastructure investor; according to introductory listings, it is managed by the provincial industrial-parks management board. The board’s current name after the provincial merger has not been verified, so this article does not state it. Broker listings report an operating term to 2056; no lease term, rent or incentive for any particular plot can be derived from that figure. The park lies along National Route 14 (QL14), the axis connecting the Southeast region with the Central Highlands, and Primary Road No. 1 connects QL14 into the park. The terrain is described as relatively flat and favourable for construction. For the wider provincial picture — which industries are common and which floor types they usually need — see the overview of industries and common floor types in Binh Phuoc industrial parks.
A floor map by area of use
Dong Xoai I is a mixed park that has operated for nearly 20 years, so the right choice is rarely one system for the whole plant. It is one system per area of use — vehicle routes, wet areas, general halls and storage — and every choice starts with a survey of the existing slab. The map below is a floor-system map by use, not a formal subdivision or phasing plan of the park, and no such formal structure is claimed for it.
Heavy-vehicle routes and loading areas. This is where floors fail first: repeated forklift wheel paths, turning points, dock edges and heavy pallet positions. On a recoat, the first questions are how much of the old coating is still bonded, how far the concrete beneath has cracked, and whether vehicle routes need to be separated from pedestrian movement. A fresh coat laid thin over a delaminated old coat will delaminate again on exactly the same wheel path.
Wet and chemical-adjacent areas. Washdown zones, wet-material reception areas and places with occasional chemical spills need their own survey: where the moisture comes from, where water ponds, and which chemicals actually reach the floor in daily operation. The same approach for wet and heavy-duty reception floors is set out for wet and heavy industry floors at Minh Hung – Sikico Industrial Park, and the shared lesson is identical: deal with the moisture and contamination source first, choose the system second.
General halls and storage. Over large areas with little chemical contact and forklifts running fixed routes, the priority is an even floor that is easy to clean and easy to repair locally when one bay fails, without shutting the whole hall. Here, splitting the floor into work bays along operating routes — so part of the plant keeps running while the rest is recoated — usually matters more than picking the most premium system on offer.
According to broker listings, the industries attracted include electronics, light industry, mechanical engineering and machinery, furniture for export, plastic, metal and household tools. That list only sketches the kinds of load and soiling a floor may meet; two plants in the same industry can have entirely different vehicle routes and wet areas, so each plant still needs its own survey. How another park mapped its floor systems by industry is shown in the zone map and system choice for Becamex – Binh Phuoc Industrial Park.
First-fit floors on remaining large plots
On a remaining plot, the great advantage is that no floor has ever been coated wrongly: every decision can be made correctly from the new concrete slab. That advantage only survives if four jobs are done in the right order. First, new concrete needs enough curing and drying time before coating; coating a slab that is still drying is the most common cause of later delamination. Second, slab moisture must be measured before coating, and the season of measurement matters: Dong Xoai Ward has a tropical monsoon climate with a rainy season from May to October and average rainfall of 2,500–2,600 mm per year (a ward-level description, not park-specific data), so a slab measured at the end of the rainy season and one measured in the dry season can give very different readings. Third, expansion-joint and drainage details must be settled before handover of the area, because cutting joints and drains after coating is expensive and leaves visible seams. Fourth, floor works must be phased with the overall build programme, so the finished floor is not destroyed by construction traffic before the plant opens.
Before all four jobs comes a decisive check: confirming that the plot is actually still available. As set out above, sources conflict on occupancy for Dong Xoai I alone, so no particular plot can be assumed vacant until it has been checked with the provincial industrial-parks management board at survey time. Area and programme calculations should start only after that confirmation.
The checklist before signing
Whether the job is a recoat or a first fit, the five survey questions below should be answered by measurement and direct observation — not by verbal assurance alone — before any coating contract is signed:
- How well is the old coating still bonded — measured at several points, especially on forklift paths and at door edges, not judged by appearance alone.
- Is the slab oil-contaminated — oil soaked deep into concrete will break the bond of a new coat unless it is thoroughly treated first.
- What state are the cracks and joints in — a crack still moving, a crack long stable and a failed joint each need a different treatment.
- What is the slab moisture after the rainy season — measured with instruments and read against the season of measurement, since a dry-season reading does not stand for a rainy-season one.
- Where do the real load routes run — forklift paths, turning points and heavy storage positions decide which areas need reinforcement and which need only a standard coat.
Beyond the five slab questions, two further confirmations belong in the same checklist: plot availability confirmed with the management board at survey time, and build readiness confirmed for a new plant so floor works run on the agreed programme. How another operating plant split its recoat into rounds with a re-check after each round is described in the phase I recoat and phase II check at Minh Hung – Korean Industrial Park.
Supply process and quote contact
The general supply process runs from a survey of the slab and real operating routes, to a floor-system proposal per area of use, to a quote based on the surveyed area and scope, to phased installation that limits disruption to operations, and finally to handover with a post-installation floor inspection. A quote only has a sound basis after the survey, because the same area with a different old-coating condition, oil contamination level and slab moisture gives a different scope of work.
To book a survey and request a quote for a plant at Dong Xoai I Industrial Park, contact hotline/Zalo 0899355489 or WeChat wxid_95o54joujyrr12. When contacting, it helps to state whether the plant is operating or a new build, the approximate floor area, the industry, and the preferred installation window, so the survey can answer the five questions above from the very first visit.
