Kuala Lumpur Industrial Areas: Chan Sow Lin, Klang Lama, Segambut, Kepong, Cheras, Sri Petaling

Key Takeaways

• Kuala Lumpur's industrial areas are Segambut, Kepong and Jinjang in the north, Chan Sow Lin near the centre, Shamelin, Desa Tun Razak and Taman Midah in Cheras, and OUG on Jalan Klang Lama, Sri Petaling, Bukit Jalil and Sungai Besi in the south. All fall under DBKL.
• Stock is small and not growing. NAPIC counts 5,138 industrial units in KL at Q2 2026, about 4% of Malaysia's total, with no completions in the first half of 2026. Mukim Batu (Kepong, Jinjang, Segambut) holds 3,046 of them.
• The KL Local Plan 2040 rezones eight industrial areas (118.64 hectares) to mixed development, led by Chan Sow Lin (50.83 ha). Segambut, OUG, Shamelin, Desa Tun Razak, Taman Midah and eight others stay industrial.
• JPPH-recorded sales: 168 industrial deals in the 24 months to July 2026, median RM2.1 million and RM693 psf of built-up. Terrace factories: RM1.86 million (RM650 psf). Detached: RM8.2 million (RM806 psf).
• Best fit: last-mile distribution, trade counters, service workshops, printing, food preparation and light assembly serving city customers. Heavy industry and 40 ft container traffic belong in Selangor.

Kuala Lumpur still has working industrial areas, but they are small, old and under redevelopment pressure. The main ones are Segambut and Kepong in the north, Chan Sow Lin near the city centre, Shamelin and Desa Tun Razak in Cheras, and OUG, Sri Petaling and Sungai Besi in the south. Most units are terrace factories of about 2,800 sq ft that sold for a median RM1.86 million over the last two years, and the KL Local Plan 2040 turns Chan Sow Lin and seven other estates into mixed-use zones.

Kuala Lumpur industrial areas at a glance

Planning status comes from the Kuala Lumpur Local Plan 2040 (KLLP2040), Volume 2, gazetted on 28 May 2025 and in force since 11 June 2025, Bernama reported. Prices are JPPH-recorded sales in the 24 months to July 2026 from our Kuala Lumpur industrial transaction data.

Area	KLLP2040 status	Typical stock	JPPH sale signal (24 months)	Suits
Segambut	Industry (IP), 35.93 ha, largest retained area	Terrace, semi-D, some detached	7 deals, median RM4.63m, RM687 psf	Service workshops, trading
Kepong and Jinjang (KL)	Mostly Mixed Industry (MXI)	Terrace rows, flatted factories, detached at Bukit Maluri	Sri Edaran LIP: 15 deals, RM2.02m, RM821 psf	SMEs, distribution, food prep
Chan Sow Lin	Mixed Development (MX), 50.83 ha	Old leasehold factories, yards, batching plants	Too few named deals	Short-horizon users, land buyers
Cheras (KL)	Industry (IP)	Terrace and semi-D	Desa Tun Razak 2: 15 deals, RM2.08m, RM778 psf	Last-mile for east KL
Jalan Klang Lama (OUG)	OUG stays IP; Kuchai rezoned MX	Terrace factories, small warehouses	Taman Industri OUG: 13 deals, RM2.25m, RM706 psf	Trade counters, printing
Sri Petaling, Bukit Jalil, Sungai Besi	Mostly IP	Small terrace and business-park units	Bukit Jalil IBP: 10 deals, RM1.29m	Entry-level owner-occupiers

"Typical stock" and "Suits" are our reading of the building mix, not DBKL zoning. Always confirm the zoning of the actual lot.

How much industrial property is left in Kuala Lumpur?

Not much. NAPIC's industrial stock table for Q2 2026 counts 5,138 existing industrial units in Kuala Lumpur: 2,545 terrace, 412 semi-detached, 511 detached and 1,670 flatted factory units, against 126,727 nationwide. Nothing was completed or started in KL in the first half of 2026, and only 22 terrace units were under construction.

NAPIC district	Existing units	Main industrial areas (our reading)
Mukim Batu	3,046	Kepong, Jinjang, Segambut, Batu (incl. 1,482 flatted factory units)
Mukim Petaling	1,295	Jalan Klang Lama, OUG, Kuchai, Sri Petaling, Bukit Jalil, Sungai Besi
Mukim Kuala Lumpur	488	Other estates closer to the centre
Bandar Kuala Lumpur	227	Inner-city lots
Mukim Setapak	82	Setapak, Sri Rampai

KLLP2040 says industrial use covered 608.62 hectares, or 2.51% of Kuala Lumpur, in 2024, and that "industrial land uses are also experiencing pressure from land use conversion to commercial and mixed development such as Chan Sow Lin Industrial Area". For 2040 it designates 425.37 hectares in 21 industrial areas.

KL Local Plan 2040: which industrial areas stay and which change

This is the first thing to check before you buy in KL, because it decides whether the area is still industrial when your loan is paid off.

Group	What it means	Areas named in KLLP2040
Retained Industry (IP), 13 areas, 112.15 ha	Stays industrial, with planned upgrades	Segambut (35.93 ha), Desa Tun Razak (20.01), Shamelin (18.00), Taman Midah (9.31), OUG (5.84), Spring Crest (5.72), Taman Sungai Besi (3.82), Batu 7½ Jalan Puchong (3.69), Taman Wahyu (3.45), Seri Keladi (2.23), Capital Industrial Centre (1.60), Desa Tasek (1.48), Glenview Business Centre (1.07)
Mixed Industry (MXI), 7 areas	Industry stays; commercial use allowed up to 50% of industrial floor area	Southern Batu 6½ Jalan Kepong (35.43 ha), Taman Bukit Maluri (21.99), Taman Kepong Industrial Park (10.69), Batu Muda (10.50), Sri Edaran (8.24), Sri Edaran Light Industrial Park (5.35), Sri Rampai Business Park South (2.08)
Mixed Development (MX), 8 areas, 118.64 ha	Planned to become residential and commercial	Chan Sow Lin (50.83 ha), Kuchai Entrepreneurs Park (21.39), Jalan Genting Klang, Setapak (19.46), northern Batu 6½ Jalan Kepong (10.42), PKNS Setapak (7.12), Sri Rampai Industrial Centre (3.60), Kampung Pakar (3.55), Salak Selatan (2.27)

What happens to a factory in a rezoned area?

KLLP2040 says industrial activities in areas converted to MX "are allowed to operate until a comprehensive development application is submitted or within a period specified by KLCH" (DBKL). Its stated reasons include the "dilapidated condition and the expiring lease period" of older estates and the arrival of new roads and transit stations. MX development is planned with a 60% residential element, with exemptions for active industrial areas.

An owner-occupier can keep working, but valuers and future buyers will price the lot on its redevelopment prospects rather than its factory use. A tenant should ask the landlord whether a redevelopment application is planned before signing a long lease.

Chan Sow Lin: the clearest case of redevelopment pressure

Chan Sow Lin lies between Jalan Sungai Besi and Jalan Loke Yew, just south-east of the city centre, and is the largest area in the MX list. When The Edge examined it in 2020, it called it "originally an old industrial zone with land plots belonging to many individual owners" and noted most plots are leasehold.

• Rail. Chan Sow Lin station links the LRT with the MRT Putrajaya Line, fully open since 16 March 2023 according to MRT Corp. KLLP2040 makes it a Transit Planning Zone, the area within 400 metres of a station where plot-ratio incentives apply (KLLP2040 Volume 1).
• The plan. Concrete batching plants may operate in Chan Sow Lin only until its redevelopment is carried out.
• Bandar Malaysia. The Finance Ministry told Parliament that redevelopment of the site further down Jalan Sungai Besi was scheduled to start at the end of 2026 under a transit-oriented master plan, Malay Mail reported in November 2025.

Chan Sow Lin suits a user who needs a city-centre yard for a few years, or a land buyer who understands amalgamation, lease renewal and MX approvals. It does not suit a manufacturer looking for a 20-year base. Ask for the remaining lease, any renewal premium quoted, and whether neighbouring lots are being assembled.

Jalan Klang Lama (Old Klang Road), OUG and Kuchai

The industrial pockets along Jalan Klang Lama are small and surrounded by housing and new high-rises. Taman Industri OUG is the most-traded estate: 13 JPPH-recorded sales at a median of RM2.25 million (RM706 psf). It stays industrial in KLLP2040, but covers only 5.84 hectares. Kuchai Entrepreneurs Park (21.39 ha) and Salak Selatan are rezoned to mixed development, so treat them like Chan Sow Lin.

Access is via Jalan Klang Lama and the New Pantai Expressway (NPE). The area works for trade counters, printing, food preparation and spare-parts distribution serving southern KL and PJ. Older rows were laid out for small lorries, so test the route with your largest vehicle.

Segambut: the largest industrial area KL keeps

Segambut Industrial Area is the largest retained industrial zone at 35.93 hectares, placed in KLLP2040's service industry cluster. JPPH recorded 7 sales under its name at a median of RM4.63 million (RM687 psf), larger units than the KL terrace norm.

Rail access improved this year: Segambut Utara KTM Komuter station opened on 15 May 2026, built at RM39 million as a DBKL development condition, Bernama reported. By road, Jalan Segambut, Jalan Kuching and the MRR2 connect it. Our Segambut industrial property agent page covers what is available.

Kepong and Jinjang (KL side)

Most of KL's industrial units are here: Mukim Batu holds 3,046 of 5,138 units and produced 76 of KL's 168 JPPH-recorded sales (median RM749 psf). Named estates include Sri Edaran Light Industrial Park (15 sales, median RM2.02 million), Springcrest Industrial Park (8 sales, RM1.74 million), MWE Commercial Park (6 sales, RM2.24 million), Taman Jinjang Baru (6 sales, RM1.38 million) and Taman Wahyu (5 sales, RM2.1 million). Bukit Maluri has detached factories, with 6 sales at a median of RM13.28 million.

KLLP2040 moves most Kepong estates to Mixed Industry (MXI): Sri Edaran, Taman Kepong Industrial Park, Batu Muda, Bukit Maluri and southern Batu 6½ Jalan Kepong. Industry stays, and up to half the floor area can go commercial. Spring Crest and Taman Wahyu stay IP, and only northern Batu 6½ Jalan Kepong (10.42 ha, around Jalan Jinjang Aman) becomes MX. Our Kepong and Jinjang KL transaction data shows a terrace median of RM2.0 million and detached at RM10.96 million.

The MRT Putrajaya Line has served Kepong Baru, Jinjang and Sri Delima since 16 June 2022 (FMT), and Jalan Kepong, the MRR2 and DUKE carry road traffic. For the Selangor side, our Sungai Buloh and Kepong factory price guide covers each park. Browse factories for sale in Kepong for current units.

Cheras (KL side): Shamelin, Desa Tun Razak and Taman Midah

East KL's estates all stay industrial in KLLP2040: Desa Tun Razak (20.01 ha), Shamelin (18.00 ha) and Taman Midah (9.31 ha). JPPH recorded 15 sales in Desa Tun Razak 2 at a median of RM2.08 million (RM778 psf) and 6 in Shamelin Perkasa at RM2.53 million (RM654 psf). Mostly terrace and semi-D factories close to dense housing, they suit last-mile delivery to Cheras, Ampang and Bandar Tun Razak.

"Cheras" also covers Selangor areas such as Batu 9 and Balakong under MPKj, with different rules and prices. See factories for sale in Cheras, KL and confirm which council a lot falls under.

Sri Petaling, Bukit Jalil and Sungai Besi

The southern estates are small and cheaper per unit. Bukit Jalil Integrated Business Park recorded 10 sales at a median of RM1.29 million (RM686 psf), Sungai Besi Industrial Park 8 at RM1.27 million (RM474 psf), and Taman Sungai Besi 6 at RM1.5 million. Taman Sungai Besi, Desa Tasek, Seri Keladi, Capital Industrial Centre and Batu 7½ Jalan Puchong stay industrial. The Sungai Besi Expressway and the North-South Expressway make this the easiest KL base for runs south to Seremban and KLIA.

Kuala Lumpur factory prices: JPPH data

JPPH-recorded transactions in the 24 months to July 2026, not asking prices.

Type	Deals	Median price	Middle half of deals	Median psf built-up	Median built-up
Terrace factory	116	RM1.86m	RM1.5m to RM2.2m	RM650	2,835 sq ft
Semi-detached factory	10	RM12.05m	RM5.38m to RM13.4m	RM1,229	9,750 sq ft
Detached factory	30	RM8.2m	RM5.13m to RM12.04m	RM806	11,216 sq ft
Industrial land	9	RM3.6m	RM726,000 to RM13.9m	RM215 psf of land	25,349 sq ft

The semi-D figure rests on 10 deals, so treat it as a signal. Freehold factories sold at RM706 psf (45 deals) against RM652 psf for leasehold (114 deals), although location and type also differ.

Activity has slowed: 59 deals in the 12 months to July 2026 against 109 in the year before, while the building median rose from RM659 to RM722 psf. Fewer units are changing hands, at firmer prices. KL's RM693 psf median compares with RM637 psf in Shah Alam over the same period.

Factory rent in Kuala Lumpur

Too few KL factory tenancies are registered with JPPH for a reliable KL median. The nearest city-fringe benchmarks are Selayang and Kepong on the Selangor side, at RM2.25 psf a month (27 tenancies, median RM6,000 a month), and Petaling Jaya at RM2.10 psf (55 tenancies). The Klang Valley as a whole is lower, at RM1.52 psf. As an illustration, a terrace bought at the KL median of RM650 psf and let at RM2.10 to RM2.25 psf gives a gross yield of about 3.9% to 4.2% before quit rent, assessment and repairs. See factories for rent in Kuala Lumpur for current asking rents.

What kind of business still suits a KL industrial unit?

KL units cost more per square foot than most of Selangor, sit on small plots and often have tight lorry access. They make sense when your customers are in the city:

• Last-mile distribution and e-commerce fulfilment with vans and small lorries.
• Service workshops: vehicle, air-conditioning, lift and M&E contractors who need a yard near job sites.
• Trade counters and spare-parts wholesale, where walk-in customers matter.
• Central kitchens and food preparation for city outlets, subject to zoning and licensing.
• Printing, signage, light assembly and small-batch production.

Heavy manufacturing, large floor plates, high power loads and 40 ft container traffic fit Selangor better, compared corridor by corridor in our guide to industrial areas in Selangor and KL.

Approvals and licences in Kuala Lumpur

KL is a federal territory, so DBKL is both the planning authority and the licensing body. Development permits and change-of-use applications go through its One Stop Centre, and premises licences through its licensing department. From 1 July 2026, licence holders in categories including workshops, warehouses and manufacturing can renew for up to three years, Utusan reported. Bomba, DOE and MITI rules apply as elsewhere; our factory approvals guide sets out the sequence.

For foreign buyers, KL is not a state: consent runs through the federal process, and industrial purchases are assessed case by case. Confirm the current position with your conveyancing lawyer, and see our foreign company factory guide.

Checklist before you buy or rent a factory in KL

1. Check the lot on the KLLP2040 maps: IP, MXI or MX. If MX, plan for redevelopment.
2. Get the title and remaining lease. Short leases cut loan tenure and resale value.
3. Confirm the CCC or CF, and DBKL approval for any extension or mezzanine.
4. Drive the lorry route at peak hours and measure gate width and turning space.
5. Check the TNB supply rating; an upgrade in an older row can take months.
6. Ask DBKL whether your activity can be licensed at that address before paying a deposit.
7. Ask neighbours about flooding and look for flood marks on walls.
8. Compare at least three JPPH-recorded sales in the same estate.
9. Tenants: expect two months' deposit, one month's utility deposit and one month's rent in advance, and ask about redevelopment plans before signing a long lease.

Our KL industrial property agents cover all these estates and co-broke with other agents, and factories for sale in Kuala Lumpur shows current stock.

FAQ

Where are the industrial areas in Kuala Lumpur?

The main ones are Segambut, Kepong, Jinjang and Batu in the north, Chan Sow Lin and Setapak near the centre, Shamelin, Desa Tun Razak and Taman Midah in Cheras, and OUG, Sri Petaling, Bukit Jalil and Sungai Besi in the south. NAPIC counts 5,138 industrial units in KL, 3,046 of them in Mukim Batu.

Is Chan Sow Lin still an industrial area?

It still has working factories, but the KL Local Plan 2040 rezones Chan Sow Lin Industrial Area (50.83 hectares) to Mixed Development. Industrial activities may continue until a comprehensive development application is submitted or within a period DBKL sets. Buy there only if you understand the redevelopment and lease position.

How much is a factory in Kuala Lumpur?

JPPH recorded 168 industrial sales in KL in the 24 months to July 2026, at a median of RM2.1 million and RM693 psf of built-up. Terrace factories had a median of RM1.86 million and detached factories RM8.2 million.

How much is factory rent in KL?

KL has too few registered tenancies for a reliable median. Nearby benchmarks are RM2.25 psf a month in Selayang and Kepong (Selangor side) and RM2.10 psf in Petaling Jaya, against RM1.52 psf for the Klang Valley. Small units usually rent at higher rates per square foot.

Which KL industrial areas will stay industrial?

KLLP2040 retains 13 areas, including Segambut, Desa Tun Razak, Shamelin, Taman Midah, OUG, Spring Crest, Taman Wahyu and Taman Sungai Besi. Seven Kepong-area estates become Mixed Industry, where industry stays and commercial use of up to 50% of floor area is allowed. Plans are reviewed over time, so this is a strong signal, not a guarantee.

Should I buy a factory in KL or Selangor?

KL suits businesses that need to be near city customers and can work in a small unit. Selangor offers more space, newer buildings and better container access for a similar budget, so most manufacturers and large warehouse users choose it.

Will Segambut industrial area be rezoned?

Under KLLP2040, now in force, Segambut Industrial Area (35.93 hectares) is the largest retained industrial zone, and the plan proposes upgrading it rather than converting it. Plans can be reviewed, so check DBKL's latest zoning information and any amendment notices before you buy.

Can a foreign company buy a factory in Kuala Lumpur?

Yes, subject to consent. KL is a federal territory, so the federal process applies and industrial purchases are assessed case by case, with no fixed threshold to quote. Many first-time entrants rent first and buy later; confirm the current requirement with your conveyancing lawyer.

Buying or renting, talk to us

FactoryHub is the industrial-only platform of Peter Tan (REN 12771) and Jason Low (PEA 1478), registered with BOVAEP under CID Realtors Sdn Bhd E(1) 1855. We handle both rent and sale, and we co-broke across the whole market, so if the right unit is another agent's listing we will still put it in front of you.

Send us the numbers that decide the shortlist: required amps, built-up area, floor loading, preferred area and target date. We reply with what actually exists, including units that are not advertised publicly. For 800A to 4,000A+ requirements, see high-power factories in Selangor.

Agent	Licence	Mobile / WhatsApp	WeChat
Peter Tan	REN 12771	+6016-666 6872	peterindustrial
Jason Low	PEA 1478	+6012-288 1834	massiveaction

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