Sell an Old Factory in Selangor 2026: Low-Power Units, Ex-Glove Plants and Who Buys Now
New Selangor factories come with 800A and 12m height. If you own an older low-power unit, ex-glove plant or Shah Alam warehouse, here is who buys now and what to fix first.
Key Takeaways
- New Selangor supply is built for power: detached units with 800A, 12m height and dual HV feeds. Older low-amperage terraces and semi-Ds now compete on location, price and paperwork, not specification.
- Former glove plants are coming back to the market as manufacturers consolidate. Hartalega shut its four Bestari Jaya plants and Top Glove is growing through automation, not new factories.
- About 10m sq ft of new warehouse space is due in Shah Alam within two years, so owners of older Shah Alam warehouses face more competition for tenants.
- Before you list, fix things in this order: confirm the power you have, settle CF or CCC and Bomba, then repair roof and floor, clear scheduled waste and build the document pack.
- Price from registered transactions, not asking prices. Large power-ready land near data-centre deals is a different market from a typical SME lot.
What changed: buyers check power and paperwork first
In 2026 a buyer's first question is often "how many amps, and can it go higher?" The new parks set that expectation. IOI Industrial Park @ Banting offers detached units with 800A power, up to 12m production height and dual HV infrastructure. Knight Frank has flagged a shortage of medium to large manufacturing plants in the Klang Valley, which means users who need power and height wait longer.
At the same time, the wider market cooled. Klang Valley industrial transactions fell 11.2% in volume and 17.5% in value in 1Q2026 compared with a year earlier. Knight Frank also describes occupiers as cost-conscious, putting cheaper space and efficiency ahead of expansion. For owners of older stock, that means a plain factory still finds buyers, as long as the price is honest and the paperwork is clean.
For the bigger picture on which industries are driving demand and where, see our Selangor rising industries guide for 2026 to 2031.
Where older factories are coming from
Former glove plants
The glove industry is consolidating rather than expanding. In 2023 Hartalega announced it would decommission its four Bestari Jaya plants and 40 production lines, moving production to its Next Generation Integrated Glove Manufacturing Complex in Sepang and booking an impairment of about RM347m. Top Glove's capacity growth is coming from automation and efficiency, not new factories, and it wrote off old production line assets in its third quarter of FY2026.
Our reading: large glove buildings with high power, boilers and effluent treatment are potential second-hand supply. They suit buyers who can use big floor plates and heavy utilities, but need the most clean-up.
Older warehouses in Shah Alam
Rahim & Co expects about 12m sq ft of new warehouse space over the next two years, about 10m of it in Shah Alam, and says the pre-commitment wave is largely over. JLL found that green-certified warehouses reach occupancy about 30% faster: green projects completed in 2024 passed 90% occupancy within 12 months, against 18 to 24 months for conventional space. JLL also reported that some older-warehouse landlords cut rents to keep tenants.
Land near data-centre deals
Data-centre and IT infrastructure buyers have agreed prices well above typical industrial land levels in Selangor. Using the disclosed prices and areas:
| Deal | Area | Price | Approx. RM psf (our calculation) |
|---|---|---|---|
| WG Malaysia VIII, Kapar (for IT infrastructure) | about 157 acres | RM687.89m | about RM100 |
| Bridge Data Centres, IOI Industrial Park Banting | 136.03 acres | RM740.68m | about RM125 |
| DayOne subsidiary, Mah Sing DC Hub, Dengkil | 78.8 acres | RM617.9m | about RM180 |
These are large, flat parcels with a credible route to high-voltage supply. A two-acre lot next door does not automatically share that price. The suppliers that follow data centres, such as M&E and switchboard contractors, need ordinary factories, not 100-acre sites; we cover them in our data-centre supplier factory guide.
Who buys what now
This table is our reading of the sources above, not a survey. Use it to decide what to fix before you spend money.
| Asset type | Likely buyer or tenant | What to fix first |
|---|---|---|
| Terrace factory under 100A | Owner-occupier SMEs, workshops, light assembly, storage users | Clean title and CF or CCC, roof leaks, a realistic price |
| Older semi-D, 100A to 300A | Small manufacturers, M&E contractors, distributors | Confirm whether TNB supply can be increased, crane and floor condition |
| Former glove or heavy process plant | Heavy industry users, warehouse conversion, land buyers | Scheduled waste, effluent plant status, decommissioning records |
| Older Shah Alam warehouse | 3PL and distributors on budget, REITs if tenanted | Floor, docks and roof; consider lease terms that beat new supply |
| 20 acres or more with power potential | Data-centre and park developers | Land use status, TNB feasibility, access and drainage |
| Tenanted logistics asset | REITs and investors | Lease documents, tenant covenant, maintenance records |
If your building does have strong power, it fits a different pool of buyers. Manufacturers ask us for high-power units, including ones that are not publicly advertised, so a well-documented high-power factory can be matched to them without a public listing.
How to make an old factory sellable
The order matters: paperwork problems kill deals late, and cosmetic repairs rarely save a deal that fails on compliance.
1. Confirm your power, then test whether it can go higher
Check the meter, main switchboard rating and your TNB bills to establish the supply you actually have. Our factory power calculator helps you translate machinery loads into amps so you can talk to buyers in their terms.
If buyers will want more, find out what an increase involves before you list. TNB's Electricity Supply Application Handbook treats new and upgraded supply above 100A as a separate category: the application goes through an Electrical Consultant Engineer registered with the Board of Engineers Malaysia, and it may need a new substation, with the applicant providing the substation land to TNB. A connection charge also applies when existing infrastructure is upgraded for additional supply. You need not complete the upgrade, but a consultant's feasibility note gives buyers something to price. Our TNB amperage guide explains the typical levels by use.
2. Settle CF or CCC and Bomba
Find your Certificate of Fitness (CF or CFO) or Certificate of Completion and Compliance (CCC). The CCC system came into force on 12 April 2007 and replaced the CFO for new projects, so many older factories hold a CF instead. Either is fine. What hurts is unapproved extensions, mezzanines or converted areas that are not on the approved plans. Check with your local council (MBSA for Shah Alam) on what needs approval, and with your Bomba district office on fire certificate requirements and whether existing fire systems still match the approved layout.
3. Repair roof, floor and drainage
Fix active leaks, cracked or uneven slabs in loading areas, and blocked drains, and keep the receipts. Do not over-renovate offices; industrial buyers rarely pay for finishes.
4. Clear scheduled waste and process residue
Scheduled waste is governed by the Environmental Quality (Scheduled Wastes) Regulations 2005, and it has to go to licensed premises. Remove drums, sludge and chemical residue through a licensed contractor and keep the consignment records. For former process plants, ask the Department of Environment what is expected when you decommission.
5. Build the document pack
Buyers, banks and lawyers ask for the same papers. Having them ready shortens the deal.
Seller document checklist
- Title search and quit rent and assessment receipts
- Approved building plans and CF or CCC
- TNB account details, switchboard rating, any consultant's power feasibility note
- Bomba fire certificate or correspondence, if applicable
- Scheduled waste disposal records and any DOE letters
- Repair records for roof, floor and M&E
- Tenancy agreements and rent history, if tenanted
- Floor plan with ceiling height, crane capacity and floor loading, where known
Pricing realistically
Asking prices online tell you what owners hope for. Registered transactions tell you what buyers paid. Start with the JPPH-based industrial transaction data for your district and type, then adjust for what makes your building better or worse than the median: power, height, land size, tenure and condition.
Three cautions for 2026:
- Do not borrow a data-centre psf figure for an ordinary lot. Those deals are for large parcels with power access.
- Do not price an older Shah Alam warehouse against brand-new green stock. New supply is competing for the same tenants.
- A buyer will deduct the cost and time of any power upgrade, compliance fix or waste clean-up you leave behind, and they usually add a margin for uncertainty on top.
See what you compete with on our Shah Alam factories for sale page.
Sell, lease or sale-and-leaseback
| Route | Suits you if | Watch out for |
|---|---|---|
| Outright sale | You no longer need the building or want to redeploy capital | Longer marketing time for low-spec stock |
| Lease out | Building is sound and you can wait for income | Tenant quality, wear and tear, competing new supply |
| Sale-and-leaseback | You still operate there and want to release capital | Buyers want a strong tenant and a long lease |
Sale-and-leaseback is active in Selangor in 2026. Axis REIT bought the City-Link Express distribution centre in Bandar Saujana Putra for RM128m with a 15-year lease back to the operator, and three Pulau Indah warehouses for RM61m with a five-year leaseback. It also bought a fully tenanted Shah Alam industrial complex for RM38m. The logic applies to smaller assets too: a building with a reliable tenant is easier to sell than an empty one.
Older stock often sells better through a focused campaign than a broad listing. An exclusive mandate lets one agent prepare the documents, approach the right buyer types and keep pricing consistent.
When holding is the better call
- Your land may qualify for a larger deal. If you own a big, flat parcel near the Kapar, Banting or Dengkil deals and TNB feasibility looks positive, talk to a consultant before selling to the first buyer.
- A small fix unlocks a different buyer pool. If a supply increase or a CCC for an extension is achievable, the building may move from "cheap storage" to "manufacturing", which changes who will bid.
- Your tenant is strong and the lease is long. A secure income stream can be worth more held, or sold later as an investment.
If you want a view on your building first, send us the basics through the sell your factory page.
FAQ
Can I still sell a factory that only has 60A or 100A power?
Yes. Many SMEs, workshops and storage users do not need more. Price it against comparable low-power transactions, and if the site could take more, a feasibility note on a TNB supply increase helps.
Do I need to upgrade TNB power before selling?
Usually not. An upgrade above 100A involves an Electrical Consultant Engineer, TNB approval, a connection charge and possibly a substation, so many owners leave it to the buyer. Knowing whether it is feasible protects your price.
My factory has a CF, not a CCC. Is that a problem?
No. The CCC replaced the CFO for new projects from 2007, so many older factories legitimately hold a CF. The issue is building work done later without approval, which you should regularise or disclose before you market the property.
What should I do with a former glove plant?
Start with decommissioning and scheduled waste: clear residue through licensed contractors and keep the records. Then assess whether the buyer is likely to be a heavy user, a converter to warehousing, or a land buyer, because each values the buildings differently.
Is sale-and-leaseback only for big companies?
REIT deals in 2026 have been large, but the structure can work for smaller owner-operators if a buyer accepts the business as tenant. Lease length and rent decide the price.
How do I know what my factory is worth?
Start from registered transactions for your district and type, then adjust for power, height, land size, tenure and condition. A bank will want a formal valuation by a registered valuer.
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 | |
|---|---|---|---|
| Peter Tan | REN 12771 | +6016-666 6872 | peterindustrial |
| Jason Low | PEA 1478 | +6012-288 1834 | massiveaction |
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