Semi-D Factory for Sale in Malaysia: 2026 Price Guide, Locations & Listings

Key Takeaways

A semi-D factory shares one wall with its neighbour but keeps its own land title, gated frontage and private loading yard, the practical middle ground between a terrace factory and a fully detached plant.
FactoryHub currently lists 160+ semi-D factories for sale across KL, Selangor and Negeri Sembilan, with the deepest supply in Shah Alam, Port Klang, Kapar, Balakong and Semenyih.
Entry pricing in the Klang Valley typically starts around RM3 million, rising with land size, power supply and location; large or new-build units go well past RM10 million.
Check four specs before viewing: power amperage, floor loading, eaves height and yard depth for container access.
New-build semi-D projects such as NCT Smart Industrial Park (Sepang) and Pusat Perindustrian Budiman (Semenyih) offer modern specs where older stock falls short.

If your operation has outgrown a terrace factory but a detached plant is more land (and money) than you need, the semi-detached factory is the segment to shop in. This guide covers what a semi-D factory actually gets you, where the supply is, what drives pricing, and how to shortlist quickly.

What Counts as a Semi-D Factory?

A semi-detached factory is a pair of industrial units built side by side, sharing a single party wall. Each unit keeps its own title, fencing, gate and yard. Compared with a terrace or link factory you get more built-up area, wider frontage, higher ceilings and, critically, a private yard deep enough for lorries or containers. Compared with a detached factory, you give up one wall and some yard in exchange for a much lower entry price.

Typical users: growing SMEs in light-to-medium manufacturing, assembly, packaging, e-commerce fulfilment with heavy stock movement, and owner-occupiers who want a showroom-cum-warehouse under their own title.

Where the Supply Is (July 2026)

Live semi-D factory supply on FactoryHub concentrates in these areas:

Shah Alam: the deepest pool, from older Seksyen 15 to 28 stock to newer gated parks. Browse semi-D factories for sale in Shah Alam or read the Shah Alam industrial park guide.
Port Klang: port-side semi-Ds suit trading and logistics operators; see semi-D factories in Port Klang.
Kapar and Meru: the Klang belt's value corridor, browse semi-D factories in Kapar.
Balakong and Semenyih: the eastern corridor, where newer freehold projects such as Pusat Perindustrian Budiman target upgraders; see semi-D factories in Balakong.
Sepang: new leasehold managed-park stock led by NCT Smart Industrial Park, about 12 km from KLIA.

For the full picture of which corridor suits which operation, see our complete guide to industrial areas in KL and Selangor.

What Drives the Price

Semi-D factory asking prices in the Klang Valley generally start around RM3 million and climb with:

Land and built-up size. Yard depth is worth real money; a lot that takes a 40-foot container without reversing gymnastics commands a premium.
Power supply. Units with 200 to 400 amp three-phase are standard; anything pre-wired towards 1000A saves you a costly TNB upgrade.
Location and access. Distance to Westport and Northport, or to your workforce, moves the number more than finishes do.
Tenure and title. Freehold individual title prices above leasehold; always confirm the title type and any restrictions before paying a deposit.
Age and spec. New gated parks with GreenRE features, higher floor loading (2 to 3 tonnes per square metre) and 9 to 12 metre eaves height sit at the top of the range.

Semi-D vs Terrace vs Detached: Quick Comparison

Terrace or link factory: lowest entry cost, shared walls both sides, limited yard. Right for start-ups and workshops. See our terrace factory for sale guide.
Semi-D factory: own title, one shared wall, private yard, mid-range pricing. Right for scaling SMEs.
Detached factory: standalone lot, maximum yard and privacy, highest cost. Right for established manufacturers with heavy vehicle movement; browse detached factories for sale.

How to Shortlist Fast

Fix your must-have specs first: amperage, floor loading, eaves height, yard depth. Our guide on finding a factory by technical specs explains the numbers that matter.
Pick your corridor by freight profile (port, airport or city distribution).
Compare at least three units against live asking prices on the area pages above.
Budget the full cost: stamp duty, legal fees (use our legal fees calculator) and financing (see the industrial property loan guide).

Frequently Asked Questions

How much does a semi-D factory cost in Malaysia?

In the Klang Valley, live asking prices on FactoryHub currently start around RM3 million for older or smaller units and run past RM10 million for large, new or high-spec builds. Outlying corridors such as Semenyih, Banting and Nilai tend to offer more floor area for the money than Shah Alam or Petaling Jaya.

Is a semi-D factory freehold or leasehold?

Both exist. Older estates in Shah Alam and Klang carry a mix, while new projects vary by developer: Pusat Perindustrian Budiman in Semenyih is freehold, and NCT Smart Industrial Park in Sepang is leasehold. Confirm tenure, title condition and any consent requirements before committing.

Can I run heavy manufacturing in a semi-D factory?

Usually not. Most semi-D units sit on land zoned light to medium industry. Pollutive or high-impact processes need heavy industrial zoning plus DOE approval, which typically means a detached unit in a heavy-industry estate.

What loan margin can I get for a semi-D factory?

Industrial property financing typically runs at lower margins than housing, often 70 to 85 percent depending on the bank, your business profile and whether you are owner-occupying. Our industrial property loan guide walks through margins, tenure and monthly repayment maths.

Tell us your spec (power, yard, floor loading, budget) and we will shortlist matching semi-D factories across every corridor, usually within hours. Call or WhatsApp Peter Tan (REN 12771) at 016-6666 872, or browse all semi-D factories for sale.