Factory for Sale in Jalan Permata Nilai, Nilai: Buyer's Guide 2026

Q: What is the difference between a detached factory and a semi-detached factory?

A detached factory stands alone on its own land, with no shared walls. It offers maximum privacy, higher power capacity, and larger land area. A semi-detached factory shares a common wall with an adjacent unit, similar to a semi-D house. Semi-D factories are typically more affordable and suited for light manufacturing, while detached factories accommodate heavy operations.

Q: Where can I find Lelong property?

Lelong (auction) properties are listed through the e-Lelong portal by banks (e.g., CIMB, Maybank, Public Bank) and the High Court. You can also find them on specialised auction websites. However, due diligence is critical — many lelong properties have title issues, outstanding debts, or physical defects.

Q: What are the hidden costs when buying a factory in Nilai?

Common hidden costs include: - Stamp duty (scale: 1% up to RM100k, 2% on RM100k–RM500k, 3% on RM500k–RM1M, 4% above RM1M). - Legal fees (RM2,000–RM10,000 depending on complexity). - Property valuation (RM2,000–RM4,000). - Renovation & connection fees (water, electricity, sewer). - Maintenance deposit or sinking fund for strata-titled factories.

Key Takeaways

Strategic Location & Affordability: Jalan Permata Nilai, situated within the Arab Malaysian Industrial Park and Nilai 7 Industrial Park, offers factory space at significantly lower prices than Klang Valley — semi-teres rental rates are approximately RM1.67 psf built-up, compared to Klang Valley’s typical RM1.80–RM2.50 psf BU.
Notable Listing Example: A 2-storey detached factory in Arab Malaysian Industrial Park, Jalan Permata 2, is available for sale at RM35,000,000 (54,500 sqft built-up, 124,200 sqft land area, freehold, 1,000 amp power, 30 ft eave height).
Due Diligence Non-Negotiable: Purchasing a factory requires thorough title checks, zoning verification, hidden-cost estimation (stamp duty, legal fees, renovation), and a formal Sale and Purchase Agreement (SPA) to avoid unexpected expenses.
Rising Industrial Hub: Nilai has emerged as Negeri Sembilan’s primary industrial destination, attracting companies relocating from the Klang Valley due to rising costs, with excellent connectivity via PLUS and LEKAS highways.
Buyer’s Process Simplified: The typical commercial property purchase timeline ranges from 60 to 150 days, including LOI, due diligence (30–90 days), and closing (30–60 days) — budgeting 3–5% for closing costs is advisable.

Current Rental & Sale Prices in Jalan Permata Nilai

While specific pricing varies by property age, size, and condition, the research data provides concrete benchmarks for Jalan Permata Nilai.

Sale Price Example

A prominent listing in Arab Malaysian Industrial Park, Jalan Permata 2 features:

Built-up: 54,500 sqft
Land Area: 124,200 sqft (~2.85 acres)
Tenure: Freehold
Power: 1,000 amp
Eave Height: 30 ft (some sources mention 40 ft)
Price: RM35,000,000
Effective price per sqft built-up: ~RM642 psf BU

Another detached factory on Jalan Permata (Kawasan Perindustrian Arab Malaysia) with 24,000 sqft floor area and 1.1 acre land is also listed as bare, intermediate condition — price undisclosed in public listings (contact 016-666 6872 for current quotes).

Rental Rate Reference

For semi-teres factories within Nilai 7 Industrial Park, the rental rate is approximately RM1.67 psf built-up (source: Nilai Factory for Sale & Rent: Complete Buyer's & Investor's Guide 2025). This is notably lower than the Klang Valley standard of RM1.80–RM2.50 psf BU for comparable space specifications.

Note: The research data does not provide a full basket of sale prices. We recommend contacting a factoryhub.my advisor at 016-666 6872 for current, verified listings and market comparisons.

Top Industrial Zones & Parks in Jalan Permata Nilai

Jalan Permata Nilai is part of a broader industrial corridor. The key parks are:

Industrial Park	Location	Highway Access	Typical Property Types	Notable Features
Arab Malaysian Industrial Park	Jalan Permata 2, Nilai	Nearby PLUS (E2) & LEKAS (E21)	Detached factories (e.g., 2-storey, freehold)	Large land parcels (up to 2.85 acres); high power (1,000 amp); 30–40 ft eave height
Nilai 7 Industrial Park	Jalan Mutiara Nilai	Direct link to PLUS & LEKAS	Semi-teres factories (1.5-storey & semi-D)	Gred-A specifications; rental at RM1.67 psf BU (approx.)
Nilai Industrial Park	Jalan Permata 1/2	Accessible via Nilai–KLIA Bypass	Detached, intermediate factories	Mixed-use; some bare units available

Both Arab Malaysian Industrial Park and Nilai 7 Industrial Park are within 20–30 minutes’ drive to KLIA, Port Klang (via PLUS) and the Malaysian International Trade and Exhibition Centre (MITEC).

Property Types Available

Detached Factory (Sesebuah)

Typically freehold, 1–2 storeys.
Example: 54,500 sqft built-up on 2.85 acres — suitable for heavy manufacturing, warehousing, or assembly.
Common features: 30–40 ft eave height, 1,000 amp power, 2 tonne/m² floor loading (where specified).
Price guidance: Market rates vary; the listed RM35M property works out to ~RM642 psf BU.

Semi-Detached Factory (Semi-Teres)

Found predominantly in Nilai 7 Industrial Park.
Often 1.5-storey design with modern specs (Gred-A).
Rental: ~RM1.67 psf BU — significantly cheaper than Klang Valley equivalents.
Ideal for light manufacturing, assembly, and logistics.

Terrace / Link Factory

Less common in Jalan Permata; more typical in Nilai 3 or Bandar Baru Nilai.
Contact agent for current availability.

Infrastructure & Highway Access

Nilai’s strategic position makes it a logistics sweet spot:

PLUS Highway (E2): Direct access north to Kuala Lumpur (30 min) and south to Melaka/Johor.
LEKAS Highway (E21): Connects to Kajang and Seremban, bypassing KL traffic.
KLIA: 20 minutes via Nilai–KLIA Bypass; critical for export-oriented businesses.
Port Klang: 60–75 minutes via PLUS – ideal for containerised trade.
East Coast: Future connectivity via ECRL (expected 2027) may further boost Nilai’s logistics appeal.

According to the Nilai Factory for Sale & Rent guide, Nilai has “emerged rapidly as Negeri Sembilan’s primary industrial destination, offering unmatched value for companies priced out of the Klang Valley.”

How to Buy a Factory in Jalan Permata Nilai – Step by Step

Based on the research data and commercial property best practices, follow this structured process:

1. Initial Search & LOI (Letter of Intent)

Use factoryhub.my to shortlist factories for sale in Nilai.
Submit an LOI with proposed price and terms. Budget 3–5% of purchase price for closing costs (stamp duty, legal, valuation).

2. Due Diligence (30–90 Days)

Review these documents carefully:

Title Search – Verify freehold/leasehold, encumbrances, easements.
Zoning & Permits – Confirm the land is zoned for your intended industry (e.g., manufacturing, warehousing).
Building Inspection – Structural integrity, electrical, plumbing, roof condition.
Hidden Costs Assessment – Estimate stamp duty (scale rates), legal fees (RM2,000–RM5,000), renovation, and conversion fees.
Environmental Report – Ensure no contamination issues (common in older industrial sites).
Financial Review – Check seller’s stated income/expenses against utility bills and tax returns.

3. Sale & Purchase Agreement (SPA)

Engage a lawyer experienced in industrial property.
Include contingencies: financing, inspection, environmental, zoning compliance.
Representations and warranties: seller must disclose known defects, compliance with laws.
Specify closing date (typically 30–60 days after SPA).

4. Financing & Closing

Secure loan approval (banks typically finance 70–90% for commercial property).
Sign SPA, pay deposit (usually 10%), settle balance at completion.
Transfer title and register caveat (if needed).

Pro tip: Always budget for at least RM3,000–RM10,000 in legal and administrative fees, plus property valuation costs (~RM2,000–RM4,000).

Common Pitfalls to Avoid

Skipping Title Search: Some factories have restricted land use (e.g., Malay Reserve Land). Verify with JPPH or a legal professional.
Underestimating Hidden Costs: Stamp duty on RM35M property can be ~RM500,000+. Legal fees, renovation, and connection charges add up.
Ignoring Zoning Compliance: Confirm your business activity (e.g., chemical storage, heavy machinery) is permitted.
Relying on Verbal Promises: All agreements must be in writing within the SPA.
Not Checking for Leong Properties: Auctions may offer bargains but involve higher risk – inspect thoroughly before bidding.

Market Outlook 2026

Nilai’s industrial property market is expected to remain active in 2026 due to:

Klang Valley spillover – Companies seeking lower operating costs within a 45-minute radius of KL.
Infrastructure improvements – Ongoing upgrades of LEKAS and PLUS interchanges reduce travel time.
Limited supply of large land parcels – Arab Malaysian Industrial Park has only a handful of detached factory listings, keeping prices stable.
Foreign interest – Under Malaysian law, foreigners can buy industrial land/properties in Selangor and Negeri Sembilan (subject to thresholds and state approval). For Nilai, the minimum price for foreign purchase is typically RM1 million for industrial property (subject to state policy).

According to MIDA, Negeri Sembilan has attracted significant manufacturing FDI in electrical & electronics and logistics, supporting demand for modern factories.

Frequently Asked Questions

How much is 1 hectare of land in Malaysia?

Land prices vary widely by location. In Nilai, industrial land costs are lower than in Klang Valley — typical ranges are RM50–RM200 psf land (source: JPPH Property Market Report). For 1 hectare (107,639 sqft), that equates to RM5.4 million to RM21.5 million. Always verify current transaction data from JPPH.

Can foreigners buy landed property in Selangor?

Yes, but with conditions. Foreigners may purchase commercial and industrial properties (including factories and land zoned industrial) in Selangor, provided the minimum price threshold is met (generally RM1 million for industrial properties). Residential landed property has stricter rules. Always consult a property lawyer for the latest state regulations.

Can foreigners buy a factory in Selangor?

Yes. Foreigners can buy factories and industrial land in Selangor. The minimum purchase price for industrial property in Selangor is typically RM1 million (subject to state approval). Foreign ownership is allowed for companies with Malaysian operations; individual ownership is also possible. For Nilai (Negeri Sembilan), similar rules apply — check with MIDA for investment incentives.

What is the difference between a detached factory and a semi-detached factory?

A detached factory stands alone on its own land, with no shared walls. It offers maximum privacy, higher power capacity, and larger land area. A semi-detached factory shares a common wall with an adjacent unit, similar to a semi-D house. Semi-D factories are typically more affordable and suited for light manufacturing, while detached factories accommodate heavy operations.

Where can I find Lelong property?

Lelong (auction) properties are listed through the e-Lelong portal by banks (e.g., CIMB, Maybank, Public Bank) and the High Court. You can also find them on specialised auction websites. However, due diligence is critical — many lelong properties have title issues, outstanding debts, or physical defects.

Can foreigners buy industrial land in Selangor?

Yes, foreign individuals and companies can purchase industrial land in Selangor, provided the transaction meets the minimum price threshold (RM1 million for industrial). State approval is required; the process may take 3–6 months. For Nilai (Negeri Sembilan), similar conditions apply.

What are the hidden costs when buying a factory in Nilai?

Common hidden costs include:

Stamp duty (scale: 1% up to RM100k, 2% on RM100k–RM500k, 3% on RM500k–RM1M, 4% above RM1M).
Legal fees (RM2,000–RM10,000 depending on complexity).
Property valuation (RM2,000–RM4,000).
Renovation & connection fees (water, electricity, sewer).
Maintenance deposit or sinking fund for strata-titled factories.

What is the legal process for buying a factory in Malaysia?

The process involves: (1) LOI negotiation, (2) SPA drafting by solicitors, (3) due diligence (14–30 days), (4) signing SPA and paying deposit, (5) loan disbursement (if applicable), (6) payment of balance, (7) title transfer and stamping, (8) registration with land office. The entire process typically takes 60–150 days.

Take the Next Step

Finding the right factory for sale in Jalan Permata Nilai requires expert guidance — from identifying the best property to navigating legal and financial complexities. Whether you’re a first-time buyer or an expanding manufacturer, factoryhub.my connects you with verified listings and trusted advisors.

Call 016-666 6872 today for a personalised consultation, or browse current listings:

Let us help you secure your next industrial asset in Malaysia’s most promising industrial corridor.