Inside the only RM35M freehold detached factory for sale at Jalan Permata, Arab Malaysian Industrial Park, Nilai, 119,790 sqft land, 65,748 sqft built-up, 2850 Amp dual power supply (1250+1600), 40 ft ceiling, near gas pipe. Why heavy industry buyers should look at Nilai instead of Selangor in 2026.
For decades, heavy industry in Malaysia clustered around Shah Alam, Klang, Kapar and Meru, close to Port Klang, mature highway grid, established supplier base. But three things changed in 2024–2026:
The result: investors with RM30M+ for a heavy-industry play increasingly look south, toward factory for sale in Nilai and the larger Negeri Sembilan industrial corridor.
The Arab Malaysian Industrial Park (AMIP) factory listing we're focusing on in this guide carries spec that is hard to overstate.
| Specification | Value |
|---|---|
| Tenure | Freehold |
| Land area | 119,790 sqft (~2.75 acres) |
| Built-up area | 65,748 sqft |
| Power supply | 2,850 Amp (1,250 + 1,600 dual feed) |
| Ceiling height | 35–40 ft |
| Gas pipe | Adjacent / accessible |
| Asking price | RM34,999,999 |
| Address | Jalan Permata, AMIP, Nilai |
| Industry class | Heavy industrial |
A 1,600 Amp single supply is already considered "high power", most semi-D factories in Malaysia run 200–600 Amp. A 2,850 Amp dual-feed system means the factory can run heavy presses, induction furnaces, electroplating lines, or large-scale CNC clusters without waiting 6–18 months for TNB to upgrade incoming supply. For buyers who need to start production within 90 days, this is the bottleneck that usually kills deals, solved.
Combined with a 40 ft ceiling (allowing mezzanine rack systems, overhead cranes up to 10 tonnes, and vertical material storage) and direct gas-pipe access, the property serves exactly the use cases that cannot be built on a typical leasehold semi-D in Selangor.
AMIP is a 400-acre freehold industrial estate developed by Amcorp Properties Berhad, completed in 1991. It comprises around 200 units of double-storey shop lots, factories and warehouses geared toward light-to-heavy industrial use.
Anchor tenants and neighbours along Jalan Permata, Jalan Mutiara and Jalan Mekanikal include:
The mix tells you everything about AMIP's suitability for heavy industry investment in Nilai: aerospace, automotive parts, and speciality chemicals, all power- and infrastructure-intensive, co-exist here. The ecosystem (suppliers, logistics, certified workforce) is mature.
For exporters, the KLIA proximity is a meaningful edge, air cargo for time-sensitive components (semiconductor, aerospace parts) ships out of KLIA Free Trade Zone (KLIA FTZ) rather than KLIA terminal. AMIP factories can clear customs and load within the same business day.
A common question we hear: "Why pay RM35M for a heavy-industry detached factory in Nilai when we can rent in Selangor?"
The honest answer involves three numbers most operators don't fully compare.
| Location | Freehold detached factory PSF (built-up) | Typical heavy-industry spec available |
|---|---|---|
| Shah Alam / Glenmarie | RM450–650 psf | Mostly leasehold, 1,200 Amp ceiling |
| Klang / Bukit Raja | RM380–550 psf | Limited freehold detached |
| Kapar / Meru | RM320–450 psf | Freehold available, lower ceiling |
| Nilai (AMIP) | RM280–420 psf | Freehold detached, 2,850 Amp, 40 ft ceiling available |
The 2,850 Amp + 40 ft ceiling spec adds ~RM15–25M of equivalent build cost on top of a baseline factory. Built into an existing freehold structure, you're paying for the upgrade once, then owning it forever.
Buying a RM35M freehold factory in Nilai vs renting an equivalent unit in Shah Alam at RM3.50 psf/month:
By year 7 the buyer's mortgage outflow is below rent, and by year 25 the building is debt-free with land likely 60–80% appreciated.
For any business that is scaling above RM10M monthly revenue, the cost of an 18-month delay waiting for Selangor TNB / DOE / Bomba approvals usually exceeds the entire Nilai vs Selangor price difference.
We've spoken with multiple inquiry sources for this Nilai detached factory over the past 30 days. The fit profile is consistent:
If your operating footprint requires sub-2,000 Amp and a 25 ft ceiling is enough, this listing is over-spec for you, and you can find more cost-effective options in Nilai 3 industrial estate or smaller semi-D units across Nilai.
Site inspection for a heavy-industry detached factory of this scale takes 1.5–2 hours. Expect to spend time on:
Schedule a site inspection for the Nilai AMIP detached factory or call Peter at 016-666 6872 for direct viewing arrangement.
For a property with 119,790 sqft freehold land + 65,748 sqft built-up + 2,850 Amp + 40 ft ceiling + gas pipe, comparable units in Selangor are unavailable on the open market. The closest comparison is leasehold Glenmarie / Hicom detached factories at RM480–650 psf, which would price the equivalent at RM31–43M without the freehold premium and without the heavy-industry power upgrade. RM34.99M is at the lower-middle of the realistic range for this spec, and freehold tenure adds 15–20% to underlying land value over time.
For SME-grade commercial property loans in 2026, Malaysian banks typically cap margin at 80–85% for first-time industrial buyers, with 90% available to repeat buyers with strong Sdn Bhd financials. At RM35M, expect 70–80% margin = RM7M+ down payment + stamp duty (~RM1.4M) + legal fees + valuation. See our commercial property loan rates guide for indicative bank rates and the mortgage calculator for monthly installment estimates.
For heavy industry needing freehold + high power + 40 ft ceiling, AMIP and parts of Nilai 3 are the only realistic options. Nilai 7 typically caps around 1,200 Amp for off-the-shelf units.
If you're buying an existing equipped detached factory at AMIP, production can resume within 60–90 days of SPA completion, subject to your business operating licence and DOE inspections. The same upgrade path on a Selangor leasehold semi-D, installing 2,500+ Amp supply + gas pipe + 40 ft ceiling modifications, typically takes 18–24 months, plus landlord consent, plus risk that the upgrade investment is lost when the lease ends.
Yes, particularly for KLIA-cargo-bound exports (electronics, aerospace, semiconductor) where the 20-minute drive to KLIA Free Trade Zone is faster than from most Selangor locations. For sea-freight exports via Port Klang, Nilai is a 40-minute drive vs ~30 minutes from Shah Alam, a 10-minute differential that's outweighed by the freehold + lower land cost.
Yes. Under MIDA's Pioneer Status / Investment Tax Allowance schemes, qualifying manufacturers in Negeri Sembilan can claim 70–100% tax exemption on statutory income for 5–10 years. The state government's Negeri Sembilan Industrial Plan (2022–2030) prioritises high-value manufacturing relocation from Selangor / KL, with additional state-level utility rebates available case-by-case.
Ready to inspect? View full details and HD photos of the Nilai AMIP detached factory listing →
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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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