Seksyen 23 Shah Alam Industrial Area: Hap Seng Business Park, Factories, Prices and Rent

Key Takeaways

• Seksyen 23 is an established industrial section of central Shah Alam (postcode 40300). It holds Hap Seng Business Park, two Mapletree Logistics Trust warehouses, a Sunway REIT factory and Gardenia's bakery. Its western end also has housing, so always check the exact lot.
• Hap Seng Business Park sits on more than 20 acres at No. 12, Persiaran Perusahaan. Hap Seng Consolidated reports 1.3 million sq ft of industrial and office space, completed in 2020, and the units are marketed for lease, not sale.
• Prices: nine JPPH-recorded semi-detached factory sales in Seksyen 23 from 2021 had a median of RM4.9 million, or about RM300 psf of land. All four detached factory sales in the same period were above RM15 million.
• Leasehold section: every Seksyen 23 industrial transfer recorded since 2021 was leasehold, while 139 of 162 Shah Alam industrial building sales in the 24 months to July 2026 were freehold.
• Rent: JPPH-registered factory tenancies in Shah Alam had a median of RM1.73 psf a month in the 24 months to July 2026 (RM1.55 for detached, RM2.09 for multi-storey units). Three upper-floor tenancies in Hap Seng Business Park registered in November 2025 had a median of about RM3.50 psf.

Seksyen 23 Shah Alam is an industrial section in the middle of the city, bounded by Persiaran Jubli Perak to the north and the Kemuning-Shah Alam Highway (LKSA) to the west, a short drive from KESAS and the Federal Highway. Its best-known address is Hap Seng Business Park, a 20-acre leasing park of multi-storey warehouse blocks, and most of the rest is large leasehold factory and logistics lots. JPPH recorded nine semi-D factory sales here since 2021 at a median of RM4.9 million.

This guide covers the industrial side of Seksyen 23 only. For how it compares with Seksyen 15, 16, 26, 27, Bukit Kemuning and Glenmarie, see our Shah Alam industrial areas by seksyen overview.

Where is Seksyen 23 Shah Alam? Boundaries and roads

Seksyen 23 sits south of the city centre, under the Majlis Bandaraya Shah Alam (MBSA). Its rough boundaries:

• North: Persiaran Jubli Perak, with Seksyen 19 and 20 across the road.
• West: the LKSA (E13), with Seksyen 24 beyond it.
• East: Persiaran Tengku Ampuan, towards Seksyen 22 and the HICOM estate in Seksyen 26.
• South: Seksyen 25 (Taman Sri Muda).

The factories and warehouses are concentrated along Persiaran Perusahaan, Persiaran Budiman, Jalan Pelabur 23/1, Jalan Bursa 23/4 and Jalan Pasaran 23/5. Gardenia, for example, lists its address at Lot 3, Jalan Pelabur 23/1, 40300 Shah Alam.

The local streets follow a finance theme, numbered 23/1 to 23/14: Pelabur, Modal, Saham, Bursa, Pasaran, Dividen, Bonus, Tarif, Komoditi, Belanja, Ringgit, Dagangan, Analisis and Laba. The same names run through the housing at the western end, so a street name alone does not prove a lot is industrial.

Two mix-ups to avoid: Jalan Utarid is not in Seksyen 23 (its roads carry the U5 suffix and the 40150 postcode, in Bandar Pinggiran Subang), and Jalan Pelaburan is off Lorong Sungai Puloh in Klang. On titles and in JPPH records, Seksyen 23 lots are usually filed under the mukim of Bandar Shah Alam, Petaling district.

Hap Seng Business Park: what it is and what it suits

Hap Seng Business Park is the address most people mean when they search for Seksyen 23. According to Hap Seng Consolidated's 2020 annual report, the group's construction division completed it in 2020 on a 20-acre site "in the prominent Section 23 in Shah Alam". It has basement parking, three blocks of detached warehouses, eight blocks of semi-detached warehouses, a body and paint centre, a flatted warehouse and an office and retail block, a total of 1.3 million sq ft. The same report lists a provisional GreenRE Gold rating. Before completion, the group's 2019 annual report called the project Hap Seng Industrial Hub, so you may see both names.

The park's official site describes more than 20 acres, a basement car park with over 900 bays, gated access and 24-hour CCTV. Leasing and management are handled by Hap Seng Logistics Sdn Bhd from Unity Square, No. 12, Persiaran Perusahaan. Hap Seng's own centralised multi-brand Body & Paint Competence Centre began operating in Shah Alam in April 2021, according to the 2021 annual report, and the 2023 annual report places it at Hap Seng Business Park.

Hap Seng Business Park block types

Block type	Storeys	Floor area	Goods lifts	Power published
Detached (D1, D11, D12)	3	About 12,200 to 22,250 sq ft per floor, roughly 37,600 to 65,800 sq ft per block	2 x 3-tonne	150A three-phase per floor
Semi-detached	5	8,555 sq ft ground, 9,474 sq ft on each upper floor, about 46,400 sq ft in total	2 x 3-tonne	150A three-phase per floor
Flatted warehouse	6	54,000 sq ft ground, 89,531 sq ft on each upper floor	8 x 5-tonne	3 boards of 100A three-phase per floor

Who it suits, and who should look elsewhere

The park is vertical: upper floors are served by goods lifts rather than truck ramps, and the published supply is 150A per floor in the detached and semi-D blocks. That suits distribution, e-commerce fulfilment, light assembly, showrooms and spare parts.

It is a poor fit for heavy presses, overhead cranes or high-power lines. Ceiling heights and floor loading are not published, so ask for both per floor. Size your load with our factory power calculator and check slab capacity with the floor loading calculator.

Can you buy a unit in Hap Seng Business Park?

The developer markets the blocks for lease, and we found no JPPH-recorded sale under the Hap Seng Business Park name. JPPH does hold a few registered tenancies: three upper-floor units of roughly 2,800 to 4,200 sq ft, registered in November 2025, had a median of about RM3.50 psf a month. Registered rent can include service charges, so ask what the figure covers.

Other estates and notable occupiers in Seksyen 23

Apart from Hap Seng, large lots held by REITs and long-term owner-occupiers dominate. These are named in public filings or company sites.

Property	Address	What it is	Source
Mapletree Shah Alam Logistics Park	No. 14, Persiaran Perusahaan	Three single-storey multi-tenanted warehouses with mezzanine offices, 60,158 sqm (about 647,500 sq ft) lettable	Mapletree Logistics Trust
Pancuran	Lot 1, Persiaran Budiman	Single-storey warehouse with a three-storey office, 29,783 sqm (about 320,600 sq ft) lettable	Mapletree Logistics Trust
Sunway REIT Industrial, Shah Alam 1	Lot 6, Persiaran Perusahaan	Office, factory and warehouse on 15.46 acres of 99-year leasehold land, master-leased to DCH Contract Manufacturing	Sunway REIT
Gardenia Bakeries (KL)	Lot 3, Jalan Pelabur 23/1	Bakery company address	Gardenia
Hap Seng Body & Paint Competence Centre	Hap Seng Business Park	Multi-brand vehicle body and paint centre	Hap Seng annual reports

In 2007 Mapletree agreed to buy the 10-hectare Taian (Malaysia) Electric site for RM39 million and broke ground on the logistics park in July 2008. In June 2016 Mapletree Logistics Trust agreed to buy the completed park from its sponsor for RM160 million, and The Edge reported it was fully let to third-party logistics firms including XPO, Pantos, Logwin and YCH.

In January 2017 Sunway REIT agreed to pay RM91.5 million for the Lot 6 property, a 99-year leasehold with a triple-net lease running to 31 December 2034, The Edge reported. With so much floor space held by institutions that lease rather than sell, resale stock is rare.

Seksyen 23 factory prices: JPPH transaction data

These are JPPH-recorded transfers to July 2026. Seksyen 23 trades thinly, so we use longer periods and compare with our Shah Alam industrial transaction data.

Segment	Period	Deals	Median price	Median land rate
Seksyen 23 semi-D factory	2012 to 2019	7	RM3.6 million	About RM217 psf of land
Seksyen 23 semi-D factory	2021 to 2025	9	RM4.9 million	About RM300 psf of land (median lot 16,587 sq ft)
Seksyen 23 detached factory with office	2022 to 2024	4	All above RM15 million	Too few for a reliable rate
Seksyen 23 vacant industrial land	2023	1 deal (three lots)	n/a	About RM200 psf of land
Shah Alam semi-D, all sections	24 months to July 2026	69	RM5.9 million	RM519 psf of land
Shah Alam industrial land	24 months to July 2026	6	RM20.8 million	RM210 psf of land

How to read it:

• Seksyen 23 semi-Ds are cheaper per sq ft of land than the Shah Alam average, most likely because of leasehold tenure and older buildings.
• The semi-D land rate rose about 38% between the 2012 to 2019 deals and the 2021 to 2025 deals, though both samples are small.
• There is almost no terrace factory stock. The last Seksyen 23 terrace factory sale in JPPH records dates to 2010. For units under RM1.5 million, look at Bukit Kemuning or Shah Alam Technology Park instead.
• Only three Seksyen 23 sales fell in the latest 24 months, so ask for the valuer's comparables when you negotiate.

For current stock, browse factories for sale in Shah Alam and semi-detached factories for sale in Shah Alam.

Seksyen 23 factory and warehouse rent

JPPH registered too few Seksyen 23 tenancies for a reliable section median, so use the Shah Alam figures (24 months to July 2026) as your baseline.

Building type	Registered tenancies	Median rent (psf a month)	Median size
All Shah Alam factories	115	RM1.73	n/a (median rent RM6,000 a month)
Detached	32	RM1.55	10,960 sq ft
Semi-detached	24	RM2.12	8,810 sq ft
Multi-storey (flatted)	13	RM2.09	2,630 sq ft
Terrace	44	RM1.79	2,400 sq ft

Service tax on rental of non-residential premises is 6% from 1 January 2026 where the landlord is registered, Malay Mail reported. The usual upfront payment is two months' deposit, one month's utility deposit and one month's rent in advance. For lease terms and zone-by-zone rents across the city, read the Shah Alam factory rent guide and the Shah Alam warehouse rent guide, or browse factories for rent in Shah Alam and warehouses for rent in Shah Alam.

Leasehold in Seksyen 23: what buyers should check

Every Seksyen 23 industrial transfer JPPH recorded from 2021 to July 2026 was leasehold. That affects price, financing and timing.

• Remaining term. Get the expiry date from the title. Banks and future buyers look at how many years are left, so ask your lender early.
• State consent. A leasehold title can carry a restriction in interest that needs state approval before the land is transferred or charged. Even Mapletree Logistics Trust's 2016 purchase was "subject to approval from the state authority", according to The Edge. Sunway REIT announced its deal in January 2017 and lists the acquisition date as 1 August 2017. Build that time into your plans and confirm the conditions with your lawyer and the Pejabat Tanah dan Galian Selangor.
• Price. The leasehold discount shows in the land rates above. Compare like with like, and read our freehold vs leasehold guide for lease renewal and resale.

Access: highways, port and airport

• LKSA (E13) runs along the western edge, towards Kota Kemuning.
• KESAS passes just south through the HICOM area, for Klang and Port Klang.
• Federal Highway lies to the north, for Subang and KL.
• ELITE runs south towards Putrajaya and KLIA. Sunway REIT names the Federal Highway, ELITE and KESAS as its Seksyen 23 property's highway links.

Mapletree gives its Seksyen 23 park's distances as 31 km to Kuala Lumpur city centre, 30 km to Northport, 37 km to Westport and 42 km to KLIA. Hap Seng quotes 25 km to Port Klang and 18 km to Subang Airport. Check container turning space and gate hours at the specific lot.

Is Seksyen 23 right for your operation?

Your need	Fit in Seksyen 23	What to check
Single-storey warehouse of 20,000 sq ft and up for distribution	Good, mainly through institutional landlords	Dock levellers, clear height, lease length
Multi-storey space for e-commerce, light assembly or a showroom	Good, at Hap Seng Business Park	Lift capacity, floor loading, power per floor
Owner-occupied semi-D around RM4 million to RM5 million	Possible, but resales are rare	Remaining lease, state consent, building age
Heavy manufacturing with high power or cranes	Only on detached lots	TNB capacity, crane beams, DOE conditions
Terrace factory under RM1.5 million	Poor, almost no stock	Look at Bukit Kemuning or Seksyen 33

Checklist before you rent or buy in Seksyen 23

• Confirm the lot is industrial on the title and on SISMAPS, PLANMalaysia Selangor's planning map. The western end of the section is housing.
• Check the postcode (40300) and the road suffix (23/x) so you are not looking at U5 or Petaling Jaya.
• For a sale, read the lease expiry and any restriction in interest, and ask your lawyer how long state consent is taking.
• In multi-storey blocks, get the floor loading, lift capacity, ceiling height and power for your floor in writing.
• Confirm the TNB supply in amps or kVA against your machine list.
• Ask for the approved building plan and CCC or CF, and check that extensions are approved.
• For emissions, effluent or scheduled waste, check with the Department of Environment and MBSA before signing.
• Compare the asking price or rent with the JPPH medians above.

If you want us to shortlist Seksyen 23 and nearby units, including ones not advertised, use find me a factory.

FAQ

Is Seksyen 23 Shah Alam an industrial area?

Yes, mostly. The central and eastern parts along Persiaran Perusahaan, Persiaran Budiman and Jalan Pelabur 23/1 hold logistics parks, factories and Hap Seng Business Park. The western end near the LKSA has housing, so confirm the zoning of the specific lot.

Where is Hap Seng Business Park?

It is at No. 12, Persiaran Perusahaan, Seksyen 23, 40300 Shah Alam, on more than 20 acres. Completed in 2020, it has detached, semi-detached and flatted warehouse blocks plus the Unity Square commercial centre, leased through Hap Seng Logistics Sdn Bhd.

Can I buy a unit in Hap Seng Business Park?

The developer markets the units for lease, and we found no JPPH-recorded sale under the park's name. To own, look at leasehold resale semi-Ds and detached factories elsewhere in Seksyen 23, or freehold stock in other Shah Alam sections.

How much does a factory in Seksyen 23 Shah Alam cost?

JPPH recorded nine semi-detached factory sales in Seksyen 23 from 2021 at a median of RM4.9 million, about RM300 psf of land. All four detached factory sales in that period were above RM15 million. Sales are infrequent, with only three in the 24 months to July 2026.

What is the rent for a factory or warehouse in Seksyen 23?

Registered Seksyen 23 tenancies are too few for a section median. Across Shah Alam, JPPH-registered factory rents had a median of RM1.73 psf a month in the 24 months to July 2026. Three upper-floor tenancies in Hap Seng Business Park had a median of about RM3.50 psf, which may include service charges.

Is Seksyen 23 Shah Alam freehold or leasehold?

Leasehold. Every Seksyen 23 industrial transfer JPPH recorded from 2021 was leasehold, and Sunway REIT's property there is on a 99-year lease. Check the remaining term and any restriction in interest, because a transfer may need state consent.

Which highways serve Seksyen 23 Shah Alam?

The LKSA runs along its western edge, KESAS passes just to the south and the Federal Highway is to the north. Mapletree puts its Seksyen 23 park 30 km from Northport and 37 km from Westport.

Is Jalan Utarid in Seksyen 23?

No. Jalan Utarid roads carry the U5 suffix and the 40150 postcode, in the Bandar Pinggiran Subang and Mah Sing Integrated Park area of U5. Seksyen 23 roads end in 23/x, such as Jalan Pelabur 23/1, and use the 40300 postcode.

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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