A complete 2026 cost breakdown for Bukit Jelutong factories, covering stamp duty, legal fees, rental deposits, and utility setup. Learn the 6% extra cost on purchases, 8% foreign buyer duty, and RM 19,500/month rental rates.
Navigating the industrial property market in Shah Alam's premier hub, Bukit Jelutong, requires a clear understanding of both capital outlay and ongoing operational costs. As we look towards 2026, this comprehensive guide provides a detailed financial breakdown for investors, business owners, and factory operators considering a move to this strategic location. We'll dissect everything from the initial deposit and legal fees to utility setup and hidden costs, using verified data to ensure your budgeting is accurate and realistic.
Bukit Jelutong, particularly within the Shah Alam Seksyen U8 precinct, remains one of the most sought-after industrial addresses in the Klang Valley. The area offers a blend of established infrastructure, strategic connectivity, and a mature industrial ecosystem.
As of 2026, the market presents a range of options:
Bukit Jelutong's industrial landscape is segmented into several key zones, each with its own characteristics. While specific park names like I-Parc Bukit Jelutong are frequently mentioned, the broader Bukit Jelutong Industrial Park in Shah Alam Seksyen U8 is the core hub.
| Zone / Park Feature | Typical Property Types | Price Indicator (2026) | Key Advantage |
|---|---|---|---|
| Bukit Jelutong (U8) Freehold | Detached, Semi-Detached Factory | Asking Price: RM6M - RM8.5M+ | Permanent asset, higher long-term value |
| General Industrial Lots | Terrace, Semi-Detached Factory | Wide range; from RM 7.8M (RM 458.82 psf) | Cost-effective for SMEs, good accessibility |
| Premium Detached Plots | Large Detached Factory/Warehouse | Up to RM 40M (RM 637.69 psf) | Maximum space & customization (e.g., 34,178 sq.ft., 12m ceiling) |
| Rental Market | Various Factory Types | Monthly Rent ~RM 19,500; Specific units at RM 880,000 total rent | Lower capital commitment, flexibility |
This is the critical upfront financial commitment beyond the advertised price.
Total Estimated Purchase Cost for RM1m Factory: RM1,090,000 to RM1,125,000. This aligns with the research finding of a total cost approximately 6% above the purchase price.
If you're opting to rent a factory in Shah Alam Seksyen U8, the initial costs are structured differently:
Process: Upon full payment of deposits and first month's rent, the tenant receives keys. The agreement is then stamped by the Inland Revenue Board of Malaysia (LHDN) to become a valid legal document, protecting both parties. The security deposit is refundable at the end of the lease, minus any deductions for damages or outstanding costs.
When you eventually sell the property, you may be liable for RPGT. The tax is on the chargeable gain (selling price minus purchase price and eligible expenses). Rates for non-citizens in 2026 are:
Bukit Jelutong offers diverse industrial property formats:
A key driver of Bukit Jelutong's value is its unparalleled connectivity. The area provides direct access to major national highways, facilitating seamless logistics:
This network minimizes transportation time and cost, a vital factor for manufacturing and distribution businesses.
The outlook remains positive, underpinned by Selangor's robust manufacturing sector. According to the Department of Statistics Malaysia (DOSM), Selangor consistently contributes a significant portion of the national manufacturing output. The sustained demand for high-quality, well-located industrial space in established parks like Bukit Jelutong is expected to keep rental and capital values stable. The differentiation between freehold and leasehold, as well as specifications like ceiling height and power supply, will continue to be major price determinants. Investors should monitor reports from the Valuation and Property Services Department (JPPH) for official market data and trends.
Based on current market data, the monthly rental for a factory in Bukit Jelutong, Shah Alam can be around RM 19,500 per month. However, this varies significantly based on the size, specifications, and condition of the factory. Specific detached factories have been advertised for a total rental value of RM 880,000.
Effective January 1, 2026, foreign buyers (non-citizens and foreign-owned companies) must pay a flat stamp duty rate of 8% on the property transfer value. This is a significant change from previous progressive rates. For example, a RM1 million purchase incurs RM80,000 in stamp duty.
The main upfront costs are: 1) Security Deposit (often 1-2 months' rent per year of lease), 2) Utilities Deposit for water and electricity, and 3) Stamp Duty on the Tenancy Agreement, which can be around RM 1,000 for a 2-year lease at RM 10,000/month.
The total additional cost is approximately 6% above the purchase price. For a RM1 million factory, this includes roughly RM80,000 (8% stamp duty for foreigners), RM5,000-RM10,000 in legal fees, and RM2,000-RM3,000 in disbursements, totaling an extra RM 87,000 to RM 93,000.
For non-citizens, the RPGT rate is 30% on gains from properties sold within 5 years of purchase, and 10% on gains from properties sold after 5 years. This tax applies to the net profit from the sale.
Ready to Secure Your Industrial Space in Bukit Jelutong?
Navigating the costs and processes requires expert local knowledge. Whether you're looking to rent or buy a factory, warehouse, or industrial land in Shah Alam, our dedicated team at factoryhub.my is here to guide you through every step of the transaction, ensuring clarity on all costs from deposit to utilities setup.
Contact our specialist advisors today at 016-666 6872 for personalized advice and access to the latest listings in Bukit Jelutong Industrial Park.
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