Tiếng Việt
中文 (中国)
Read this name note first: this article covers only Vinh Loc 2 Industrial Park in Ben Luc, Tay Ninh province — the park on National Highway 1A at Km 1929–1930, Voi La hamlet. It is not Vinh Loc Industrial Park in Binh Tan, Ho Chi Minh City — founded in 1997, much smaller, a different investor — and it is not Vinh Loc 3 in Binh Chanh, an expansion area still under development, mentioned here only so it is not confused with this park. The old address recorded in sources for this park is Long Hiep commune, Ben Luc district, Long An province; under the current administration the area belongs to My Yen commune, Tay Ninh province, following the merger effective 01/07/2025, and “Long An” below is used only as a familiar geographic name.
The park’s infrastructure investor is Vinh Loc – Ben Luc Industrial Park Investment and Construction Joint Stock Company. Establishment documents cited in secondary listings are Official Dispatch 692/TTg-CN dated 03/06/2005, Decision 2709/QD-UBND dated 07/01/2005 and Decision 2384/QD-BXD dated 28/12/2005. This article does not rest any flooring recommendation on the contents of those documents; they are named only to identify the right park.
Three area figures, three different scopes — never merged into one
Before any flooring question, one confusion about this park has to be cleared up. Three area figures circulate, and they do not describe the same scope. The planned total across both phases is 561.5 hectares: Phase 1 is 259.8 hectares and Phase 2 is 301.7 hectares. That is a planning total, not an operating figure, and this article never presents that planning total as an operating figure.
The operating frame this article uses is Phase 1: 259.8 hectares, of which 225.985 hectares is industrial land and 33.815 hectares is resettlement and worker housing. The park operator’s own site describes “a total planned area of 259.96 hectares” for the whole park — in other words, the operator’s whole-park figure effectively matches the Phase 1 footprint, not the two-phase total. Meanwhile a Ben Luc land-use summary citing Decision 326/QD-TTg dated 09/03/2022 lists Vinh Loc 2 as operating at 223.2 hectares. These figures differ because each document counts a different scope; this article keeps each figure with its scope label, never adds them together and never picks one figure and applies it to every sentence.
Phase 2 is a separate sentence, never folded into Phase 1. Phase 2 is planned at 301.7 hectares, and the operator’s earlier plan included a river port on the Vam Co Dong River, in a northwest extension, for vessels of about 5,000 tonnes. That is a port in a plan, not a port in operation, and no Phase 2 warehouse or plant floor is specified in advance in this article. A tenant who needs a floor today works with Phase 1; a tenant interested in Phase 2 waits for lot-by-lot infrastructure confirmation at survey time.
This article also states no occupancy rate for the park. Secondary sources give different figures, some without a measurement date, so every occupancy percentage has been left out rather than picking a flattering one. What can be said with confidence is: Phase 1 already has operating plants, and the real flooring work here falls into two groups — ready-built warehouse floors and recoating inside operating plants.
Why QL1A changes the flooring question
Vinh Loc 2 sits directly on National Highway 1A, beside the Ho Chi Minh City – Trung Luong Expressway, at the gateway from the Mekong Delta into Ho Chi Minh City. BW describes the location as under 50 minutes to the Ho Chi Minh City centre and about 75 minutes to Cat Lai Port via QL1A and the expressway — that is the developer’s description, not a measured travel time, but it captures the substance: goods passing through this park serve city distribution and Mekong-Delta distribution, not only on-site production. That rhythm concentrates load on exactly three places in a warehouse floor: the loading area in front of the dock doors, the forklift runs through the warehouse, and the turning points at the end of each aisle.
A purely local production plant can accept even wear across shifts. A distribution warehouse on the QL1A corridor cannot: the same wheel track runs hundreds of times a day, the same dock edge takes repeated impact from forks and truck wheels, and the same forklift stopping point sits in front of the cold store or packing area. Floors here fail first at load-concentration points, not evenly across the slab. Floor selection for Vinh Loc 2 therefore has to follow each load point, not spread one coating evenly across the warehouse and call it done.
For the wider regional picture, see Epoxy Flooring for the Long An Industrial Park Cluster (Duc Hoa, Can Giuoc). This article goes deep on one park only — Vinh Loc 2 — and on a question none of the neighbouring single-park articles asks: how to specify and build floors for a double-storey warehouse and an operating plant on the QL1A corridor.
Warehouse floors by storey: the ground floor is not the upper floor
The single biggest difference in a double-storey ready-built warehouse is this: the ground floor’s permitted loading does not automatically apply upstairs. BW’s double-storey ready-built project in this park, with groundbreaking on 09/11/2023, was announced with a gross floor area of 105,000 square metres, a 9-metre clear height, floor loading up to 3 tonnes per square metre and ramp access. The 3 tonnes per square metre figure in the project material is the ground-floor loading; this article does not infer that the upper floor carries the same load, because the material does not state an upper-floor figure. A tenant must obtain a loading certificate for each floor, each bay, before signing — and racking, forklifts and stored goods upstairs must be calculated against that certificate.
On the ground floor, three areas decide how long the floor lasts. First, the racking feet: point loads at racking feet are far higher than the average load across the slab, so each racking-foot position needs its own check for flatness, cracking and local load capacity, not just a coating-thickness measurement. Second, the dock and dock-leveller transitions: the concrete edge here takes continuous impact and abrasion, and needs edge repair, chip resistance and anti-slip treatment before coating, or the coating will peel first exactly at that edge. Third, the forklift runs: a wheel track repeated on the same line wears a coating faster than the rest of the floor, so the main runs deserve a heavier coating, added anti-slip aggregate and clear lane markings that keep forklifts, trolleys and pedestrians out of one unmarked shared lane.
Upstairs, the problem changes completely. Trucks and forklifts reach the upper floor by ramp, so the ramp surface is the fastest-wearing surface in the whole building: wheels climb and turn on the slope, and the coating there takes abrasion plus lateral shear. A ramp needs a genuine anti-slip system, not a flat coat with a light sprinkle of aggregate. The transition where the ramp meets the upper slab — where wheels pass from slope to flat — is also where a coating cracks along a poorly cut and filled construction joint if that joint was not treated before coating. The goods lift and the area around its doors are the upper floor’s second hot spot: vehicles stop, turn and wait at the lift doors, so that area has to be specified as its own hot spot, not averaged into the open warehouse floor.
The zoning principle for coating systems still holds, but it applies by storey, not by building. General areas under light to moderate load can use the RollCoat rolled system. Areas needing absolute flatness, a seamless finish and easy cleaning — for example a clean packing zone upstairs — are candidates for the LevelFlow self-levelling system. Areas with an electrostatic-discharge requirement get the StatGuard system only in the areas that actually require it, to the owner’s own specification, never across the whole warehouse. Areas beside a running line, where odour matters, are candidates for the AquaBase water-based, low-VOC system. The final choice for each storey still follows a survey of that exact bay, not the building’s general specification.
The BW double-storey unit: read the status honestly, do not jump to conclusions
On the BW project, the announcement history has to be read correctly so two different announcements are not confused. The earlier announcement, when BW acquired 20.9 hectares in Vinh Loc 2 in 2021–2022, described a 213,000-square-metre double-storey warehouse, scheduled for completion in the second quarter of 2023. The later announcement, at groundbreaking on 09/11/2023, described a double-storey warehouse with 105,000 square metres of gross floor area, scheduled for completion in December 2024, with a stated aim of LEED Gold certification — an aim, not a certification already achieved. The two announcements carry different figures at different dates, and this article keeps them separate: the design specification used here is the 2023 groundbreaking specification, and the 213,000-square-metre figure is mentioned only as an earlier announcement.
More importantly: this article does not claim the BW warehouse in Vinh Loc 2 is operating. As of the research date (31/10/2026), no handover or operating announcement for this project was found, and BW’s own leasing pages still place “BW Vinh Loc 2 Industrial Hub” under pre-sale projects. The double-storey sections of this article are therefore written as the flooring question for a tenant about to receive or fit out a comparable ready-built unit — measure slab moisture, check slab age, confirm loading floor by floor, inspect the ramp surface and the dock area before signing — not as a description of a fully leased warehouse. Readers must confirm handover status at survey time; every flooring recommendation here stands regardless of that status, because it rests on the published design specification and the surveyed condition of the bay, not on an assumption that the warehouse is full.
The same cautious logic applies to the industries the park lists as permitted — agro-forestry-aquatic processing, food and beverages, animal feed, fertilisers, pesticides, pharmaceuticals, cosmetics, paints, plastics, rubber, chemicals, building materials, wood, ceramics, glass, electronics, IT, precision mechanics, plus warehousing and logistics. That is a permitted-industry list, not a list of tenants, and this article names no tenant operating in the park.
Recoating inside an operating plant: work in sections, do not stop the plant
Beside ready-built warehouses, the second real job in Vinh Loc 2 is recoating floors inside operating Phase 1 plants. The first principle is sectional work: enclose one area, finish it, hand it back, and keep the neighbouring line running. The work schedule therefore has to be set by that plant’s own production shifts, not by a park-wide calendar. Areas beside a running line that are sensitive to odour should favour a low-odour system such as AquaBase, but the final call follows the survey and the odour sensitivity of the product being made — some products are sensitive enough that coating has to move to a shutdown shift, and that has to be agreed before the quote, not discovered mid-job.
The second principle is repair the slab before recoating, and repair the actual defects. A warehouse floor that once carried light trolleys and now carries forklifts all shift will show settlement lines and cracks along the forklift runs; a corner that was once dry and now holds a washing and packing area will show higher slab moisture. A new coat over an unground, oil-contaminated, uncracked-repaired, unmeasured-moisture slab will peel exactly along the old weaknesses. The mandatory steps before coating are: grind to sound concrete, degrease and adhesion-test, cut and fill working joints and live cracks, measure slab moisture and check slab age for new concrete. Epoxy does not fix a settling slab or a slab still deforming — those need structural slab treatment first, and only then a coating.
The third principle is never infer one lot from another. Slab condition, drainage and infrastructure differ from lot to lot in the same park, and in a two-phase park with different scopes they differ even more. Each plant needs its own survey: slab moisture, concrete grade, cracks, ingrained oil, previously repaired areas. A quote only means something after that step. A quote that applies one system to a whole double-storey warehouse and a production plant without zoning is a quote worth challenging.
Pre-signing checklist for a ready-built tenant
A tenant about to receive a ready-built unit in Vinh Loc 2 should settle the following in writing before signing, rather than discovering them after machinery has moved in. Measure slab moisture and check slab age, especially for a fast-handover new slab. Survey cracks, construction joints and flatness at racking feet, at dock edges and at ramp-to-slab transitions. Obtain a loading certificate for the ground floor and the upper floor separately, with the planned racking layout and forklift loads. Inspect the ramp: anti-slip performance, coating condition where vehicles change direction, and drainage at the foot of the ramp. Inspect the dock area: concrete edge protection, leveller condition, lane markings and a pedestrian route separated from forklift runs. Finally, settle in writing which coating scope belongs to the landlord and which belongs to the tenant, so nobody pays twice for a coat that was never their responsibility. The article on Cau Tram Industrial Park (Can Duoc) goes deep on handover checks for a ready-built unit in a small park; Vinh Loc 2 differs in that the checks have to be done storey by storey in a double-storey warehouse, not only across a single-level floor plate.
What not to buy
Do not buy one coating system for a whole double-storey building: the ground floor, the ramp, the upper floor and the dock area are four different problems. Do not coat over a working crack or an unmeasured damp slab: the new coat will crack and peel exactly there. Do not assume the upper floor carries what the ground floor carries without its own certificate. Do not apply one lot’s parameters to another lot in the same park, and do not apply a two-phase planning total to one specific warehouse. And do not sign the lease before surveying the floor: the correct order is survey first, quote second, signature last.
Two same-district single-park articles to compare, not to confuse: Thuan Dao Industrial Park, Ben Luc covers steel, plating, chemical and operating-plant floors by phase; Phu An Thanh Industrial Park (Ben Luc) covers dyeing, plating and tanning floors by pollution zone. Vinh Loc 2 differs from both in its central question: double-storey warehouse and ready-built floors on the QL1A corridor, plus recoating inside operating plants. Get the name right before contacting a contractor, because confusing Vinh Loc 2 with Vinh Loc in Binh Tan — see Epoxy Flooring for Vinh Loc Industrial Park (Binh Tan, Ho Chi Minh City) — means receiving advice, a survey schedule and a quote for the wrong park. Survey the right park, the right storey and the right bay before fixing the system: that is the whole advice of this article, and it costs less than any recoat.
