Discover the 8-point inspection checklist for buying a factory for sale in Seksyen 15 Shah Alam in 2026. Includes current prices (RM300+ psf BU), rental rates (RM1.80–RM2.80 psf), zone comparison, and step-by-step buying guide.
Seksyen 15, together with neighbouring Seksyen 16, forms the established industrial core of Shah Alam. The area has been a magnet for light-to-medium manufacturing, warehousing, and logistics companies for decades. Its strategic location, sandwiched between the KESAS, NKVE, and ELITE highways, offers seamless connectivity to Port Klang (30 minutes), KLIA (45 minutes), and the Klang Valley conurbation. For 2026, the factory for sale Seksyen 15 Shah Alam market is active, with units ranging from 8,000 sqft built-up to over 50,000 sqft, catering to both SMEs and larger industrial players.
According to JPPH Property Market Report 2025, industrial property transactions in Shah Alam-maintained stable volume, with Seksyen 15 recording a median sale price of approximately RM253 psf BU on a land-area basis (transaction data). However, for sale listings on platforms such as PropertyGuru and factoryhub.my currently sit at mid-to-high RM300s psf BU, reflecting the premium for ready-built, well-located factories.
Before committing to a purchase, schedule a thorough physical inspection with your industrial agent. This checklist covers the eight most critical areas that can make or break your investment.
Check for visible cracks on load-bearing walls, pillars, and floor slabs. Older factories in Seksyen 15, especially those built in the 1990s, may have settling issues. Look for water stains or signs of leakage, particularly around roof joints and wall edges.
Malaysia’s tropical climate puts roofs under constant stress. Inspect the roof for rusted metal sheets, blocked gutters, and patches (indicating prior leaks). Ask for maintenance records if available.
Confirm the incoming power supply meets your operational needs. Most standard warehouse shah alam seksyen 15 16 units come with 200–400 amps three-phase supply. For high-load uses (manufacturing, server rooms), verify whether the existing board can be upgraded without major cost.
If you operate lorries or trailers, test the turning radius at the entrance and internal driveway. Seksyen 15’s older row factories may have narrow forecourts that cannot accommodate 40-foot containers. Measure the loading bay height and dock leveller condition.
Inspect washroom plumbing for leaks and water pressure. Factory for sale Seksyen 15 Shah Alam units vary from basic to fully fitted. Budget for renovation if upgrading to office-grade amenities.
Verify that the land title specifies industrial use and that your intended activity falls under the correct category (light, medium, or heavy). Contact Majlis Bandaraya Shah Alam (MBSA), after the 2023 restructuring, MBSJ now covers parts of Shah Alam, to confirm no pending enforcement. The research data notes: “Ensure the property has the correct land use (industrial) and that any planned renovations comply with local council (MBSJ) rules.”
Request a copy of the property title from the seller. Engage a lawyer to run a land search at the Pejabat Tanah Daerah. Check for outstanding bank loans, caveats, or charges. Typical sale terms require full discharge before transfer.
Confirm water meter size and sewerage connection capacity. Some older factories rely on septic tanks; if you plan to expand capacity, check whether mains sewerage is available.
| Zone | Typical Sale Price (psf BU) | Typical Rent (psf BU/month) | Key Advantages |
|---|---|---|---|
| Seksyen 15 | Mid–high RM300s psf BU | RM1.80–RM2.80+ | Established light industrial, excellent highway access, value for money |
| Hicom Glenmarie | RM373–RM430+ psf BU | RM2.00–RM3.00+ | Automotive/engineering cluster, newer infrastructure |
| Bukit Jelutong | ~RM520 psf BU | RM2.50–RM3.50+ | Prestige location, MNC tenants, high specifications |
| Seksyen 16, 22, 23 | RM280–RM350 psf BU | RM1.60–RM2.50 | Lower prices, slightly older units, good for budget buyers |
Sources: PropertyGuru listings (June 2026), JPPH Property Market Report 2025, factoryhub.my market intelligence.
Important: Prices vary by unit age, built-up size, land-to-building ratio, and location within Seksyen 15. For accurate current quotes, contact 016-666 6872 for a free consultation.
Seksyen 15 offers a mix of detached, semi-detached, and terrace factories, plus a few standalone warehouses. According to current listings on factoryhub.my:
Seksyen 15’s prime location is its strongest selling point. Key expressways:
The area is also served by LRT Kelana Jaya Line (Glenmarie and Alam Megah stations within 5 km). For heavy freight, Port Klang is a 30–40 minute drive via KESAS or NKVE.
Define your requirements – built-up size, loading capacity (ground floor needed?), ceiling height (minimum 8 m for racking?), office component, truck access. See our Seksyen 15 Shah Alam Factory Rent: Price vs Zone 16,22,23 (2026) for zone-specific criteria.
Set a budget – base purchase price + stamp duty (1–4% tiered) + legal fees + renovation. Typical deposit structure for sale: 3% booking, 10% within 14 days, balance on completion.
Search listings – use trusted platforms like factoryhub.my and filter by built-up area, price, and location. For factory for sale in Shah Alam, Seksyen 15 is a top filter.
Engage an industrial specialist – a local agent can access off-market deals. Call 016-666 6872 for a free consultation.
Conduct physical inspection – use the 8-point checklist above. Visit at least 3–5 shortlisted properties.
Verify legal and zoning – engage a property lawyer to run land searches. Check for outstanding loans and encumbrances.
Negotiate terms – typical lease period for rental is 2+2 or 3+3 years. For sale, check for outstanding loans and encumbrances as per research. Rental deposits: usually 3 months + 1 month utilities.
Secure financing – Malaysian banks offer up to 80–90% margin of finance for industrial property. Foreign buyers may face lower LTV (60–70%) and higher interest rates.
The industrial property market in Seksyen 15 Shah Alam remains stable with strong tenant demand, according to the research data. Rental rates have edged up 5–10% from 2023 levels due to limited new supply in this mature zone. Sale prices are expected to hold firm, with detached factories in good condition achieving RM300–RM350 psf BU. The area’s proximity to Port Klang and the upcoming Integrated Transit System (ITS) extensions (e.g., LRT3) may further boost values.
For a deeper dive into how Seksyen 15 compares to other zones, read our comparative analysis: Hicom Glenmarie vs Seksyen 15 vs Bukit Jelutong: Best Shah Alam Factory Zone? 2026.
Port Klang is administered by the Port Klang Authority (PKA), a statutory body established in 1901 under the Ministry of Transport Malaysia. The two main terminals – Northport and Westports – are operated by separate concession companies (Northport (Malaysia) Bhd and Westports Malaysia Sdn Bhd).
Port Klang is the largest and busiest port in Malaysia, handling about 14 million TEUs (twenty-foot equivalent units) annually. It ranks among the top 10 busiest ports globally.
Yes. Port Klang covers over 800 hectares of land and water, with more than 45 berths capable of handling container, bulk, and liquid cargo. It is a major transshipment hub for Southeast Asia.
Two operators: Northport (Malaysia) Bhd operates the northern part (formerly Klang Port Authority), and Westports Malaysia Sdn Bhd operates the southern part (Pulau Indah).
You can check land price via the JPPH (Valuation and Property Services Department) portal at jpph.gov.my – the Property Market Report provides transaction data. Alternatively, engage a registered valuer. For real-time listings, use factoryhub.my.
Yes, foreigners can purchase industrial and commercial properties in Selangor (including factories and warehouses) subject to state consent and minimum purchase price thresholds (typically RM1 million for industrial). Residential landed property is restricted for foreigners, but industrial land is generally allowed. Consult a property lawyer for current regulations.
Yes, the Klang district (including Port Klang, Kapar, Meru) is one of Malaysia’s largest industrial belts, hosting thousands of factories and warehouses. Seksyen 15 Shah Alam is part of this broader industrial corridor.
Subang Jaya’s main industrial zones are Subang Hi-Tech Industrial Park, Subang Perdana Industrial Park, and Subang Industrial Estate (SS13/14). These are located adjacent to Shah Alam, near Seksyen 15.
A detached factory (or stand-alone factory) is a single building unit on its own land, not sharing walls with neighbours. It typically offers more flexibility in layout, truck access, and parking compared to semi-detached or terrace factories.
Port Klang is operated by Northport (Malaysia) Bhd (owned by MMC Corporation Berhad) and Westports Malaysia Sdn Bhd (majority-owned by Westports Holdings Berhad). The land is leased from the Port Klang Authority (government-linked).
Port Klang is the largest container port, with Westports alone handling over 10 million TEUs annually.
Industrial land prices vary widely. In Seksyen 15, industrial land (if available separately) is roughly RM150–RM200 psf land, equivalent to about RM16–RM22 million per hectare (assuming 1 hectare = 107,640 sqft). For accurate current valuations, contact 016-666 6872.
Whether you are a local manufacturer or an international investor looking for a factory for sale Seksyen 15 Shah Alam, the team at factoryhub.my can help you shortlist, inspect, and negotiate the best deal. Our industrial property specialists have decades of experience in the Shah Alam market and can provide off-market listings.
Call us today at 016-666 6872 for a free, no-obligation consultation. Alternatively, browse our full range of factory for sale in Selangor or factory for rent in Selangor to compare options.
Focused on Malaysia industrial real-estate research and transactions across the Klang Valley and Nilai corridors. Every article is grounded in our own deal flow and licensed-agent sources.
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