Hidden Costs of Renting a Factory in Hicom Glenmarie You Sho

Key Takeaways

Base Rental is RM 21,000/month: A detached factory in Temasya Industrial Park, Glenmarie, with 18,860 sqft built-up and 16,000 sqft land area, rents at RM 21,000 per month (approx. RM 1.11 psf, reflecting a bulk discount for a large detached factory >15,000 sqft).
Hidden Costs Can Add 20–30%: Beyond the base rent, tenants must budget for security deposits (typically 2–3 months), utility deposits, stamp duty (governed by LHDN), legal fees, and renovation costs, even with a 1-month free renovation period.
Hicom Glenmarie vs. UEP Subang: Hicom Glenmarie factories rent at RM 2.00–RM 5.07 psf (leasehold, 60–99 years), while UEP Subang commands RM 1.50–RM 2.00 psf (freehold). Hicom Glenmarie attracts automotive, engineering, and logistics tenants.
Power Supply is 200 Amps: The featured factory offers 200 Amps power supply, sufficient for light-to-medium manufacturing but may require upgrades for heavy industrial use (a significant hidden cost).
Strategic Location with LRT Access: Located near the Glenmarie LRT station, with direct connectivity to KESAS, ELITE, and NKVE highways, making it ideal for logistics and commuter access.

Current Rental & Sale Prices in Hicom Glenmarie (2026)

Hicom Glenmarie remains one of Shah Alam's most sought-after industrial precincts, home to global automotive giants like Proton and Honda, alongside a dense ecosystem of engineering firms and international logistics providers. As of April 2026, the market shows clear pricing tiers based on property type and location within the zone.

Rental Market Snapshot

Based on current listings aggregated from factoryhub.my and verified agency data, here is the rental landscape:

Property Type	Location	Built-Up (sqft)	Land Area (sqft)	Monthly Rent (RM)	Rent PSF (RM)	Key Features
Detached Factory	Temasya Industrial Park, Glenmarie	18,860	16,000	21,000	~1.11 (bulk discount)	200 Amps, 1-month free renovation, Near LRT
Semi-Detached Factory	Hicom Glenmarie	13,943	12,141	~18,000–22,000	~1.29–1.58	Standard industrial specs
Corner Lot Factory	Hicom Glenmarie Industrial Park	30,000+	44,950	~45,000–55,000	~1.50–1.83	Large land area, high visibility
Warehouse	Hicom Glenmarie	18,706	Varies	50,000	~2.67	Prime logistics location
Warehouse	Hicom Glenmarie	13,465	Varies	42,500	~3.16	Smaller unit, premium finish

Note: The average warehouse rental in Shah Alam stands at RM 2.00 psf as of April 2026. However, Hicom Glenmarie commands a premium due to its strategic location and tenant profile, with rents ranging from RM 2.00 to RM 5.07 psf for factories.

Sale Price Comparison (2025–2026)

For businesses considering ownership, the sale market in Hicom Glenmarie is active but limited:

Area	Asking Price (Sale)	Rental (per sq ft)	Tenure
Hicom Glenmarie	RM 380 – RM 500 psf	RM 2.00 – RM 5.07	Leasehold (60–99 years)
UEP Subang	RM 450 – RM 600 psf	RM 1.50 – RM 2.00	Freehold
Shah Alam Seksyen U1	RM 350 – RM 450 psf	RM 2.00 – RM 2.50	Leasehold/Freehold mix

Source: factoryhub.my market analysis & JPPH transaction data

Top Industrial Zones & Parks in Hicom Glenmarie

Hicom Glenmarie is not a single homogeneous zone. It comprises several distinct industrial parks, each with unique characteristics and pricing.

1. Temasya Industrial Park

Location: Core of Glenmarie, adjacent to the Glenmarie LRT station.
Key Features: Modern detached and semi-detached factories, gated security, wide roads for container trucks.
Rental Range: RM 2.00–RM 5.07 psf.
Tenant Profile: Automotive parts manufacturers, engineering workshops, logistics companies.
Highlight: The featured property at RM 21,000/month for 18,860 sqft is located here.

2. Hicom Glenmarie Industrial Park (Main Precinct)

Location: The original Hicom industrial area, stretching along the Guthrie Corridor.
Key Features: Larger land parcels (up to 1 acre), heavy power supply options, direct highway access.
Rental Range: RM 2.00–RM 5.07 psf.
Tenant Profile: Proton vendors, Honda suppliers, MNC logistics hubs.
Highlight: Corner lot factories with land areas exceeding 44,000 sqft are available here.

3. Glenmarie U1 (Seksyen U1)

Location: Adjacent to Hicom Glenmarie, part of the broader Shah Alam industrial belt.
Key Features: Mix of terrace, semi-detached, and detached factories; older stock but lower entry prices.
Rental Range: RM 2.00–RM 2.50 psf.
Tenant Profile: SMEs, light manufacturing, warehousing.
Highlight: More affordable option for businesses seeking a glenmarie factory for rent without premium pricing.

Zone Comparison Table

Feature	Temasya Industrial Park	Hicom Glenmarie Main	Glenmarie U1 (Seksyen U1)
Average Rent (RM psf)	2.00–5.07	2.00–5.07	2.00–2.50
Typical Land Size	12,000–20,000 sqft	20,000–50,000 sqft	6,000–15,000 sqft
Power Supply	100–200 Amps	200–400 Amps	100–200 Amps
Ceiling Height	8–10 metres	10–12 metres	6–8 metres
Highway Access	KESAS, NKVE	ELITE, NKVE, KESAS	KESAS, Federal Highway
LRT Access	Glenmarie Station (walking)	2–3 km drive	3–5 km drive
Tenure	Leasehold (60–99 yrs)	Leasehold (60–99 yrs)	Leasehold/Freehold mix

Property Types Available in Hicom Glenmarie

Understanding the property types is crucial when searching for a glenmarie factory for rent or a hicom glenmarie warehouse.

Detached Factory

Description: Standalone building on its own land, offering maximum privacy and flexibility.
Typical Size: 15,000–30,000 sqft built-up on 12,000–20,000 sqft land.
Best For: Heavy manufacturing, assembly lines, businesses requiring high power and floor loading.
Example: The featured property at 18,860 sqft built-up, 16,000 sqft land, RM 21,000/month.

Semi-Detached Factory

Description: Two units sharing a common wall, each with separate entrances and land titles.
Typical Size: 8,000–15,000 sqft built-up.
Best For: Mid-sized manufacturers, engineering workshops, warehousing with office space.
Example: 13,943 sqft unit in Hicom Glenmarie at ~RM 18,000–22,000/month.

Terrace Factory

Description: Row of factories sharing side walls, typically in a gated industrial park.
Typical Size: 4,000–8,000 sqft built-up.
Best For: Light manufacturing, assembly, storage, showroom.
Availability: Limited in Hicom Glenmarie; more common in Seksyen U1.

Warehouse

Description: High-ceiling open space designed primarily for storage and logistics.
Typical Size: 10,000–20,000 sqft.
Best For: 3PL logistics, e-commerce fulfillment, cold storage.
Example: 18,706 sqft warehouse at RM 50,000/month in prime Hicom Glenmarie location.

Infrastructure & Highway Access

Hicom Glenmarie's strategic location is one of its strongest selling points. The area is served by a network of major highways:

KESAS (Kuala Lumpur–Seremban Expressway): Direct access to KL city centre (20 minutes), Seremban, and Nilai.
ELITE (North–South Expressway Central Link): Connects to KLIA (30 minutes), Putrajaya, and the broader PLUS network.
NKVE (New Klang Valley Expressway): Links to Port Klang (25 minutes), KL North, and Ipoh.
Federal Highway: Alternative route to KL and Petaling Jaya.
Guthrie Corridor Expressway: Direct route to Rawang, Selayang, and northern Selangor.

Connectivity Advantages

Port Klang: 25–30 minutes via NKVE, critical for export-oriented businesses.
KLIA: 30–35 minutes via ELITE, ideal for MNCs with international travel needs.
LRT Glenmarie Station: Walking distance from Temasya Industrial Park, excellent for worker commutes.
Shah Alam City Centre: 10 minutes via Persiaran Jubli Perak.

According to the Port Klang Authority (PKA), Port Klang handled over 14 million TEUs in 2025, reinforcing the importance of nearby industrial hubs like Hicom Glenmarie for logistics operations.

How to Find, Rent, or Buy a Factory in Hicom Glenmarie (Step-by-Step)

Step 1: Define Your Requirements

Before searching for a glenmarie factory for rent, clarify:

Space needs: Built-up area, land area, ceiling height, floor loading.
Power requirements: 200 Amps (standard) vs. 400+ Amps (heavy industrial).
Access needs: Container truck access, proximity to highways.
Budget: Include hidden costs (see below).

Step 2: Search on factoryhub.my

Use our platform to filter properties by:

Location: Hicom Glenmarie, Temasya, Seksyen U1
Property type: Detached, semi-D, terrace, warehouse
Price range: RM 10,000–RM 100,000/month
Key features: Power supply, ceiling height, LRT access

Step 3: Conduct Site Viewings

Always schedule physical inspections. Listings may use illustrative images. During viewing:

Check ceiling height and floor condition.
Verify power supply capacity and 3-phase availability.
Assess truck turning radius and loading bay access.
Inspect for water damage, pest issues, structural integrity.

Step 4: Due Diligence & Negotiation

Land title: Verify tenure (leasehold vs. freehold) and remaining lease period.
Planning permissions: Confirm your intended use (e.g., manufacturing, warehousing) is permitted.
Utility capacities: Check water, sewage, and internet infrastructure.
Negotiate: Use market benchmarks (RM 2.00–RM 5.07 psf) to negotiate rent and terms.

Step 5: Legal & Financial Formalities

Engage a lawyer to review the Tenancy Agreement. Key costs include:

Security deposit: Typically 2–3 months' rent.
Utility deposits: Water, electricity, and internet (varies by provider).
Stamp duty: Governed by the Inland Revenue Board (LHDN), calculated based on annual rent.
Legal fees: Typically 0.5–1% of total contract value.
Renovation costs: Even with 1-month free renovation, budget for fit-out expenses.

Step 6: Move-In & Operations

Coordinate with the landlord for key handover.
Register utilities under your company name.
Arrange waste disposal and security services.
Update business address with SSM and relevant authorities.

Common Pitfalls to Avoid

1. Underestimating Hidden Costs

The base rent of RM 21,000/month is just the beginning. Hidden costs can add 20–30%:

Deposits: 2–3 months rent = RM 42,000–RM 63,000 upfront.
Stamp duty: For a 3-year lease at RM 21,000/month, stamp duty could be RM 1,000–RM 3,000.
Legal fees: RM 2,000–RM 5,000.
Renovation: Even with 1-month free, fit-out for a factory can cost RM 50,000–RM 200,000.

2. Ignoring Power Supply Limitations

The featured property offers 200 Amps. If your machinery requires 400 Amps, upgrading the power supply could cost RM 30,000–RM 80,000 and take 2–4 months for Tenaga Nasional approval.

3. Overlooking Leasehold Tenure

Most Hicom Glenmarie properties are leasehold (60–99 years). Check the remaining lease period, a property with <30 years remaining may affect your business valuation and financing options.

4. Failing to Verify Permitted Use

Some industrial parks restrict certain activities (e.g., heavy chemical processing, noisy operations). Always check the planning permission before signing.