Arab-Malaysian Industrial Park (AMIP) Nilai: Location, Factories, Prices and Rent
Arab-Malaysian Industrial Park in Nilai explained: which roads are inside, access to KLIA and Port Klang, freehold tenure, verified occupiers, live asking prices and JPPH deals to July 2026.
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- Peter TanREN 12771 · 016-666 6872
Key Takeaways
- Arab-Malaysian Industrial Park (AMIP) is a freehold industrial estate on the north side of Nilai, Negeri Sembilan (postcode 71800), beside Nilai 3, under Majlis Bandaraya Seremban (MBS). Its main roads are Jalan Permata 1 and 2 and the Jalan P/AM and Lorong P/AM rows.
- Access: about 7 km to the Nilai interchange (Exit 215) on the North-South Expressway, about 29 km (35 to 40 min) to KLIA and about 77 to 82 km (65 to 75 min off-peak) to Westports and Northport.
- JPPH data: 10 recorded deals in the 24 months to July 2026, median price RM4.8 million, mostly detached factories.
- Stock: terrace and semi-detached rows on 2,379 to 18,223 sq ft lots, and detached factories on 1 to 4.9 acre lots, some with 1,600A to 2,850A supply and 35 to 40 ft ceilings.
- Live FactoryHub listings as of 12 October 2026: one detached factory for sale at RM35 million and one detached factory for rent at RM60,000 a month (RM1.50 psf). Listings are thin, so these are single asking figures, not medians.
- Verified occupiers include SGB MY (transformers), Sulomas (waste bins), AV Manufacturing (pharmaceuticals) and Xindeco IoT Malaysia (RFID tags).
Arab-Malaysian Industrial Park is a freehold industrial estate in Nilai, Negeri Sembilan, in Mukim Setul, Seremban District, about 29 km by road from KLIA. It is best known for detached factories on 1 to 5 acre lots along Jalan Permata, with older terrace and semi-detached factories in the Jalan P/AM side roads. JPPH-recorded deals since 2024 put detached factories at about RM4.8 million to RM12 million, and JPPH-registered rents for detached units in Nilai, Labu & Enstek over the 24 months to July 2026 were RM1.93 psf per month.
For the wider town, see our Nilai factory for sale and rent guide.
Where Is Arab-Malaysian Industrial Park?
AMIP sits on the north side of Nilai town, directly next to Kawasan Perindustrian Nilai 3, at about 2.86° N, 101.80° E (OpenStreetMap). JPPH land records place it in Mukim Setul, Seremban District, and company addresses in the park use the postcode 71800 Nilai, Negeri Sembilan. Older land records describe it as "off Jalan Nilai-Batang Benar" or "off Jalan Nilai/Pajam", the state road that runs north-east from Nilai towards Batang Benar and Pajam. Address records also use "Phase 3" for part of the park, so expect phase numbers on older titles.
Local council: Majlis Bandaraya Seremban (MBS). The Nilai Municipal Council (MPN) and Seremban Municipal Council were merged into MBS with effect from 1 January 2020 (Bernama). There is no separate Nilai city council today; business licences, building plan approvals and assessment for AMIP go through MBS.
Which roads are inside AMIP?
Buyers often confuse AMIP with neighbouring estates. JPPH address records give a clear split:
| Road | Inside AMIP? | What is there |
|---|---|---|
| Jalan Permata 1, Jalan Permata 2 and numbered roads (1/1 to 1/7, 2/1, 2/2, Jalan Permata 15) | Yes, the core | Detached factories on 1 to 5 acre lots, semi-detached on 0.42 acre lots |
| Jalan P/AM and Lorong P/AM (1/1, 2/1, 3/1, 4/1, 5/1) | Yes ("P/AM" stands for Perindustrian Arab-Malaysian) | Terrace and small semi-detached rows, some shop-office lots |
| Jalan Mutiara 1 | Edge only: a few large AMIP lots | Most Jalan Mutiara addresses belong to Nilai 7 and Nilai Utama |
| Jalan Mekanikal | No | This is Kawasan Perindustrian Nilai 3, next door |
If a listing says "Jalan Mekanikal, AMIP", it is in Nilai 3. That corridor is covered in our Jalan Mekanikal factory for sale article.
Access: Highways, KLIA, Ports and Rail
The park is a short drive from both North-South Expressway (E2) interchanges that serve Nilai: Nilai (Exit 215), which links to Federal Route 32 and Nilai town, and Nilai North (Exit 214), where the ELITE (E6) to Shah Alam joins the E2. Road distances below are from the centre of the park, using OpenStreetMap routing (off-peak car times; loaded trucks take longer):
| Destination | Distance (approx., by road) | Off-peak drive | Main route |
|---|---|---|---|
| Nilai interchange, E2 Exit 215 | about 7 km | about 10 min | Local roads |
| KTM Komuter Batang Benar (KB09) | about 9 km | about 11 min | Jalan Nilai-Pajam |
| KTM Komuter Nilai (KB10) | about 10 km | about 14 min | Town roads |
| KLIA and KLIA cargo area | about 29 km | 35 to 40 min | Federal Route 32 |
| Seremban | about 30 km | about 25 min | E2 |
| Kuala Lumpur city centre | about 46 to 48 km | about 45 min | E2 |
| Shah Alam | about 57 km | about 45 to 50 min | ELITE (E6) |
| Westports and Northport, Port Klang | about 77 to 82 km | 65 to 75 min | E2 or E6, then SKVE (E26) |
Both KTM stations serve staff, not freight. If you move many containers a week, an 80 km haul each way adds up, and a port-side estate may cost less overall.
Land Use, Tenure and Approvals
- Tenure: freehold. Of 530 AMIP transfers in the JPPH records we checked, 528 are freehold (kekal). Still confirm the title of the lot you are buying.
- Land use: factory and plot titles in the park are recorded as industrial. A small group of lots along Lorong P/AM is recorded as commercial, together with a row of shop-offices, so check the express condition on each title.
- History: JPPH records show the first large batch of 1 acre industrial plots sold in 1994 to 1996, and many terrace factories first changed hands in 1996 and 1997. Many buildings are now about 30 years old. We could not confirm the original developer from a filing or company source, so we do not name one.
- Approvals: building plans, Certificate of Completion and Compliance (CCC) and business licences go through MBS; scheduled or polluting processes may need Department of Environment approval.
Typical Buildings and Specs
JPPH records show AMIP's building and lot sizes repeat in clear groups:
| Product | Typical built-up | Typical land | Who it suits |
|---|---|---|---|
| Intermediate terrace factory | about 2,000 sq ft | 2,379 sq ft | Workshops, small assembly, storage |
| End or larger terrace factory | 2,000 to 4,310 sq ft | 3,300 to 7,147 sq ft | SMEs needing a side yard |
| Small semi-detached factory | about 3,520 sq ft | 5,005 sq ft | Light manufacturing, trading |
| Large semi-detached factory | 8,909 to 10,690 sq ft | 18,223 sq ft (0.42 acre) | Medium manufacturing, distribution |
| Detached factory, 1 acre class | 11,000 to 39,000 sq ft | 43,562 to 49,213 sq ft | Manufacturing with trailer access |
| Detached factory, 2 acres and above | 17,000 to 66,000 sq ft or more | 83,894 to 213,513 sq ft (1.9 to 4.9 acres) | Heavy manufacturing, multi-building plants |
Specs seen in AMIP listings:
- Power: from about 150A on some older detached buildings up to a 2,850A dual supply (1,250A plus 1,600A) on one Jalan Permata factory. That unit is covered in our heavy industrial factory for sale article. At 400V three-phase, 1,600A is about 1,110 kVA and 2,850A about 1,975 kVA; size your load with our factory power calculator. TNB's Electricity Supply Application Handbook explains when a substation is needed.
- Ceiling: large detached units are marketed at 35 to 40 ft.
- Floor loading: rarely stated in AMIP listings. Ask for the design load in writing if you run heavy machinery or high racking.
- Gas: one listing is marketed as "near gas pipe". Confirm with Gas Malaysia that a supply connection to the lot is possible.
For more units above 800A, see high-power factories for sale in Negeri Sembilan.
Who Operates in AMIP
We list only companies whose own website, a government list or a mainstream news report gives an AMIP address:
| Company | Address in AMIP | Activity | Source |
|---|---|---|---|
| SGB MY Sdn Bhd (SGB-SMIT Group) | PT 16688 and 16689, Jalan Permata 2 | Oil distribution, medium power and cast resin transformers | SGB-SMIT |
| Sulomas Sdn Bhd | Lot 39, Jalan Permata 1 | Mobile garbage bins, galvanised bins, street furniture | Sulomas |
| AV Manufacturing Sdn Bhd | Lot 10261, Jalan Permata 2 | Listed pharmaceutical manufacturing premises | Ministry of Health list |
| Xindeco IoT Malaysia | Arab Malaysian Industrial Park | 30,000 sq ft RFID tag plant, capacity of up to one billion tags a year, inaugurated December 2024 | MIDA, via Bernama |
Live FactoryHub Listings and Asking Prices
As of 12 October 2026, FactoryHub has these active listings inside AMIP:
| Type | Building | Land | Asking | Asking psf (built-up) | Specs |
|---|---|---|---|---|---|
| Detached factory for sale, Jalan Permata | 65,748 sq ft | about 119,790 to 124,396 sq ft (2.75 to 2.86 acres) | RM35 million | about RM532 | 1,250A plus 1,600A, 35 to 40 ft ceiling |
| Detached factory for rent | 40,000 sq ft | 43,560 sq ft (1 acre) | RM60,000 a month | RM1.50 a month | 150A, 40 ft ceiling, sprinklers, two-storey office |
The sale factory appears under three listing records: two at about RM35 million and one at RM45 million that bundles about RM10 million of machinery and inventory. The building, built-up area and power are identical, so we count it once. Its two marketing sheets give slightly different land areas; confirm on the title. With one building for sale and one for rent, there is no meaningful median, so treat these as single asking figures. Browse current units on factories for sale in Nilai, or ask an industrial property agent in Nilai for units to rent, which rarely come up.
JPPH Transaction Data for AMIP
JPPH-recorded transactions to July 2026 (24 months) list 10 deals in Arab Malaysian Industrial Park, with a median price of RM4.8 million, mostly detached factories. See the Nilai industrial transactions page for the area totals.
Recent AMIP transfers, without party names:
| Date | Type | Built-up | Land | Price | Psf (land) |
|---|---|---|---|---|---|
| Mar 2026 | Detached factory and office | 11,425 sq ft | 43,562 sq ft (1 acre) | RM4.79 million | n/a |
| Jan 2026 | Vacant industrial plot | n/a | 102,074 sq ft (2.3 acres) | RM7 million | RM69 |
| Jan 2026 | Semi-detached factory | 8,909 sq ft | 18,223 sq ft | RM4.6 million | n/a |
| Dec 2025 | Detached factory | 17,598 sq ft | 83,894 sq ft (1.9 acres) | RM7.55 million | RM90 |
| May 2025 | Detached factory and office | 38,597 sq ft | 49,213 sq ft (1.13 acres) | RM12 million | n/a |
| Nov 2024 | Nine adjoining detached factory lots, Jalan Permata 1/6 | about 410,000 sq ft | about 489,000 sq ft | RM96 million combined | n/a |
| Oct 2024 | Vacant industrial plot | n/a | 49,213 sq ft | RM4.38 million | RM89 |
| Sep 2024 | Semi-detached factory | 8,909 sq ft | 18,223 sq ft | RM4.8 million | n/a |
| Sep 2024 | Terrace factory | 2,004 sq ft | 2,379 sq ft | RM440,000 | n/a |
| Mar 2024 | Detached factory and office | n/a | 213,513 sq ft (4.9 acres) | RM27 million | RM126 |
Over time, land has done most of the work. In 1994 the 1 acre plots sold for RM335,000 to RM407,000 (about RM7 to RM8 psf); in 2022 to 2024 similar plots sold for RM3.5 to 4.5 million (RM75 to RM89 psf). Intermediate terraces went from RM150,000 to RM320,000 in 2010 to 2014 to RM440,000 to RM530,000 in 2024. Compare factories and land by psf of land, and factories only within the same type, because a 2 acre detached factory carries land value that a built-up figure hides.
Registered rents in AMIP
| Start | Type | Rented area | Monthly rent | Rent psf |
|---|---|---|---|---|
| Apr 2026 | Two terrace units, Jalan P/AM 3 | 4,155 sq ft | RM7,000 | RM1.68 |
| Mar 2026 | Detached factory, Jalan Permata 2 | 6,975 sq ft | RM7,888 | RM1.13 |
| Feb 2026 | Detached factory, Jalan Permata 2/2 | 71,921 sq ft | RM158,231 | RM2.20 |
| Dec 2025 | Detached factory, Jalan Permata 1/7 | 28,180 sq ft | RM20,000 | RM0.71 |
| Dec 2025 | Four-building detached complex, Jalan Permata 2 | 135,044 sq ft | RM60,000 | RM0.44 |
Across Nilai, Labu and Enstek, registered tenancies in the 24 months to July 2026 give a median of RM1.12 psf: RM1.00 for terrace, RM1.70 for semi-detached and RM1.93 for detached factories. Budget for deposits (usually two months' security, one month utilities and one month in advance), 6% service tax on rent from 1 January 2026 where the landlord is registered (KPMG Malaysia) and tenancy stamp duty.
Buying Costs: A Worked Example
For the RM4.79 million detached factory sold in March 2026:
| Item | Basis | Amount |
|---|---|---|
| Stamp duty, Malaysian buyer | 1% / 2% / 3% / 4% tiers (PwC Malaysia) | about RM175,600 |
| Stamp duty, foreign buyer | Flat 4% since 1 January 2024 | about RM191,600 |
| Legal fees for the SPA | Solicitors' Remuneration Order 2023 scale | about RM49,150 plus 8% service tax |
| Loan stamp duty | 0.5% of the loan | RM19,160 on an 80% loan |
Foreign buyers also need state consent; check the current threshold with the Negeri Sembilan Land and Mines Office (PTG). If your company has foreign shareholders, ask the conveyancing lawyer whether the flat 4% rate applies.
How AMIP Compares With Nearby Parks
| Park | JPPH deals (24 months to Jul 2026) | Median price | Main stock |
|---|---|---|---|
| Arab Malaysian Industrial Park | 10 | RM4.8 million | Freehold detached factories |
| Kawasan Perindustrian Nilai 3 | 85 | RM783,000 | Terrace factories |
| Nilai Industrial Zone | 30 | RM610,000 | Terrace factories |
| XME Business Park (phases 1 and 2) | 42 | RM4.15 to 6.17 million | Newer semi-detached factories |
| Hamilton Nilai Industrial Park | 62 | RM3.02 million | Mostly industrial land |
| Aero Industrial Hub | 17 | RM1.3 million | Newer terrace factories |
Choose AMIP for large freehold plots and heavy power, Nilai 3 for low-cost terrace units, XME for newer semi-detached buildings and Hamilton Nilai for land to build your own plant. For freehold stock across the state, see freehold factories for sale in Negeri Sembilan.
Checklist Before You Buy or Rent in AMIP
- Road and estate: confirm the address is on Jalan Permata, Jalan P/AM or Lorong P/AM, not Jalan Mekanikal (Nilai 3).
- Title: freehold, industrial express condition, no caveats or unexpected charges.
- Approvals: CCC or CF, plus approved plans for every extension, mezzanine and canopy.
- Power: the TNB meter, main switchboard and a recent bill should match the stated amps.
- Fire safety: fire certificate status, and your own activity checked with Bomba.
- Licence: confirm with MBS that your activity can be licensed at that address.
- Environment: Department of Environment approval for scheduled processes.
- Access: gate width and turning space for 40 ft trailers, especially in the narrower P/AM terrace roads.
- Condition: roof, floor and drainage on 30-year-old buildings; get a contractor's quote before you negotiate.
For a full list, see our factory tenant checklist. For 800A to 4,000A requirements across the region, see high-power factories in Selangor.
FAQ
Where is Arab-Malaysian Industrial Park located?
It is on the north side of Nilai, Negeri Sembilan, next to Nilai 3, along Jalan Permata 1 and 2 and the Jalan P/AM roads. It falls in Mukim Setul, Seremban District, postcode 71800, under Majlis Bandaraya Seremban. By road it is about 29 km from KLIA and about 7 km from the Nilai interchange on the North-South Expressway.
Is Arab-Malaysian Industrial Park freehold?
Yes, almost entirely. 528 of the 530 AMIP transfers in the JPPH records we checked are freehold. Check the title of the specific lot for its express condition, caveats and charges.
Is Jalan Mekanikal part of AMIP?
No. JPPH address records place Jalan Mekanikal in Kawasan Perindustrian Nilai 3, the estate next door. AMIP's roads are Jalan Permata, Jalan P/AM and Lorong P/AM, plus a few large lots on Jalan Mutiara 1.
How much does a factory cost in Arab-Malaysian Industrial Park?
JPPH-recorded deals in the 24 months to July 2026 have a median of RM4.8 million. Detached factories sold for RM4.79 to 12 million, semi-detached for RM4.6 to 4.8 million and a terrace for RM440,000. As of 12 October 2026, the one detached factory for sale on FactoryHub is asking RM35 million for 65,748 sq ft.
What is the rent for a factory in AMIP?
Registered tenancies for detached factories mostly fall between RM0.70 and RM2.20 psf a month, and two terrace units rent at about RM1.68 psf. The one detached factory for rent on FactoryHub as of 12 October 2026 asks RM1.50 psf. Very large compounds rent at lower psf rates.
Which companies operate in AMIP?
Companies whose own sites or official lists give an AMIP address include SGB MY (transformers), Sulomas (waste bins), AV Manufacturing (pharmaceuticals) and Xindeco IoT Malaysia, whose RFID plant opened in December 2024.
How far is AMIP from Port Klang?
About 77 to 82 km by road to Westports or Northport, roughly 65 to 75 minutes off-peak by car via the E2 or ELITE and the SKVE. Trucks take longer. Operations that move many containers a week should compare port-side estates.
Sources
- Bernama, merger of the Nilai and Seremban councils into MBS: https://www.bernama.com/en/general/news.php?id=1808153
- MIDA (Bernama), Xindeco IoT RFID plant in Arab Malaysian Industrial Park: https://www.mida.gov.my/mida-news/xindeco-iot-inaugurates-rfid-manufacturing-plant-in-nilai/
- SGB-SMIT Group, SGB MY Nilai site: https://www.sgb-smit.com/sgb-smit-group/locations/malaysia-nilai-sgb-my
- Sulomas Sdn Bhd: https://www.sulomalaysia.com/the-connect
- Ministry of Health, pharmaceutical manufacturing premises list: https://pharmacy.moh.gov.my/sites/default/files/articles-upload/industri-farmaseutikal-mengilang_4.pdf
- TNB Electricity Supply Application Handbook: https://www.tnb.com.my/assets/files/2022_ESAH_3.1.pdf
- KPMG Malaysia, 6% service tax on rental: https://kpmg.com/my/en/insights/2026/03/6-percent-service-tax-rate-for-rental-or-leasing-services.html
- PwC Malaysia, stamp duty: https://www.pwc.com/my/en/publications/mtb/stamp-duty.html
- OpenStreetMap routing for road distances
- JPPH transfer and tenancy records, as summarised on our Nilai industrial transactions page
Buying or renting, talk to us
FactoryHub is the industrial-only platform of Peter Tan (REN 12771) and Jason Low (PEA 1478), registered with BOVAEP under CID Realtors Sdn Bhd E(1) 1855. We handle both rent and sale, and we co-broke across the whole market, so if the right unit is another agent's listing we will still put it in front of you.
Send us the numbers that decide the shortlist: required amps, built-up area, floor loading, preferred area and target date. We reply with what actually exists, including units that are not advertised publicly. For 800A to 4,000A+ requirements, see high-power factories in Selangor.
| Agent | Licence | Mobile / WhatsApp | |
|---|---|---|---|
| Peter Tan | REN 12771 | +6016-666 6872 | peterindustrial |
| Jason Low | PEA 1478 | +6012-288 1834 | massiveaction |
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