How to Find and Secure Industrial Property in Malaysia
A practical guide for manufacturers, logistics operators, and investors navigating Malaysia's industrial property market for the first time.
Landy AI: Search in Plain Language
Describe what your business needs, for example "warehouse near Shah Alam with 400A power and 6 loading bays", and Landy returns ranked listings with key specs highlighted. No forms, no manual filtering: just describe your requirement and get matched results.
Verified Technical Specifications
Every listing on IndustrialProp includes verified technical specs: TNB power supply (Amps), ceiling height (m), floor loading (kN/m²), built-up area, land area, and loading bay configuration. Filter by what your operation actually requires, not just price and location.
Licensed Industrial Specialists
Our agents hold REN licences and specialise exclusively in industrial property. They know which zones allow your activity, which TNB power upgrades are feasible, and how to read a technical spec sheet, unlike generalist agents who handle a factory once a year.
Coverage Across Malaysia's Key Industrial Corridors
Listings across Shah Alam, Klang, Puchong, Subang Jaya, Kajang, Seremban, Kuala Lumpur, Johor, and Penang. We cover the full range, from terrace factories in established parks to Grade A distribution centres on major logistics corridors.
Define Your Requirements
Start by identifying your operational needs: built-up size, land area, power supply (Amps), ceiling height, loading bay requirements, and preferred location. Having these ready speeds up matching significantly.
Search or Chat with Landy AI
Use the search filters to browse by category, location, and price, or describe your needs to Landy AI in plain language. Landy ranks listings based on your specs and highlights the best fits.
Shortlist and Request Viewings
Shortlist properties that match your requirements. Our licensed agents will arrange site visits, answer technical questions, and provide comparables to help you evaluate each unit objectively.
Negotiate and Due Diligence
Once you identify your preferred unit, our agents assist with price negotiation and guide you through due diligence, including verifying title, zoning approvals, utility capacity, and compliance with your intended use.
Sign and Secure
For rentals: Letter of Intent → Tenancy Agreement → handover. For purchases: Sales & Purchase Agreement → loan drawdown → vacant possession. Our agents coordinate with solicitors to keep things moving.
Industrial property listings quote a range of technical specs. Understanding what each one means, and what thresholds matter for your operation, will save you from viewing units that can never meet your requirements.
Built-Up Area (GIA)
Gross Internal Area: the total usable floor space within the building walls, including mezzanine offices. This is the primary size metric for warehouses and factories. A 10,000 sqft built-up does not mean 10,000 sqft of clear floor; deduct columns, office partitions, and stairwells to get your net operational floor.
Land Area
The total plot size including setbacks, car parks, and landscaping. Critical for operations requiring large vehicle turning radii (40-footer trucks need a minimum 25m apron) or future expansion. Klang Valley industrial land typically ranges from 0.5 to 5 acres for standard factory lots.
Power Supply (TNB Amps)
The incoming electrical supply from TNB, measured in Amps. Light logistics and assembly: 100–200A. Medium manufacturing: 200–400A. Heavy or continuous manufacturing: 400A and above. Upgrading TNB supply post-tenancy involves a formal application, capital contribution, and lead times of 3–12 months, so always verify before committing.
Ceiling Height
Measured from finished floor to the underside of the roof structure (eave height). Racking warehouses typically need 8–12m. Standard factory units run 6–9m. Ceiling height directly determines your racking capacity and whether forklifts can operate at full height. Mezzanines reduce effective ceiling height on the ground level.
Floor Loading
The maximum load the slab can carry, expressed in kN/m² or kg/m². Standard warehouse slabs handle 20–30 kN/m². Heavy manufacturing or cold-chain storage may require 40–60 kN/m² or reinforced slab overlays. Exceeding floor loading limits without structural assessment is a liability and lease violation risk.
Loading Bays
Dock-leveller bays allow lorries to back up flush with the warehouse floor for direct pallet transfer. Drive-in ramps allow ground-level loading. The number and type of loading bays determine your throughput capacity. High-bay distribution centres typically specify one loading bay per 1,500–2,000 sqft of floor space.
Industrial property transactions involve upfront costs beyond the headline rent or purchase price. Here is what to budget for in Malaysia.
Renting
Security Deposit
3 months gross rent, payable on signing
Utility Deposit
1 month, payable on signing
Stamp Duty
On the tenancy agreement, scaled by annual rent and lease term
Legal Fees
Typically borne by tenant; quoted by solicitor based on contract value, lease amount, and tenure
Rental Rate (Klang Valley)
RM 1.80–5.00 per sqft/month depending on location and spec
Buying
Down Payment
10% of purchase price on SPA signing; balance on loan drawdown
Stamp Duty (MOT)
Scaled: 1% on first RM 100k, 2% on next RM 400k, 3% above RM 500k
Legal Fees (SPA)
Scaled on purchase price; typically 0.4–1% for industrial transactions
Loan Agreement Stamp Duty
0.5% of the loan amount
Valuation Fee
Required for bank loan; RM 1,500–5,000 depending on property value
Legal Fees (Loan Agreement)
Solicitor fees for the loan agreement; scaled on loan amount, separate from SPA legal fees
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