A 5-year comparison of Malaysia’s new industrial park launches across Klang Valley, Johor, Negeri Sembilan, and Penang — covering pricing, strengths, and investment hotspots for 2025 and beyond.
Malaysia’s New Industrial Parks: Pricing, Location & Strength Comparison (2020–2025)
Over the past five years (2020–2025), Malaysia has seen a strong surge in purpose-built industrial park developments. From Klang Valley to Johor and Penang, developers are moving towards ESG-compliant, logistics-ready, and smart manufacturing estates. Below is a comparative view of key projects and their investment strengths.
1. Klang Valley — The Core of Malaysia’s Industrial Evolution
Klang Valley continues to dominate with freehold semi-D and cluster factories designed for SMEs and light industries. Locations such as Telok Gong, Pulau Meranti, and Kota Seri Langat attract both local manufacturers and investors due to port access and workforce availability.
| Project | Location | Land Tenure | Built-up (sqft) | Avg Price (RM psf) | Key Strength |
|---|---|---|---|---|---|
| TKT Industrial Park | Telok Gong, Klang | Freehold | 7,000–20,000 | RM380–450 | Port-linked logistics hub, 30kN/m² floor loading, 7.4m clearance |
| Compass @ Kota Seri Langat | Near ELITE & WCE Highways | Freehold | 6,500–18,000 | RM320–400 | Strategic highway connectivity, SME-friendly layout |
| Pulau Meranti Industrial Hub | Puchong South | Freehold | 8,000–25,000 | RM500–600 | Proximity to Cyberjaya & Putrajaya, ready infrastructure |
2. Johor — Malaysia’s Gateway to the Global Supply Chain
Driven by Singapore spillover demand, Johor’s industrial market has expanded rapidly. With improved access via the Senai–Desaru Expressway and ECRL linkage, projects in Senai, Nusajaya, and Pasir Gudang are becoming logistics and export-oriented hubs.
| Project | Location | Land Tenure | Avg Price (RM psf) | Key Strength |
|---|---|---|---|---|
| i-TechValley @ Senai Airport City | Senai, Johor | Freehold | RM200–260 | Proximity to Senai Airport, logistics and warehousing ready |
| Nusajaya Tech Park Phase 2 | Iskandar Puteri | Leasehold | RM250–320 | High-spec manufacturing, Singapore investor base |
| TPM Technopark | Pasir Gudang | Freehold | RM180–220 | Export-driven heavy industrial base, port access |
3. Negeri Sembilan — The Emerging Logistic Corridor
Boosted by the Malaysia Vision Valley 2.0 and KL–Seremban connectivity, Negeri Sembilan has become an affordable alternative to Klang Valley for industries seeking expansion land.
- Sendayan TechValley — RM180–230 psf | Close to KLIA and Nilai Interchange
- Bandar Enstek Industrial Park — RM200–250 psf | Ideal for food, logistics, and halal industries
4. Penang — High-Tech Manufacturing Frontier
Penang remains Malaysia’s semiconductor powerhouse. Batu Kawan Industrial Park and Penang Science Park have driven new benchmarks for ESG, automation, and foreign investments.
- Batu Kawan Industrial Park 2 — RM400–550 psf | Close to Second Bridge, high-tech ecosystem
- Penang Science Park North — RM450–600 psf | Electronics & medical device cluster
Key Takeaways — 2025 Market Insights
- Klang Valley: Strongest capital value and SME demand.
- Johor: Best for export manufacturing and Singapore-linked investors.
- Negeri Sembilan: Cost-effective expansion for domestic manufacturers.
- Penang: Premium high-tech manufacturing hub with strong MNC inflows.
Investment Outlook (2025–2030)
The next five years will focus on smart, green, and port-connected industrial parks. ESG compliance, high floor loading, and digital infrastructure will be key factors for tenant attraction. Investors seeking rental yield should watch Telok Gong, Senai, and Batu Kawan corridors closely.
