Explore the best Nilai factory for sale options in 2026 with direct logistics access to Port Klang and KLIA. This guide covers a featured RM35M freehold detached factory with 65,748 sqft built-up, dual power supply, gas pipe proximity, and highway connectivity. Compare industrial parks like Nilai 3, Nilai 7, and XME Business Park, and learn the step-by-step process to buy an industrial property in Nilai.
Nilai, once considered a secondary industrial location in Negeri Sembilan, has emerged as a prime destination for industrial property buyers seeking strategic logistics access to both Port Klang and Kuala Lumpur International Airport (KLIA). As Malaysia’s industrial landscape evolves in 2026, the corridor between Port Klang and KLIA, anchored by Nilai, offers a unique blend of highway connectivity, available land banks, and competitive pricing compared to saturated Klang Valley industrial zones.
This comprehensive guide provides real data, market insights, and actionable steps for investors and industrialists looking to purchase a factory in Nilai. We focus on the logistics advantage, highlighting how a nilai 工业区工厂出售 can serve as a distribution hub for Westport, Northport, and the KLIA cargo terminal.
Nilai sits at the crossroads of the North-South Expressway (PLUS) and the KL–Seremban Highway (E2), offering:
This dual access differentiates Nilai from other Selangor industrial zones like Kapar or Meru, which are closer to Port Klang but farther from the airport. For businesses handling time-sensitive goods, such as perishables, electronics, or e-commerce fulfilment, the ability to reach both sea and air gateways quickly is a competitive edge.
According to MIDA, Negeri Sembilan attracted RM3.5 billion in manufacturing investments in 2024, with Nilai accounting for a significant share. The state government has designated Nilai as a logistics and distribution hub, offering incentives for warehousing and advanced manufacturing. The local industrial parks, Nilai 3, Nilai 7, and Perindustrian Nilai 2, have seen steady occupancy and new phases opening.
Freehold industrial land in Nilai is typically priced between RM50–RM120 per sqft land area (depending on location and accessibility), which is significantly lower than Klang’s industrial land (RM100–RM200 psf). Factories for sale in Nilai offer built-up sizes ranging from 6,000 sqft to over 100,000 sqft, catering to SME light assembly to large-scale manufacturing.
Among the standout listings on Factory Hub Malaysia for nilai factory for sale is a freehold detached factory with the following specifications:
| Feature | Details |
|---|---|
| Built-up Area | 65,748 sqft |
| Land Area | Varies (contact for details) |
| Ceiling Height | 40 ft |
| Power Supply | 2,850 Amp dual power supply |
| Additional Infrastructure | Near gas pipeline, highway access |
| Tenure | Freehold |
| Price | RM 35,000,000 (RM 532 per sqft built-up) |
This factory is ideal for heavy industries requiring high power capacity, such as metal fabrication, plastic moulding, or cold storage, and benefits from the natural gas pipeline for cost-effective energy. The 40 ft ceiling allows for mezzanine floors or racking systems, and its dual power supply (likely 3-phase) ensures redundancy.
Key takeaways for buyers:
Nilai 3 is one of the most developed and managed industrial areas in the region. It features gated-and-guarded access, wide roads for container trailers, and close proximity to the Nilai Utama toll plaza. Property types include semi-detached and detached factories.
Nilai 7 is a hidden gem with a mix of light and medium industrial units. It’s less congested than Nilai 3 and offers lower entry prices, but access roads may be narrower. Suitable for SMEs.
A newer integrated development with modern infrastructure, XME Nilai offers semi-detached and detached factories on freehold land. It is popular among international logistics firms setting up regional distribution centres.
This area features older, larger plot factories (up to 110,000 sqft built-up) with warehouse-style layouts. One current listing shows a factory/warehouse with 110,420 sqft built-up priced at RM45.8 million (RM208 per sqft BU), notably lower per-sqft because of the larger size and older construction.
| Feature | Nilai 3 | Nilai 7 | XME Nilai | Port Klang (Bandar Bukit Raja) |
|---|---|---|---|---|
| Typical Factory Type | Detached, Semi-D | Semi-D, Terrace | Detached, Semi-D | Detached, Semi-D |
| Price Range (per sqft BU) | RM400–RM600 | RM300–RM450 | RM450–RM650 | RM350–RM700 |
| Land Price (per sqft land) | RM80–RM130 | RM50–RM90 | RM100–RM150 | RM100–RM200 |
| Distance to Port Klang | 45 km | 50 km | 42 km | 0–10 km |
| Distance to KLIA | 20 km | 15 km | 22 km | 40–60 km |
| Highway Access (minutes to toll) | 2 min | 5 min | 3 min | 5–15 min |
| Freehold Availability | Yes | Mostly freehold | Yes | Mostly freehold |
| Gas Pipeline Proximity | Limited | Limited | Limited | Few areas |
Note: Price ranges are indicative based on current listings and market feedback. Exact pricing depends on condition, ceiling height, power capacity, and road frontage. For precise quotes, contact 016-666 6872.
Nilai's logistics access is set to improve further with several infrastructure projects:
According to Port Klang Authority (PKA), container throughput at Westport and Northport reached 14.2 million TEUs in 2025, and road haulage from Nilai to these terminals is a preferred route due to lower congestion compared to the Klang–Kuala Lumpur corridor.
Visit our dedicated pages:
Use the filters to narrow by built-up size, price, and infrastructure features (gas pipe, power capacity).
Not all agents understand industrial nuances like floor loading capacity (typically 5–10 kN/m² for heavy machinery), dock levelers, or EIA compliance for manufacturing operations. Ensure your negotiator can arrange site visits with a checklist.
Check with the Negeri Sembilan Department of Town and Country Planning (PLANMalaysia) that the lot is zoned for your industry category (light/medium/heavy). Also confirm whether Environmental Impact Assessment (EIA) is required, especially for factories near residential areas or waterways.
Engage a property lawyer to review the title (freehold vs. leasehold), check for caveats, and verify the seller’s ownership. Request a copy of the Certificate of Fitness (CF) for the building.
Finalise stamp duty (approx. 3% on first RM100k, then 4% on balance) and register the transfer at the Land Office. For the featured RM35M factory, stamp duty would be around RM1.5 million, factor this into your total investment.
With the growth of cross-border e-commerce (Shopee, Lazada, Amazon), demand for warehouse space near KLIA and Port Klang has surged. Nilai offers a cost advantage: rental rates for quality factories in Nilai are approximately RM1.80–RM2.50 per sqft built-up, compared to RM2.50–RM3.50 in Shah Alam or Puchong. This makes Nilai attractive for bulk logistics operations.
The upcoming Port Klang–Nilai Rail Link (proposed by the Ministry of Transport) would further reduce container truck traffic on highways. Although not yet confirmed in 2026, the long-term plan improves investor confidence.
High-spec factories with dual power supply, gas pipe access, and 40 ft ceiling are rare. The RM35M featured property is one of fewer than 10 such listings in Nilai currently. As manufacturing shifts toward automation (higher power needs), these properties will appreciate faster.
Bank Negara Malaysia has maintained the Overnight Policy Rate (OPR) at 3.00% for 2025–2026, which is favourable for borrowing. Property purchases via loans are more predictable.
Port Klang is known as Malaysia’s busiest port and a major industrial hub, supporting diverse manufacturing, logistics, and international trade operations. With Westport and Northport handling over 14 million TEUs annually, it is the primary gateway for Malaysian exports and imports.
Yes, Klang (including Kapar, Meru, and Port Klang) is a densely industrialised region with thousands of factories, warehouses, and logistics centres. However, industrial land in Klang is increasingly scarce and expensive. Nilai offers a more affordable alternative with similar connectivity.
Industrial rents vary widely with location (Klang Valley vs. Northern/Southern corridors), built-up area, ceiling height, power capacity (single- vs. 3-phase), dock levellers, overhead cranes, road access for trailers, and lease tenure. Larger units typically negotiate lower per-sqft rates; build-to-suit and sale-and-leaseback structures price differently again. Always compare multiple comparable units before signing.
No, Software and Services Tax (SST) does not apply to factory rental. However, GST (Goods and Services Tax) was replaced by SST in 2018. Rental income from commercial/industrial property is subject to income tax only. For current SST rates, refer to LHDN.
Based on current listings, detached factories in Nilai 3 and XME Nilai are priced between RM400–RM700 per sqft built-up for newer units. The featured RM35M factory (65,748 sqft BU) is priced at RM532 psf BU, which is fair for its high power and gas pipe access. For older units in Nilai 2, psf rates may be as low as RM200–RM350.
Via the ELITE Highway (E6) or KESAS (E5), travel time from the Nilai Utama interchange to Westport is approximately 45 minutes under normal traffic. During peak hours (7–9 am, 5–7 pm), allow 60–75 minutes.
As Port Klang and KLIA continue to expand, Nilai’s role as a logistics intermediary will only grow. The nilai 工业区工厂出售 market offers freehold properties with excellent specifications, such as the RM35M detached factory with dual power supply and gas pipe access. Whether you are a manufacturer seeking to reduce energy costs or a logistics operator requiring rapid access to sea and air hubs, Nilai presents a compelling case.
Ready to explore your options? Browse our listings for factory for sale in Nilai or call 016-666 6872 for personalised advice. Our team of industrial property specialists can arrange site visits, verify specifications, and assist with due diligence.
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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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