Cheras Jaya Industrial Area, Balakong: Location, Council, Factory Prices and Rent

Key Takeaways

• Kawasan Perindustrian Cheras Jaya (Cheras Jaya Industrial Estate) is at Batu 11 Cheras in Hulu Langat district, Selangor, postcode 43200. Factory addresses run along the Jalan CJ 1 roads and Jalan Satu, and part of the estate along Jalan Satu is known as Bersatu Industrial Park.
• It is in Selangor, not Kuala Lumpur. The local authority is Majlis Perbandaran Kajang (MPKj): the Selangor state list of industrial areas puts Cheras Jaya among MPKj's 82 industrial areas, located at Balakong.
• In 2016 the Selangor government named Cheras Jaya Industrial Estate as one of the three main industrial areas in Hulu Langat by investment, with Bangi and Kajang.
• JPPH-registered deals for Kajang, Balakong & Bangi in the 24 months to August 2026: terrace factories at a median RM1.34 million (RM555 psf of land) and semi-detached factories at RM5.17 million (RM447 psf of land); registered factory rents had a median of RM1.55 psf/month.
• Before you buy or rent, check the title (confirm freehold or leasehold for that lot), the MPKj assessment tax arrears, the MPKj business and industrial licence conditions, and the fire safety of the whole row.

Where is Kawasan Perindustrian Cheras Jaya?

Cheras Jaya sits at Batu 11 Cheras, on the Selangor side of the Cheras corridor, the stretch where the MRT Kajang Line stops at Batu Sebelas Cheras station between Bandar Tun Hussein Onn and Bukit Dukung. Addresses use postcode 43200, with either Cheras or Balakong written as the town. That mix confuses many first-time visitors, but both refer to the same estate.

Two examples from state records show the pattern: "Lot 9, Jln CJ 1/7, Kaw P'sahaan Cheras Jaya, 43200 Cheras" and "Lot 1, Jln CJ 1/6C, Kaw P'trian Cheras Jaya, Batu 11, 43200 Balakong" (Dewan Negeri Selangor, 2016).

Which names refer to the same estate?

Name you may see	Where it is used
Kawasan Perindustrian Cheras Jaya	Selangor state list of industrial areas (Lampiran A, 2025)
Cheras Jaya Industrial Estate	Selangor state assembly answer, 2016
Kawasan Perusahaan Cheras Jaya	Company addresses and land transaction records
Taman Cheras Jaya	News reports and some addresses; it is also the wider township name, which MPKj uses for night market, so confirm the road name
Bersatu Industrial Park, Cheras Jaya	Addresses on Jalan Satu, for example Lot 17-13 Jalan Satu, Bersatu Industrial Park, Cheras Jaya, 43200 Cheras

If someone sends you a factory in "Bersatu Industrial Park" or "Taman Cheras Jaya", it is in this estate. The state record also lists a furniture maker at "Lot 15, Jalan Satu, Cheras Jaya Ind Est, 43200 Balakong", which confirms that Jalan Satu is part of Cheras Jaya.

Is Cheras Jaya in Kuala Lumpur or Selangor?

Selangor. Many places in the area carry the name Cheras, but Cheras Jaya is in Hulu Langat district and its council is MPKj, not DBKL. That matters for your assessment tax bill, your premises licence and any building plan you submit.

Which council and offices handle a factory in Cheras Jaya?

The 2025 state list groups Selangor's industrial areas by local authority. Under Hulu Langat and MPKj it lists 82 industrial areas, and number 20 is Kawasan Perindustrian Cheras Jaya, located at Balakong (Lampiran A).

What you need	Who handles it	What to know
Assessment tax (cukai taksiran)	MPKj	Paid in two halves a year; checked and paid on MyMPKj4u from 1 December 2025 (MPKj)
Business and industrial premises licence	MPKj Licensing Department	Licence can run 1 to 3 years (MPKj guideline)
Quit rent (cukai tanah) and title matters	Pejabat Daerah dan Tanah Hulu Langat and PTG Selangor	Due 1 January to 31 May each year (PTG Selangor)
Fire, environment and safety	Bomba, Department of Environment, DOSH	MPKj makes compliance with these departments a licence condition

What did the Selangor government say about Cheras Jaya?

In a 2016 written answer, the state listed its main industrial areas by investment. For Hulu Langat it named three: Bangi Industrial Estate, Cheras Jaya Industrial Estate and Kajang. It also named three companies in each area, with product and job figures from MIDA (Dewan Negeri Selangor, 2016):

Company (2016 list)	Product	Jobs
Ilham Delta Sdn Bhd	Wooden and metal furniture	117
Benns Chocolate & Candy Manufacture	Chocolate and chocolate products	63
Zeito Plastic Components Sdn Bhd	Corrective spectacles	59

The list is from 2016, so treat it as a snapshot of the light manufacturing based there (food, furniture and plastics), not a current tenant list.

More recent news shows how the estate is used today. On 31 July 2026 The Star reported that Komarkcorp Bhd proposed to dispose of its freehold property in Taman Cheras Jaya, saying the property was larger than its current operational needs. On 15 March 2026 the NST reported that four factories were damaged in a fire at Taman Cheras Jaya near Balakong, a reminder that in rows of attached factories a fire next door is your risk too.

How much do factories in Cheras Jaya sell and rent for?

There is no separate price index for Cheras Jaya, so the closest reliable figures are the JPPH-registered transactions for the wider Kajang, Balakong & Bangi area, 24 months to August 2026. Every sale psf below is per sq ft of land, not built-up.

Type	Registered deals	Median price	Typical range	Median psf of land
Terrace factory	149	RM1.34 million	RM1.03 million to RM1.64 million	RM555
Semi-detached factory	58	RM5.17 million	RM3.83 million to RM7.08 million	RM447
Detached factory	23	RM8.6 million	RM6.58 million to RM15.25 million	RM250
Industrial land	17	RM9.12 million	RM1.8 million to RM19 million	RM139

The median terrace factory sat on about 2,239 sq ft of land. Like-for-like terrace factory prices (same park, same type) rose 14% in the last 12 months against the 12 before, across 7 parks. In the 12 months to August 2026 the area recorded 87 industrial deals worth RM371.9 million.

Rents, from 206 registered factory tenancies in the same 24 months:

Type	Median rent	Typical deal
All factories	RM1.55 psf/month	RM1.06 to RM2.13 psf/month, term usually 24 months
Terrace factory	RM1.71 psf/month	RM4,000 a month for about 2,160 sq ft
Semi-detached factory	RM1.75 psf/month	RM7,000 a month for about 5,380 sq ft
Detached factory	RM1.35 psf/month	RM8,100 a month for about 5,790 sq ft
Stratified factory	RM1.36 psf/month	RM3,400 a month for about 2,080 sq ft

These are area figures, so a unit in Cheras Jaya can sit above or below them. See the full Kajang, Balakong & Bangi transaction prices and rents, and work out the stamp duty and legal fees on a purchase with the legal fees and stamp duty calculator.

How do you get to Cheras Jaya by road and MRT?

By road

The main road link is the Cheras-Kajang Expressway (Grand Saga), an 11.5 km highway from Cheras in Kuala Lumpur to Saujana Impian, Kajang. Its interchanges include Bandar Tun Hussein Onn, Balakong, Sungai Long, Bukit Dukong and Sungai Balak, and its toll plazas are at Batu 9 and Batu 11 (Grand Saga).

For lorry costs, the Batu 11 toll plaza (Kuala Lumpur bound) charges:

Class	Vehicle	Toll
1	2 axles, 3 or 4 wheels (cars, vans)	RM1.30
2	2 axles, 5 or 6 wheels (small lorries)	RM2.60
3	3 axles or more	RM2.60

Before you commit to a unit, drive the route with the size of truck you actually use, and check the turning space, where lorries load and whether a 40 ft container can reach your door.

By MRT

Batu Sebelas Cheras station on the MRT Kajang Line is at Jalan SS 2/1, Batu 11 Cheras, 43200 Cheras, with a feeder bus service (MRT Corp). Rail access helps when you hire staff who do not drive.

What should you check before buying or renting a factory in Cheras Jaya?

1. Title and tenure

Do not assume the tenure of the unit you are looking at. The Komarkcorp property above is freehold, but each lot has its own title. Across Kajang, Balakong & Bangi the registered data show freehold factories at a median RM1.62 million (152 deals) and leasehold at RM1.82 million (80 deals); that gap mixes location, size and type, not tenure alone. Do an official title search on e-Tanah, then check the remaining lease, the land use category and any restriction in interest.

2. MPKj assessment tax and arrears

MPKj's own FAQ is clear on the points that catch buyers and tenants (MPKj Soalan Lazim):

• The first half is due 1 January to 28 (29) February and the second half 1 July to 31 August. Late payment draws a charge under Section 147(1) of the Local Government Act 1976.
• Before you rent or buy in the MPKj area, check the assessment tax and any arrears with MPKj.
• If the owner does not pay, the tenant's goods in the premises can be seized. To protect them, the tenant may pay the rent to MPKj until the arrears are cleared. Put a clause in your tenancy that lets you do this and deduct it.
• A new owner tells MPKj of the change through Form I, with a RM50 processing fee and a copy of the transfer, title or SPA.
• Bills have not been posted since January 2021, so check online yourself.

3. Quit rent

Quit rent is paid to the state from 1 January to on or before 31 May each year, and a fine applies after 31 May. Once the sale and purchase agreement is signed, the buyer is responsible for paying it (PTG Selangor).

4. MPKj licence conditions for a factory

MPKj's guideline for business and industrial licences includes conditions that matter on a factory floor (MPKj):

1. Comply with the conditions of the Department of Environment, Bomba and DOSH.
2. Do not release effluent or scheduled materials into drains without neutralising them first.
3. Tell MPKj about any increase in factory production or building.
4. Store thinner and other chemicals separately from other materials.
5. Keep goods and machines arranged so they do not block workers' paths.

Licences for risky premises go through MPKj's Business Control and Health Committee before approval (flow chart), so allow time for it in your move-in plan.

5. Fire safety of the whole row

After the March 2026 fire, ask about the fire certificate, hose reels and sprinklers, whether the party walls go up to the roof, and what your neighbours store. Check that your policy covers the building or your stock at the right sum; our factory fire insurance guide explains the average clause.

6. CCC and approved plans

Ask for the CCC or CF and the approved building plans, and compare them with what is on site, including any mezzanine or covered yard. MPKj asks owners to tell it in writing about buildings put up without approved plans and about renovations, so an unapproved extension can follow you after you buy.

How does Cheras Jaya compare with the other estates around Balakong?

Cheras Jaya is one of several MPKj estates within a short drive of each other. The 2025 state list gives these locations:

Estate (state list)	Listed location
Kawasan Perindustrian Cheras Jaya	Balakong
Kawasan Perindustrian Taming Jaya	Kajang
Kawasan Perindustrian Selesa Jaya	Kajang
Kawasan Perindustrian Balakong Jaya	Balakong
Kawasan Perindustrian Kg Baru Balakong	Balakong
Kawasan Perindustrian Mas Jaya	Cheras
Kawasan Perindustrian Jalan Balakong Batu 11	Cheras

In the registered data the most active park in the Kajang, Balakong & Bangi area is Taman Taming Jaya, with 35 deals in 24 months. If you are open on location, compare units across these estates on our Balakong industrial areas page and the current factories for sale in Balakong.

This guide is general information, not legal or tax advice.

Frequently Asked Questions

Where is Kawasan Perindustrian Cheras Jaya?

It is at Batu 11 Cheras in Hulu Langat district, Selangor, near Balakong. Addresses use postcode 43200 and roads such as Jalan CJ 1/1, Jalan CJ 1/7 and Jalan Satu. Batu Sebelas Cheras MRT station on the Kajang Line serves the same area.

Which council is Cheras Jaya under?

Majlis Perbandaran Kajang (MPKj). The Selangor state list of industrial areas puts Cheras Jaya among MPKj's 82 industrial areas, so you pay assessment tax to MPKj and apply for your premises licence there, not at DBKL.

What is the postcode of Cheras Jaya Industrial Park?

1. Some addresses write the town as Cheras and others as Balakong, but both point to the same estate. Use the lot number and the Jalan CJ road name when you send a lorry or a valuer.

Is Bersatu Industrial Park the same as Cheras Jaya?

Bersatu Industrial Park is a name used for part of Cheras Jaya along Jalan Satu. Company addresses read, for example, "Lot 17-13 Jalan Satu, Bersatu Industrial Park, Cheras Jaya, 43200 Cheras", so a factory listed under either name is in the same estate.

Is Cheras Jaya freehold or leasehold?

Check each lot. The Star reported in July 2026 that Komarkcorp's property in Taman Cheras Jaya is freehold, but that does not tell you the tenure of the unit you are buying. An official title search on e-Tanah shows the tenure, the remaining lease and any restriction before you pay a deposit.

How much does a factory in Cheras Jaya cost?

There is no separate index for Cheras Jaya. JPPH-registered deals for Kajang, Balakong & Bangi in the 24 months to August 2026 show terrace factories at a median RM1.34 million (RM555 psf of land) and semi-detached factories at RM5.17 million (RM447 psf of land). Individual units can sit above or below these figures.

When must MPKj assessment tax be paid?

Twice a year: the first half from 1 January to 28 (29) February and the second half from 1 July to 31 August. Late payment draws a charge under Section 147(1) of the Local Government Act 1976, and tenants should check that the owner has no arrears.

FactoryHub is dedicated to helping every client find the right factory or warehouse. To view factories in Cheras Jaya, Balakong or elsewhere in the Klang Valley, contact Peter Tan (REN 12771) at 016-666 6872 or Jason Low (PEA 1478) at 012-288 1834.