Strategic Location with Multi-Highway Connectivity

The Semenyih industrial belt benefits from direct access to major arterial roads and highways, creating efficient logistics links to Klang Valley’s core commercial and industrial zones. Connectivity is supported by:

• SILK Kajang Highway
• LEKAS Highway
• Jalan Semenyih – Jalan Sungai Lalang arterial road

This highway network shortens travel time to Kajang, Bangi, Balakong, Cheras and Kuala Lumpur, while maintaining lower land and entry costs compared to mature industrial estates.

Freehold Industrial Land with Individual Titles (A Rare Advantage)

One of the strongest investment fundamentals in this location is the freehold land tenure with individual titles. In Selangor, new industrial developments are increasingly leasehold or strata-titled, making freehold industrial assets significantly more scarce.

From an investor’s perspective, this translates into:

• Stronger long-term capital preservation
• Higher resale liquidity
• Better appeal to owner-occupiers and end-users
• Easier financing and refinancing options

Low-Density, Corporate-Grade Factory Concept

The development profile in this area is intentionally low-density, with a limited number of corporate factory units across a sizeable land parcel. This scarcity model aligns well with investor objectives, as limited supply supports price resilience during market cycles.

Key physical characteristics commonly seen in this corporate factory category include:

• Large land parcels with practical circulation for heavy vehicles
• Wide internal roads (up to 66 ft) suitable for logistics operations
• Integrated office, warehouse and production spaces within one building
• High warehouse ceiling heights (up to 11 metres)

Strong Appeal to Owner-Occupiers (Supporting Rental & Exit Value)

Factories in this category are designed to attract SMEs, regional distributors, light manufacturing firms, showrooms and corporate users rather than speculative tenants. This owner-occupier bias typically results in:

• More stable holding demand
• Lower vacancy risk
• Stronger exit pricing when divesting
• Reduced exposure to rental volatility

Industrial properties that can function as office + warehouse + production under one roof often outperform conventional factories in secondary markets, because they meet broader operational needs without requiring major refurbishment.

Modern Infrastructure & Industrial Specifications

From a technical standpoint, industrial specifications in this segment meet modern operational requirements and help reduce future capex for incoming occupiers. Key provisions typically include:

• 3-phase electrical systems with higher amp isolators
• Passenger lift provisions
• High floor loading capacity (warehouse up to 2 ton/m²)
• Fire safety systems including hose reels and heat detection
• Fibre-ready infrastructure

Price Benchmarking & Capital Growth Potential

When benchmarked against Kajang, Balakong and Bangi, Semenyih industrial pricing still sits at a relative discount, despite comparable accessibility. Historically, such gaps tend to narrow as infrastructure matures and land availability tightens.

Key growth drivers include:

• Shrinking supply of freehold industrial land
• Rising land acquisition costs in neighbouring mature zones
• Migration of SMEs seeking lower entry prices without sacrificing connectivity
• Long-term industrial spillover from Greater Klang Valley

Investor Takeaway

For investors with a medium- to long-term horizon, Semenyih offers a compelling mix of freehold industrial ownership, low-density corporate-grade factories, strong owner-occupier demand, strategic highway connectivity, and undervalued positioning versus mature industrial nodes.

As Selangor’s industrial expansion continues eastward, assets in this corridor are well-positioned to deliver capital appreciation, asset stability, and exit liquidity over the coming years.