Discover how Malaysia's 2026 accelerated capital allowance (20% initial + 40% annual) can save you up to RM1.5M in tax when you buy a factory in Shah Alam. Full guide with market prices, FAQs, and action steps.
Malaysia’s Budget 2026, announced in October 2025, extended and enhanced capital allowance incentives for industrial property owners. The key provision is an accelerated capital allowance (ACA) of 20% initial allowance and 40% annual allowance on qualifying capital expenditure incurred from 11 October 2025 to 31 December 2026. This means that if you purchase a factory in Shah Alam in 2026, you can claim 60% of the asset’s qualifying cost in the first year (initial + annual), compared to the standard 13% under normal industrial building allowance.
| Allowance Type | Initial Allowance | Annual Allowance | Total First-Year Claim (on RM1M QE) |
|---|---|---|---|
| Standard IBA | 10% | 3% | 13% (RM130,000) |
| Accelerated ACA | 20% | 40% | 60% (RM600,000) |
Source: LHDN Schedule 3, Income Tax Act 1967; Budget 2026 documents.
This incentive is designed to encourage companies to invest in industrial buildings, plant, and machinery before the end of the 2026 assessment year. According to the LHDN (Inland Revenue Board), the accelerated allowance applies to qualifying assets used for manufacturing, warehousing, logistics, and R&D activities.
Shah Alam is the capital of Selangor and one of Malaysia’s most established industrial corridors. Key industrial parks include:
Buying a factory for sale in Shah Alam in 2026 gives you:
Assume you purchase a factory in Seksyen 25, Shah Alam for RM3.5 million (including building value). After allocating the land portion and qualifying capital expenditure (QE) at, say, RM2.5 million:
The difference of RM1,175,000 in deductible allowances reduces your taxable income substantially, potentially saving RM264,000+ in corporate tax (at 24% rate).
Note: Tax savings depend on your company’s profitability and other deductions. Consult a tax advisor for exact calculations.
Klang (including Meru, Pandamaran, Bukit Raja) remains a lower-cost alternative to Shah Alam, with older factories and industrial land. Kapar offers larger plots and emerging industrial parks like LCH Industrial Park. However, the capital allowance incentive is location-agnostic, it applies to any qualifying industrial building purchased within the timeframe. So whether you buy in Shah Alam, Klang, or Kapar, the tax benefit is identical.
Make sure the property qualifies as an industrial building under Schedule 3 of the Income Tax Act 1967. This includes:
Given the deadline, focus on ready-to-occupy factories or near-complete new builds that can be commissioned before 31 December 2026. Browse our listings:
Work with a tax consultant to estimate:
Bank Negara Malaysia’s OPR is currently at 3.00% (as at March 2026). Many banks offer special industrial property loans with up to 85% margin. Contact a mortgage broker or your banker to pre-approve your loan before making an offer.
Your Sale and Purchase Agreement (SPA) must be signed, and the asset must be in use for business purposes before the end of the basis year (usually 31 December for calendar-year companies). The ACA is claimed in the year of assessment 2026, so timing is critical.
According to JPPH (Valuation and Property Services Department) and Knight Frank Malaysia, the Klang Valley industrial property market is experiencing:
| Property Type | Typical Sale Price (psf built-up) | Typical Rent (psf BU/mth) |
|---|---|---|
| Detached factory (Shah Alam) | RM350–RM700 | RM1.80–RM2.50 |
| Semi-D factory (Klang) | RM300–RM550 | RM1.50–RM2.20 |
| Industrial land (Selangor) | RM50–RM200 psf land | N/A (leasehold/freehold) |
Source: Market reports from Knight Frank Malaysia (Q1 2026) and JPPH Industrial Property Report 2025.
Note: Actual prices vary by location, floor height, loading capacity, and title type. Contact [016-666 6872] for current listings and precise quotes.
Given the 10% capital allowance incentive (actually up to 60% in total first-year claims with ACA), buying in 2026 offers a one-time tax arbitrage that disappears after 31 December 2026. Even if property prices dip slightly in 2027, the tax savings from ACA could outweigh a small price decline. However, we recommend doing the maths with your tax advisor.
The accelerated capital allowance (ACA) for industrial buildings in 2026 is 20% initial allowance and 40% annual allowance (total 60% first-year claim). The standard industrial building allowance (IBA) under Schedule 3 remains at 10% initial and 3% annual for non-accelerated claims.
The research data does not mention a 4-month rule. In Malaysia, capital allowance is generally claimed in the year the asset is first used for business. For assets acquired late in the year, the annual allowance is prorated based on the number of months the asset was in use. We recommend checking with LHDN or a tax professional for specific timing rules.
Under Schedule 3 of the Income Tax Act 1967, the standard industrial building allowance (IBA) is:
This is for buildings whether constructed or purchased. The accelerated ACA in 2026 temporarily increases these rates to 20% initial and 40% annual.
Capital allowance rates vary by asset type. From the research data:
| Qualifying Asset | Initial Allowance (%) | Annual Allowance (%) |
|---|---|---|
| Industrial building | 10 | 3 |
| Heavy machinery | 20 | 20 |
| General plant & machinery | 20 | 14 |
| Furniture & fixtures | 20 | 10 |
| Office equipment | 20 | 10 |
| ICT equipment & software | 40 | 20 |
| Motor vehicles | 20 | 20 |
| Small value assets (< RM2,000) | 100 | – |
Accelerated ACA for industrial buildings is 20% initial, 40% annual until end of 2026.
Prices vary widely by location and state. For industrial land in Selangor, typical ranges are RM200,000 to RM800,000 per acre (approx RM500,000 to RM2,000,000 per hectare), depending on infrastructure and location. Contact our team for current industrial land listings.
Foreigners can purchase commercial and industrial properties in Selangor, including factories and industrial land, subject to state eligibility rules. Minimum purchase price thresholds apply (usually RM2 million for industrial properties). Always check with the Selangor Land Office or a property lawyer.
Yes, foreigners can buy a factory in Selangor as it is classified as commercial/industrial property, not residential. Foreign ownership is allowed with approval from the state authority and compliance with the Conveyancing and Law of Property Act. The minimum price is typically RM2 million. We recommend legal consultation before purchase.
A detached factory is a standalone building with no shared walls, offering maximum privacy, loading bays, and expansion potential. A semi-detached factory shares one common wall with a neighbouring unit, usually at a lower price per square foot but with less yard space. Detached factories are preferred for heavy industries; semi-detached for light manufacturing or warehousing.
Lelong (auction) properties in Malaysia are listed on the e-JPPH website (jpph.gov.my), major bank portals (CIMB, Maybank, Public Bank), and on property auction sites such as BidSmart and AuctionGuru. Our platform, factoryhub.my, also occasionally lists auctioned industrial properties, contact us for alert setups.
Yes, foreigners can buy industrial land in Selangor, but the land must be used for commercial/industrial purposes. A approval from the Selangor State Executive Council is required, and there may be a premium imposed. The minimum purchase price is usually RM2 million for industrial land. Always engage a solicitor experienced in foreign land acquisitions.
The accelerated capital allowance for industrial buildings is a limited-time tax incentive that effectively subsidises your factory purchase by reducing your taxable income by up to 60% of the building cost in the first year. If you are considering a factory for sale in Shah Alam or any Klang Valley industrial area, 2026 is the year to act.
Contact our factory specialists at 016-666 6872 for:
We have helped over 500 businesses find the right industrial property in Malaysia. Let us help you make the most of the 2026 tax window.
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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Foreigners and foreign-owned companies can generally buy factories in Selangor, subject to a state minimum price threshold and state authority consent. Here is how it works, with NCT Smart Industrial Park as a leasehold example.
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