Kawasan Perindustrian Rasa (Zurah Industrial Park), Hulu Selangor: Location, Rail Hub, Factory Prices and What to Check

Key Takeaways

• Kawasan Perindustrian Rasa is the industrial estate along Persiaran Zurah and Jalan Zurah in Rasa, Hulu Selangor, postcode 44200. The same estate appears as Pusat Perindustrian Zurah, Taman Perindustrian Zurah or Zurah Industrial Park, and JPPH transfer records list it as Kawasan Perindustrian & Kejuruteraan Rasa.
• Premises licences, building plans and assessment tax go to Majlis Perbandaran Hulu Selangor (MPHS) in Kuala Kubu Bharu. Quit rent and the title sit with the Hulu Selangor district and land office.
• Selangor launched the Selangor Rail Industry Hub in this estate in September 2026: phase 1 uses 36,000 sq ft at SIRIM's premises, phase 2 a 7.69 ha plot next to SIRIM, and phase 3 a 50.6 ha rail industrial park about 2 km away.
• JPPH-registered deals in Hulu Selangor District over the 24 months to August 2026 put the median detached factory at RM8.65 million (RM121 psf of land) and industrial land at RM32 psf of land. The median registered factory rent was RM0.85 psf a month.
• Most lots are large detached factories or vacant industrial land. Check each lot's title, land use condition and licence: in 2021 the council seized forklifts from a metal smelting factory on Jalan Zuhrah 1 that kept working after a closure notice.

Where is Kawasan Perindustrian Rasa?

Rasa is a small town in the Hulu Selangor district, run by Majlis Perbandaran Hulu Selangor from Kuala Kubu Bharu, with the postcode 44200 (Wikipedia: Pekan Rasa). Wikipedia places it about 20 km from Rawang and 6 km from Kuala Kubu Bharu, on Federal Route 1 (Jalan Kuala Lumpur to Tanjung Malim), with route B115, Jalan Kuala Kali, linking Rasa to Bukit Beruntung.

The industrial estate sits on Persiaran Zurah and Jalan Zurah. SIRIM gives the address of its Smart Manufacturing Centre (Machinery Technology) as No 1A, Persiaran Zurah, Kawasan Perindustrian Rasa, 44200 Hulu Selangor (SIRIM: Machinery Technology), and Speed Concrete Industries lists its Rasa plant on Jalan Persiaran Zurah 1, Pusat Perindustrian Zurah, 44200 Rasa (Speed Concrete: Rasa manufacture site).

How do you get there by road and rail?

• Road: Federal Route 1 runs through Rasa between Rawang and Kuala Kubu Bharu. Route B115 links Rasa to Bukit Beruntung, where the PLUS North-South Expressway has an interchange; MPHS lists the Bukit Beruntung and Lembah Beringin interchanges among the projects behind the district's growth (MPHS: Info Hulu Selangor).
• Rail for staff: Rasa has a KTM Komuter station on the Tanjung Malim to Port Klang line. It opened on 21 April 2007 together with Serendah and Batang Kali, as the first stretch of the Rawang to Ipoh double tracking to run (Wikipedia: Tanjung Malim to Port Klang Line).
• Containers: Port Klang is a long haul from here. Time a loaded trip at the hours you will actually run before you commit, rather than relying on a map.

One estate, several names

The spelling changes (Zurah, Zuhrah, Zhurah), so search every form when you look up a lot or a company. A separate, smaller estate called Taman Industri Rasa appears in the transfer records under Mukim Batang Kali, made up of semi-detached factories, so confirm which one a seller means.

What kind of factories are in Rasa?

The JPPH-registered transfer records FactoryHub holds show 95 industrial lots in Kawasan Perindustrian & Kejuruteraan Rasa with at least one registered transfer since 2010. Of these, 59 were detached factories and 33 were vacant industrial land, with a median lot of about 21,851 sq ft. Only one terrace factory and one semi-detached factory appear. This is an estate of large single-user lots, not small units.

Known occupiers include:

• SIRIM Berhad: its Smart Manufacturing Centre (Machinery Technology) is on Persiaran Zurah. SIRIM is an agency under the Ministry of Investment, Trade and Industry (MITI), and the centre's services include induction melting, heat treatment, finishing and test and evaluation work.
• Speed Concrete Industries: a precast concrete maker (box culverts, drains, jacking pipes, retaining walls, sheet piles and more) with plants in Rasa, Kuantan and Kluang (Speed Concrete).
• PKNS land: the Selangor State Development Corporation still offers a 192,480.25 sq ft site in Pusat Perindustrian Zurah for research and development use, held under an HS(D) title, which it describes as about 1 km from residential areas (PKNS: Research and Development site).

If you need a small terrace factory in Hulu Selangor, the registered deals point elsewhere: Bukit Beruntung was the most active industrial park in the district, with 132 deals in 24 months. See our Bukit Beruntung industrial area page.

What is the Selangor Rail Industry Hub in Rasa?

The Selangor government, through Invest Selangor, launched the Selangor Rail Industry Hub at InnoTrans 2026 in Berlin and said it will be located at Taman Perindustrian Zurah, Rasa (The Star, 29 September 2026; Bernama, 29 September 2026).

SIRIM accepted letters of intent from three companies at the launch: MMC Engineering for local train assembly and testing, Pecca Leather for a training academy on rail seating and upholstery, and Xcel Itech for train simulator platforms (DagangNews, 29 September 2026). The hub's four activities are train assembly and testing, system integration, train simulator development and supply chain localisation, backed by a rail teaching factory and a state talent plan for the rail industry.

What does the rail hub mean for factory buyers and tenants?

• Phases 2 and 3 are planned land, not stock you can buy today. The reports give sizes but no completion date or land price for phase 3, so do not pay more for a lot today on the promise of the hub.
• Suppliers may follow. Machining, metal finishing, electrical, upholstery and testing firms that want to serve the hub could look for detached factories nearby. Treat that as a reason to watch the estate, not as a figure to bank on.
• Ask before you buy land near the planned sites. Invest Selangor is inviting rail makers, system integrators and suppliers to take part, so it is the body to ask, together with MPHS, whether a lot you are looking at is affected by the plans.

How much does a factory or industrial land cost in Rasa?

JPPH does not publish a separate price series for the Zurah estate, so the closest registered figures are for Hulu Selangor District. In the 12 months to August 2026 the district recorded 159 industrial deals worth RM541.43 million. Over 24 months:

Registered factory rents: 103 tenancies in 24 months, with a median of RM0.85 psf a month, typically RM0.62 psf a month to RM1.08 psf a month, on a typical term of 24 months. Detached factory rent was RM1.08 psf a month, a median of RM12,000 a month for about 13,450 sq ft (13 tenancies).

Because Rasa is mostly detached factories and land, the detached and land rows are the fair comparison, and only against lots of a similar size and age. As a place comparison, industrial land in the district was RM32 psf against RM69 psf for Selangor, 54% lower, and factory rent RM0.85 against RM1.52 psf a month, 44% lower. Full figures are on our Hulu Selangor District transaction prices and rents page. These are the JPPH-registered transactions available so far, not every unit sold or rented.

Which council and offices deal with a factory in Rasa?

MPHS lists its business licences, all charged yearly, and publishes a checklist of documents for each, from the premises licence for a trade to the licence for adding or changing a business activity (MPHS: Lesen dan Permit). Its download page carries the OSC forms for planning permission, the start-of-work and CCC deposit form, the building plan checklist under OSC 3.0 Plus and the form to change a building's use for worker accommodation (MPHS: Muat Turun Borang).

How do you pay assessment tax to MPHS?

From the MPHS assessment tax page (MPHS: Cukai Taksiran):

1. The first half-year must be paid before 28 or 29 February and the second before 31 August.
2. Anything unpaid after that becomes arrears that the council can recover with charges under sections 147 and 148 of the Local Government Act 1976, or in court under section 156, and the costs of recovery can be added (section 152).
3. The Act does not oblige the council to send a bill every term, so if no bill arrives, ask MPHS for a copy before the deadline. MPHS is moving every account to its virtual bill (Bil Maya).
4. When a property changes hands, the council must be told within three months (section 160). Owners can apply online on the e-Penilaian system.
5. You can pay through JomPAY (biller code 8383, with the property account number as Ref-1), MPHS e-Billing, PBTPay or CEPat, at the counters in Kuala Kubu Bharu and the Bukit Beruntung branch, or at Pos Malaysia.

Before you sign a sale or a lease, ask the owner for the latest paid assessment receipt.

What should you check before buying or renting in Rasa?

1. Title and tenure. PKNS's own site in the estate is held under an HS(D) title, which is a qualified title. Ask whether the lot you want has its final title, whether it is freehold or leasehold and how many years remain, and run an official land search. Our guide to land titles in Malaysia explains what to look for.
2. The land use condition. The title's express condition should allow industrial use and the kind of industry your process needs.
3. Licence history. In March 2021 the then Hulu Selangor District Council (MDHS) found a metal smelting factory on Jalan Zuhrah 1 still running after a closure notice and seized four forklifts to stop the copper smelting there (The Star, 3 March 2021). Ask for the current MPHS licence and any council notices on the unit, and for heavy processes check the DOE and other approvals.
4. Lot size against your need. With a median lot of about 21,851 sq ft in the records, Rasa suits users who need a whole detached factory or land to build on.
5. Neighbours. PKNS describes its site as about 1 km from homes. Odour, noise, dust and night work near housing draw complaints, so match your process to the lot.
6. Power, water and access. Ask TNB and Air Selangor about supply for your load, and drive the route with the longest truck or trailer you will run.
7. Workers. Staff can come by Komuter from Rawang, Serendah, Batang Kali or Kuala Kubu Bharu, though most will still drive or need company transport.

How does Rasa compare with other Hulu Selangor estates?

Frequently Asked Questions

Where is Kawasan Perindustrian Rasa?

It is in Rasa, a small town in the Hulu Selangor district of Selangor, postcode 44200, on Persiaran Zurah and Jalan Zurah. Rasa lies on Federal Route 1 between Rawang and Kuala Kubu Bharu, and route B115 links it to Bukit Beruntung and the PLUS interchange there.

Is Zurah Industrial Park the same as Kawasan Perindustrian Rasa?

Yes. SIRIM uses Kawasan Perindustrian Rasa for its centre on Persiaran Zurah, PKNS and many companies write Pusat Perindustrian Zurah, and the rail hub announcement uses Taman Perindustrian Zurah. Taman Industri Rasa, recorded under Mukim Batang Kali, is a different and smaller estate.

Which council handles factories in Rasa?

Majlis Perbandaran Hulu Selangor (MPHS), based in Kuala Kubu Bharu, issues premises licences, approves building plans and collects assessment tax. Quit rent and title matters go to the Hulu Selangor district and land office.

What is the Selangor Rail Industry Hub?

It is a state plan, launched through Invest Selangor in September 2026, to build train assembly, testing, system integration and training capacity at Taman Perindustrian Zurah. Phase 1 uses 36,000 sq ft at SIRIM, phase 2 a 7.69 ha plot next to it, and phase 3 a 50.6 ha rail industrial park about 2 km away.

How much is a factory in Rasa, Hulu Selangor?

JPPH-registered deals for Hulu Selangor District over the 24 months to August 2026 show a median of RM8.65 million for a detached factory (RM121 psf of land) and RM2.3 million for industrial land (RM32 psf of land). These are district figures, so compare lots of a similar size and age.

When is MPHS assessment tax due?

The first half-year is due before 28 or 29 February and the second before 31 August. Unpaid amounts become arrears that MPHS can recover with charges under the Local Government Act 1976, so pay on time even if no bill arrives.

Is there a train station near Kawasan Perindustrian Rasa?

Yes. Rasa has a KTM Komuter station on the Tanjung Malim to Port Klang line, opened in 2007. It helps staff who commute from Rawang, Serendah or Kuala Kubu Bharu, but goods still move by road.

This guide is general information, not legal or tax advice. Confirm title, zoning and licensing matters with a lawyer and with MPHS.

FactoryHub is dedicated to helping every client find the right factory or warehouse. For a factory or industrial land in Rasa or elsewhere in Hulu Selangor, contact Peter Tan (REN 12771) at 016-666 6872 or Jason Low (PEA 1478) at 012-288 1834.