Ho Chi Minh City’s New Master Plan: Six Urban Zones, One Mega-City Vision

Ho Chi Minh City (HCMC), the economic heart of Vietnam and the primary business hub of the southern region, is entering a new development phase with a revised master plan that introduces six functional urban zones. The plan supports long-term investment opportunities across infrastructure, real estate, logistics, and innovation.

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Vietnam’s ongoing administrative reforms aim to improve regional coordination and unlock new growth potential through the merger of several provinces. Under this restructuring, HCMC is expected to expand its boundaries to include parts of Binh Duong and Ba Ria-Vung Tau. This change supports the city's vision of becoming a unified, modern megacity at the heart of the Southeast region.

In line with this reform, the city has released a revised urban master plan through 2040, with a long-term vision to 2060. The plan introduces six new urban zones, each designed to drive economic growth, improve quality of life, and strengthen the city's role as a regional and global hub. From logistics and high-tech to eco-tourism and finance, the plan sets the stage for new investment and development opportunities across sectors.

From fragmentation to integration: Mega-city governance

Building on the national plan to consolidate provincial-level units, HCMC is expected to merge with neighboring Binh Duong and Ba Ria–Vung Tau, marking a shift from fragmented growth to an integrated mega-city model.

Experts have long pointed out that the lack of coordination among the three localities has led to overlapping strategies, infrastructure gaps, and inefficient use of resources. The merger seeks to align planning across industrial zones, logistics corridors, and infrastructure to improve resource efficiency and reduce duplication. With institutional alignment, the region can unlock new growth space, streamline investment policies, and better coordinate large-scale infrastructure projects such as expressways and port systems.

This transformation is not just geographical. It reflects a new governance mindset, one that emphasizes decentralization, smart management, and regional cooperation. According to urban planners, the unified city is expected to function as a multi-centered urban ecosystem, built on connectivity, innovation, and efficient public services.

Also read: Vietnam Officially Consolidates from 63 to 34 Provinces and Cities

The six urban zones: Roles and strategic positioning

The revised master plan divides HCMC into six distinct urban zones, each designed to fulfill specific functions that align with the city’s long-term development goals. Together, they form a multi-centered model that supports economic growth, sustainability, and quality of life.

• Central Urban Zone: This is the administrative and diplomatic heart of the city. Anchored by downtown Saigon and Cho Lon, this zone serves as the city’s hub for governance, finance, commerce, and cultural activity. It is positioned as the city’s primary nucleus for international engagement and urban identity.
• Eastern Zone (Thu Duc City): Envisioned as a hub for innovation and high-value industries, this area will focus on education, high-tech development, financial services, healthcare, and eco-tourism. The planned International Financial Center in Thu Thiem will anchor the zone’s economic significance.
• Western Zone (Binh Chanh Urban Area): Planned as an industrial and health-tech corridor, this zone will support commercial services, biomedical research, logistics, and education. It is expected to attract investment in advanced technology and medical infrastructure.
• Northern Zone (Cu Chi – Hoc Mon Urban Area): This zone blends urban and rural development, combining industrial parks and education hubs with green spaces and agricultural landscapes. It will also support wellness tourism and cultural heritage experiences.
• Southern Zone (District 7 – Nha Be Urban Area): Designed as a water-based ecological city, this area will promote marine economy development, cultural events, exhibitions, entertainment, and high-tech industry. Logistics and seaport services will also play a key role.
• Southeastern Zone (Can Gio Urban Area): As the city’s marine and ecological gateway, this zone will focus on port logistics, fisheries, aquaculture research, and eco-tourism. It is also expected to host marine economic infrastructure and serve as a hub for sustainable coastal development.

Each zone is planned to be well-connected through public transit and designed to support both employment and high-quality living, reinforcing HCMC’s role as a modern, global metropolis.

Spatial and infrastructure transformation

The revised master plan adopts a multi-centered urban model, aiming to create a balanced and connected city. By 2040, the total urban construction land is expected to reach between 125,000 and 130,000 hectares. Of this, residential land will account for up to 88,000 hectares, expanding space for housing, services, and economic activity.

Satellite areas: Live and work within a 5km radius

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HCMC plans to structure itself into approximately 60 living and working areas, each within a 15 to 20-minute travel radius (roughly 5 km). These zones will be centered around employment hubs and supported by efficient transportation. The goal is to unlock the development potential of different urban subregions by aligning them with local commercial, service, and employment centers, whether at the regional, national, international, or city level. Large-scale public transit systems and key road and waterway corridors will connect these areas and major urban centers.

Transit-oriented development (TOD)

To support this expansion, the city is prioritizing major upgrades in transportation and logistics. Transit-oriented development (TOD) is central to the plan, with over 23,000 hectares identified for redevelopment around key public transit nodes. The metro network will expand to 12 lines, covering a total of 582 kilometers, and will connect new business districts, ports, airports, and satellite zones. Key infrastructure such as Ring Roads 3 and 4, the Long Thanh International Airport, and new seaport connections, including Can Gio and Binh Khanh, will boost regional and global trade flows.

Also read: HCMC Metro Planning and Transit-Oriented Development

Green spaces and ecological corridors

Sustainability is a guiding principle throughout the plan. Green spaces and ecological corridors are being preserved and expanded, with 30 percent of central redevelopment zones allocated for public parks and riverside walkways. Canals and wetlands are integrated into urban planning to support sustainability and livability.

Flood resilience strategy

In response to increasing flood risks, the city has also introduced a comprehensive flood resilience strategy. This includes tidal barriers, retention lakes, green infrastructure, and elevation planning to reduce climate-related vulnerabilities across all zones, especially in low-lying areas like Can Gio and western districts.

Together, these spatial and infrastructure changes are designed to support a livable, climate-resilient, and investment-ready city.

Investment opportunities by sector

The revised master plan presents a wide range of investment opportunities across key sectors, aligned with HCMC’s long-term development goals.

Infrastructure

Major upgrades in railways, expressways, and water transport offer strong prospects for private and foreign investment. Priority projects include new metro lines, regional rail connections to Long Thanh Airport and Can Tho, and road links such as Ring Roads 3 and 4. Additionally, public-private partnerships are being encouraged for flood control infrastructure, including tidal barriers, retention parks, and smart drainage systems.

Real estate

The city is promoting mixed-use developments, new townships, and “15-minute city” models— where essential services are accessible within a short walk or commute. Satellite urban areas such as Binh Chanh, Hoc Mon, and Thu Duc are emerging as hot spots for residential and commercial projects.

Industry and logistics

Strategic logistics hubs are being developed across the city, including Tan Kien, Binh Khanh, Hiep Phuoc, and Linh Trung. These centers are closely linked to seaports and industrial parks, making them ideal for expanding supply chains and warehousing. The integration of new ports and expanded inland waterways also supports the city's ambition to become a regional logistics gateway.

Technology and innovation

Thu Duc City and other innovation zones are attracting investment in high-tech industries, research and development (R&D), and digital infrastructure. These areas offer incentives for tech startups, clean energy ventures, and advanced manufacturing. Digital transformation and smart city initiatives are also creating new demand for IT solutions and public service tech platforms.

Tourism and services

Can Gio’s development as a marine and eco-tourism hub presents new potential in hospitality, leisure, and sustainable travel. Across the city, plans for cultural centers, exhibition areas, and creative industry zones are drawing interest from service providers and consumer-facing brands. Commercial clusters in central and southern zones are also expanding retail and entertainment offerings.

Together, these projects offer long-term opportunities as the city evolves into a more connected, resilient, and innovation-driven urban center.

Foreign business support and strategic partnerships

HCMC’s revised master plan has drawn strong endorsements from the international business community. Major chambers such as AmCham, CCI France – Vietnam (CCIFV), and the Japanese Chamber of Commerce and Industry in HCMC (JCCH) have welcomed the restructuring, viewing it as a step toward a more efficient, investor-friendly environment.

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AmCham highlighted the potential for streamlined administration, improved logistics, and reduced business costs. French and Japanese firms are actively contributing to sustainable development through infrastructure, healthcare, and environmental projects, including metro lines, pharmaceutical production, and urban planning.

The UK business community is also expanding in HCMC, especially in healthcare, green energy, education, and financial services. UK Export Finance has pledged up to £5 billion for infrastructure and energy projects in Vietnam, many centered in the southern hub.

With strong international backing, the plan positions HCMC as a leading destination for global investment in Southeast Asia.

This article first appeared on Vietnam Briefing, our sister platform.