Oakland Industrial Park, Seremban: Location, Who Is There, Factory Prices and What to Check

Key Takeaways

• Oakland Industrial Park is an established industrial estate on the Seremban 2 side of Seremban, Negeri Sembilan. Seremban City Council (MBS) lists it among its official industrial areas, and its estate roads are the Jalan Haruan series.
• It sits right beside the North-South Expressway. When a gas leak started a fire in the estate in June 2022, The Star reported that the flames slowed highway traffic.
• Long-standing occupiers include Philip Morris Malaysia's cast leaf plant and Yakult Malaysia's factory, which opened in 2004. Glove maker Careplus agreed in 2021 to buy 10.05 acres there for RM35.5 million for warehousing and glove packing.
• Seremban district is the price benchmark. JPPH-registered transactions over 24 months show terrace factories at a median RM650,000 (RM227 psf of land), semi-detached factories at RM3.02 million and industrial land at RM66 psf of land, with factory rent at a median RM1.00 psf a month.
• Before you commit, check the title's land use and tenure, the MBS premises licence rules, the assessment rate MBS has charged on industrial property since 1 July 2024, and the gas and power supply to the lot.

Where is Oakland Industrial Park, and is it a sensible place to buy or rent a factory? It is one of Seremban's older industrial estates, beside the North-South Expressway on the Seremban 2 side of the city, with multinational plants, local manufacturers and warehouses along the Jalan Haruan roads. This guide covers where it is, who is already there, what factories and land cost in registered deals, the MBS licence and tax rules, and the checks to make before you sign.

Where Is Oakland Industrial Park, and Which Council Runs It?

Oakland Industrial Park is in Seremban, the state capital of Negeri Sembilan. Seremban City Council (Majlis Bandaraya Seremban, MBS) names it in its list of industrial areas. In an April 2025 call for quotations to upgrade street lighting, MBS described it as "Oakland Industrial Park Seremban 2", which places it on the Seremban 2 side of the city. The Star used the same description in 2005 when it reported on Philip Morris's plant there.

The estate is close to the highway. When a leaking underground gas pipe set off a fire near a factory in June 2022, The Star reported that it slowed traffic on the North-South Expressway as drivers watched the flames.

Next to the industrial lots is a commercial strip. The Careplus Mall, which The Edge described in 2023 as being in Oakland Industrial Park, was then being turned into an electric vehicle hub with a showroom and fast chargers. Take the exact postcode of any lot from its assessment bill or title rather than from a map.

Who Is Already in Oakland Industrial Park?

The estate's best-known occupiers have been there for about two decades, and between them they show the kind of operation the estate has carried: export manufacturing, food production and large storage sites.

Philip Morris launched the RM100 million cast leaf plant at its existing Oakland facility in 2005. The plant processes tobacco dust and broken leaves into sheets that are blended back into tobacco, cutting waste, The Star reported.

What the occupier mix tells a buyer

• Big lots exist here. A single 10.05 acre parcel changed hands in the Careplus deal, so the estate is not only small units. The seller was another listed company, Rapid Synergy Bhd.
• Food and export plants operate side by side. A probiotic drinks factory and a tobacco processing plant share the estate, so ask MBS early about any trade that brings heavy odour, effluent or hazardous goods.
• The edges can change use. The Careplus Mall conversion shows that a lot next to yours may not stay industrial. Check what the neighbouring lots are approved for before you buy.

How Much Does a Factory Cost Near Oakland, and What Is the Rent?

JPPH-registered transactions for Seremban district recorded 224 industrial deals worth RM628.02 million in the 12 months to August 2026. The district is far wider than Oakland (its most active park in the data is Kawasan Perindustrian Nilai 3), so use these figures as the benchmark for the area. They are real recorded deals, not asking prices, and not every unit sold is in the data. Every sale psf below is per sq ft of land.

Registered factory tenancies in the district number 357 over 24 months, at a median RM1.00 psf a month and typically RM0.78 to RM1.63 psf, usually on a 24-month term.

How to read these figures

• Detached factories are the relevant row for Oakland's large plants. The median detached deal in the district was RM13 million on a median 69,549 sq ft of land.
• Prices are moving differently by type. Like for like, terrace factory prices in the same parks rose 13% across 8 parks in the last 12 months against the 12 before, while semi-detached prices fell 11% across 5 parks.
• Tenure is not the whole story. Freehold factories in the district had a median of RM1.31 million (285 deals) against RM618,000 for leasehold (74 deals), but that gap mixes location, size and type, not tenure alone.
• Against the rest of the state, industrial land in Seremban district had a median of RM66 psf of land against RM51 psf for Negeri Sembilan, 29% higher, while factory rent was the same RM1.00 psf a month.

For the other estates in the district, see our guide to Seremban, Senawang and Sendayan industrial parks and the Galla Industrial Park guide.

What Have the State and MBS Spent on the Estate?

Oakland is an older estate, and its utilities and roads have needed work:

• 2019, underground cables and roads. Sinar Harian reported that the state allocated RM597,700 to repair underground cables in the Oakland industrial area, while state executive councillor Teo Kok Seong inspected road and infrastructure upgrading on Jalan Haruan 1.
• 2025, street lighting. MBS called quotations (reference S0208/25, open from 22 to 29 April 2025) to upgrade the street lighting in Oakland Industrial Park, Seremban 2.
• 2022, a gas leak fire. The June 2022 fire started from a leaking underground gas pipe near a factory's gas service station. Firefighters from Seremban 2, Rembau and Teluk Kemang attended, Gas Malaysia was called in to shut the valve, several cars were partly damaged and no one was hurt, according to The Star.

What this means for you

1. Gas. Piped gas runs under the estate. If your process needs it, ask Gas Malaysia whether your lot has or can get a connection. If it does not, find out where the pipes run before you extend the building or dig.
2. Power. Ask the owner for the TNB supply rating in amps and recent bills. Our factory power calculator converts your machines' kW into the amps you need.
3. Access. Drive in from the expressway at your shift times in the heaviest lorry you plan to use, and look at the estate road surfaces and drains on the way.

What Licence Do You Need to Run a Factory in Oakland?

MBS issues the premises licence. Its licence page allows factories in industrial and light industrial areas, and also limits vehicle workshops and plastic, tin and carton recycling to industrial or light industrial areas.

1. Confirm the land use first. The title should show industrial use for your activity. The licence follows the land, not the building.
2. Prepare the documents. MBS lists company registration documents from SSM, 8 copies of the location plan, the owner's consent or tenancy agreement if you do not own the premises, photos of the premises, an official land search, the latest paid assessment bill, a copy of the applicant's identity card and, for new buildings, the CCC. Food businesses also need a food handling course certificate and typhoid vaccination for workers.
3. Submit the form. Hand it to the MBS Licensing and Entrepreneur Development Department at Wisma MBS in Seremban (06-765 4318) or at its counter in Putra Nilai (06-798 9003).
4. Pay and wait. The processing fee is RM30, and MBS says a complete application gets an answer within 30 days.

Tenants depend on the landlord for the title search, assessment bill and CCC, so write the landlord's duty to supply them into the tenancy agreement.

What Does It Cost to Hold a Factory in Oakland?

Assessment tax (cukai taksiran). MBS works out the annual value as the estimated gross monthly rent x 12 and applies the rate for the property (MBS). Bills come in January and July and are due by 28 February and 31 August. After that MBS adds a RM20 Form E notice cost to the arrears, can take the owner to court, and property in arrears can be seized and auctioned.

The industrial rate changed in 2024. MBS announced new assessment rates for all industrial property from 1 July 2024, gazetted on 30 May 2024 and the first increase since 1996. The notice does not state the new percentage, only the legal cap of 35% of annual value, so ask MBS for the rate on your lot and check the seller's latest bill.

Quit rent (cukai tanah). Pay it on e-PTGNS by FPX, using the title or account number on your bill. The service charge is RM0.50 for a personal account or RM1.00 for a business account.

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

What Should You Check Before Buying or Renting in Oakland?

• Title and tenure: the land use category, express conditions, whether it is freehold or leasehold and how many years are left. Our guide to land titles in Malaysia explains what to look for.
• CCC: for the building and any extension, since MBS asks for it with a licence application on new buildings.
• Power and gas: the TNB supply in amps, and whether the lot has a Gas Malaysia connection.
• Licence fit: whether MBS licenses your trade at that lot, before you start operating.
• Assessment tax: the latest paid bill, no arrears, and the current industrial rate.
• Neighbours: what the lots around you are approved for, given that part of the estate's edge is now a mall.
• Help on the ground: our industrial property agents in Negeri Sembilan can arrange viewings and co-broke units held by other agents.

Frequently Asked Questions

Where is Oakland Industrial Park in Seremban?

It is on the Seremban 2 side of Seremban, Negeri Sembilan, beside the North-South Expressway. MBS describes it as Oakland Industrial Park, Seremban 2, and its estate roads are the Jalan Haruan series. Philip Morris gives its plant's address as Lot 3971 Oakland Industrial Park, 70200 Seremban.

Which council covers Oakland Industrial Park?

Majlis Bandaraya Seremban (MBS), the Seremban City Council. MBS lists Oakland Industrial Park among its industrial areas and handles premises licences and assessment tax there. Quit rent goes to the Negeri Sembilan land authority and can be paid on e-PTGNS.

Which companies are in Oakland Industrial Park?

Philip Morris (Malaysia) runs a cast leaf plant there that exports all of its output, and Yakult Malaysia has operated a factory in the estate since 2004. Glove maker Careplus agreed in 2021 to buy 10.05 acres in the estate for RM35.5 million for warehousing and glove packing.

How much is a factory in Oakland Industrial Park?

Use Seremban district as the benchmark. Over 24 months, JPPH-registered transactions show terrace factories at a median RM650,000 (RM227 psf of land), semi-detached factories at RM3.02 million (RM258 psf of land) and detached factories at RM13 million (RM169 psf of land). These are recorded deals, not asking prices.

What is the factory rent in Oakland Industrial Park?

Registered factory tenancies in Seremban district had a median of RM1.00 psf a month over 24 months. By type, terrace factories rented for RM0.90 psf, semi-detached factories for RM1.67 psf and detached factories for RM1.31 psf a month. The actual rent depends on the building's condition, power supply and lorry access.

Is Oakland Industrial Park freehold or leasehold?

Tenure is set lot by lot, so check the title or an official land search for the unit you want. In Seremban district's registered data, freehold factories had a median price of RM1.31 million against RM618,000 for leasehold, but that gap mixes location, size and type, not tenure alone.

What licence do I need to run a factory in Oakland Industrial Park?

You need an MBS premises licence. MBS allows factories in industrial and light industrial areas, charges a RM30 processing fee and says a complete application gets an answer within 30 days. Bring the land search, latest paid assessment bill, location plans and, for a new building, the CCC.

FactoryHub is dedicated to helping every client find the right factory or warehouse. For a unit in Oakland Industrial Park or elsewhere in Seremban, contact Peter Tan (REN 12771) at 016-666 6872 or Jason Low (PEA 1478) at 012-288 1834.