Sepang, Dengkil and Cyberjaya Industrial Parks: Factories, Land, Prices and KLIA Access
Where the industrial parks of Sepang, Dengkil, Salak Tinggi and Cyberjaya are, what JPPH data says factories and land sell and rent for, and how ELITE, MEX and SKVE link them to KLIA and Westport.
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- Peter TanREN 12771 · 016-666 6872
Key Takeaways
- Mukim Dengkil is where the deals are: 69 of the 88 JPPH-recorded industrial deals in Sepang district in the 24 months to July 2026, covering Serenia City, the Puchong and Putra Perdana edge and Dengkil town.
- JPPH medians for Sepang district to July 2026: terrace factory RM1.32 million, semi-D factory RM5.1 million (RM768 psf built-up), detached factory RM12.3 million, industrial land RM60 psf.
- Rent: JPPH-recorded semi-D tenancies had a median of RM13,000 a month, about RM1.67 psf, for units of around 8,400 sq ft.
- Cyberjaya is a technology city, not a factory town: JPPH recorded only a handful of industrial deals there since 2021.
- Access is the selling point: ELITE, MEX and SKVE connect the area to Kuala Lumpur, Putrajaya, KLIA and Westport. The MEX II link to KLIA is still unfinished.
The industrial parks of Sepang district sit in three belts: the Dengkil belt (Serenia Industrial Park, Taman Mas Sepang, the Meranti estates, Taman Perindustrian Alam Perdana and Perdana Industrial Park near Putra Perdana), the Salak Tinggi and Sepang town belt close to KLIA, and Cyberjaya, which is mostly data centres and tech land. JPPH-recorded deals to July 2026 put a semi-D factory in the district at a median RM5.1 million and industrial land at RM60 psf. A semi-D rents for about RM1.67 psf a month.
Sepang, Dengkil and Cyberjaya industrial parks at a glance
Sepang district was formed on 1 January 1975 from Mukim Sepang and Mukim Labu (taken from Kuala Langat) and Mukim Dengkil (from Hulu Langat), according to the Majlis Perbandaran Sepang (MPSepang) history page. MPSepang, based in Cyberjaya since April 2008, is the council for every area below.
| Park or area | Where | What you find | JPPH signal (24 months to July 2026) |
|---|---|---|---|
| Cipta Serenia and Serenia Industrial Park | Serenia City, between Dengkil and Kota Warisan | Newer freehold semi-D and detached factories | 17 deals at Cipta Serenia, median RM7.77 million |
| Taman Meranti Jaya, Meranti Permai, Meranti Utama | Puchong side of Mukim Dengkil | Terrace and semi-D factories | 12 deals at Taman Meranti Jaya, median RM1.68 million (RM579 psf) |
| Taman Mas Sepang | Puchong side of Mukim Dengkil | Semi-D factories | 11 deals, median RM3.0 million (RM423 psf) |
| Taman Perindustrian Alam Perdana | Mukim Dengkil, near Putra Perdana | Semi-D factories | 4 deals, too few for a median |
| Perdana Industrial Park @ Putra Perdana, Lake6 Entrepreneurs Park | Mukim Dengkil | Semi-D factories | 3 and 4 deals |
| Cosmoplek | Bandar Baru Salak Tinggi | Small terrace factories | 6 deals, median RM475,000 |
| Bandar Baru Salak (land) | Mukim Baru Salak Tinggi | Large industrial land parcels | 5 land deals, median RM13.07 million at RM60 psf |
| Sepang Industrial Park | Sepang town side | Detached factories | 4 deals in 24 months |
| KLIA Aeropolis and Selangor Aero Park | Around KLIA | Airport-linked logistics and aerospace land allocated by Malaysia Airports | Not traded on the open market |
| Cyberjaya | North of Dengkil, next to Putrajaya | Data centres, offices, tech clusters | Only a handful of industrial deals since 2021 |
The full breakdown, updated monthly, is on the Sepang district industrial transactions page.
Where each industrial area sits
Dengkil belt: Serenia City, Meranti, Taman Mas Sepang and Putra Perdana
Mukim Dengkil runs from the Puchong and Putra Perdana edge in the north, past Serenia City and Dengkil town, towards the Sungai Langat. Many factories here are marketed with a "Puchong" address, but JPPH records them in Sepang district. Confirm the district for any lot you shortlist, because it decides which land office and council handle your plans and licence.
The Puchong side (Taman Mas Sepang, Taman Meranti Jaya, Meranti Permai, Meranti Utama, Pulau Meranti and Perdana Industrial Park) is the most traded part of the district for small and mid-sized users, with terrace factories at around RM1.4 million to RM1.7 million and semi-Ds at around RM3 million to RM5 million. Staff and customers in Puchong, Putrajaya and Cyberjaya are a short drive away.
Serenia City is Sime Darby Property's township next to the ELITE. The developer describes Serenia Industrial Park as about 112 acres of freehold land and the final industrial precinct in Serenia City. Its designs are detached factories of 22,279 and 25,354 sq ft built-up and semi-Ds of 10,363 and 17,608 sq ft. Earlier phases, recorded by JPPH as Cipta Serenia, are the most expensive semi-D stock in the district, with a median of RM7.77 million.
For semi-D or detached factories in this belt, start with factories for sale in Dengkil.
Alam Perdana: two parks with the same name
Buyers often mix up two parks. Taman Perindustrian Alam Perdana in Mukim Dengkil is an older semi-D estate near Putra Perdana, with four JPPH-recorded deals in two years. The Alam Perdana Industrial Park with new terrace, semi-D and detached launches is in Bandar Puncak Alam, Kuala Selangor district, covered in our Puncak Alam industrial parks guide. They are in different districts, under different councils.
Cyberjaya: technology zones, not a factory town
Cyberjaya was planned as a technology city, and its land is being used that way. A 2023 cover story in The Edge put the city at 6,960 acres in four zones, with fewer than 1,000 acres still undeveloped. Cyberview, the master developer, owned 656 acres and planned to sell 404 of them. Its South zone is set aside for smart mobility (136 acres), smart healthcare (152 acres) and digital creative (80 acres) clusters, and Vantage Data Centers' second campus there takes a 35-acre plot.
For a factory buyer, that means very little conventional factory stock and land priced by data centre and tech buyers. Light electronics, R&D and testing labs can still find space on the Cyberjaya fringe; most production users end up in Dengkil or Serenia City nearby.
Salak Tinggi: Cosmoplek and large land parcels
Bandar Baru Salak Tinggi became the district's administrative centre when KLIA was built; MPSepang's history notes it is also known as Airport City. Cosmoplek is a small terrace factory estate, the cheapest entry point in the district at a median of RM475,000. Around Bandar Baru Salak there are large industrial land parcels: five JPPH-recorded deals with a median of RM13.07 million, at RM60 psf of land.
Sepang town and the KLIA side
Sepang town, the old district centre, has Sepang Industrial Park, a smaller estate of detached factories with about a dozen JPPH-recorded deals since 2021. JPPH also records deals at Suria Industrial Park in Mukim Labu, towards Nilai.
The bigger story is around the airport. Malaysia Airports' May 2026 release calls Selangor Aero Park a 445-acre aerospace and aviation hub inside KLIA Aeropolis, with GE Aerospace as anchor tenant and first-phase infrastructure aiming for Q1 2027. Park land is allocated by the airport operator and the state, not sold on the open market. Suppliers who want to be close should read our Selangor Aero Park supplier factory guide, which covers the timeline, specs and the ring of areas around KLIA.
Air cargo is the other anchor. The Cainiao Aeropolis eWTP hub, a joint venture of Malaysia Airports and Alibaba, opened in November 2020 on about 60 acres with 1.1 million sq ft of warehouse space, as NST reported. Freight forwarders and e-commerce sellers who need to be near KLIA cargo add to warehouse demand on the Salak Tinggi and Sepang side.
Which area suits which factory user
| If you are | Look first at | Why |
|---|---|---|
| A small workshop or trader needing under 3,000 sq ft | Cosmoplek, Taman Meranti Jaya | Lowest entry prices in the district, with medians of RM475,000 and RM1.68 million |
| A mid-sized manufacturer needing 5,000 to 10,000 sq ft | Taman Mas Sepang, Perdana Industrial Park, Taman Perindustrian Alam Perdana | Semi-D stock close to Puchong and Putrajaya housing |
| A user who needs a newer, larger building | Serenia Industrial Park | Freehold detached and semi-D units of 10,363 to 25,354 sq ft |
| An air cargo, e-commerce or aviation logistics firm | Salak Tinggi, Sepang town, KLIA side | Shortest run to KLIA cargo |
| An R&D lab, testing or light electronics firm | Cyberjaya fringe | Technology neighbours, but very little factory stock |
| Planning to build your own factory | Industrial land around Bandar Baru Salak and Dengkil | District median of RM60 psf; lots of around 1.8 acres are typical |
Data centres: the short version
Data centres are a separate market from factories, even on the same corridor. Data centre Banting, Dengkil and Sepang covers the land deals and what they mean for landowners, and the data centre supplier factory guide covers the contractors and suppliers who need factories nearby. For a factory buyer, the point is that JPPH's median for ordinary industrial land in the district stayed at RM60 psf, well below the headline data centre deals.
KLIA and highway access
| Road | What it links | Why it matters for a factory here |
|---|---|---|
| ELITE (North-South Expressway Central Link) | Shah Alam to Nilai, past Putrajaya, Dengkil and Salak Tinggi | The spine of the district. The Bandar Serenia interchange at Km35, opened in November 2018, links it to Dengkil and Kota Warisan. It sits between the Nilai Utara and KLIA interchanges |
| MEX (Maju Expressway) | About 26 km between Kuala Lumpur, Putrajaya and Cyberjaya, according to the operator | Fastest run from the Dengkil belt into Kuala Lumpur |
| MEX II | Planned 16.8 km link from Putrajaya to the KLIA highway | Unfinished. The Edge reported in February 2026 that the government was still reviewing a completion proposal, with no completion date |
| SKVE (South Klang Valley Expressway) | The Putrajaya and Cyberjaya side to Teluk Panglima Garang and Westport at Pulau Indah, per SKVE | Direct container route to Port Klang without going through Shah Alam |
Our reading: Dengkil and Serenia City work best for users who need both Kuala Lumpur customers and the airport. Salak Tinggi and Sepang town suit users whose main link is KLIA. For heavy container flows to Westport, compare the drive along the SKVE with a site in Telok Panglima Garang or Pulau Indah before you commit.
Factory and land prices: what JPPH data shows
JPPH-recorded transactions to July 2026, Sepang district (88 deals in 24 months):
| Type | Deals | Median price | Median psf | Typical size |
|---|---|---|---|---|
| Terrace factory | 24 | RM1.32 million | RM367 built-up | About 3,000 sq ft built-up |
| Semi-D factory | 38 | RM5.1 million | RM768 built-up | 5,545 sq ft built-up on 9,049 sq ft of land |
| Detached factory | 7 | RM12.3 million | RM825 built-up | About 11,000 sq ft built-up |
| Industrial land | 18 | RM5.53 million | RM60 of land | About 1.8 acres |
Three points stand out:
- Volume has dropped, prices have not. The latest 12 months had 28 deals against 60 in the 12 months before, while the median building price rose from RM620 to RM781 psf. With so few deals, the mix of buildings sold explains much of that jump. Do not read it as a 26% rise in value.
- Freehold is not automatically dearer here. Freehold buildings had a median of RM620 psf and leasehold RM670 psf. In a sample this small, the age and type of building matter more than tenure.
- Dengkil sets the price. Looking only at Mukim Dengkil and Baru Salak Tinggi (80 deals), semi-Ds had a median of RM4.95 million and terrace factories RM1.37 million. See the Dengkil transactions page for the park-by-park list.
For current asking prices, compare these medians with semi-D factories for sale in Sepang, all factories for sale in Sepang and industrial land for sale in Sepang. Asking prices often sit above recorded medians, so the JPPH figure is a fair anchor for negotiation.
Factory rent in Sepang and Dengkil
JPPH also records tenancies. In the district's records to July 2026 (most lodged in late 2025):
| Unit type | Records | Median rent | Median psf a month | Typical size |
|---|---|---|---|---|
| Semi-D factory | 13 | RM13,000 | RM1.67 | About 8,400 sq ft |
| Any unit of 3,000 to 10,000 sq ft | 14 | About RM12,800 | RM1.87 | |
| Terrace factory | 23 | RM1,100 | RM1.10 | About 1,000 sq ft |
| Small stratified units | 44 | RM700 | RM0.98 | About 900 sq ft |
The district's overall median of RM0.98 psf is pulled down by small stratified units, many of them around Bandar Sunsuria. For a real factory, plan on about RM1.60 to RM1.90 psf for a semi-D or mid-sized unit. Newer Serenia City detached factories and units with high power or cranes ask more. Current rental units are on factories for rent in Sepang.
Buy or rent in Sepang and Dengkil?
| Buy | Rent | |
|---|---|---|
| Typical semi-D cost | About RM5.1 million (JPPH median) plus legal fees and stamp duty | About RM13,000 a month (JPPH median) |
| Gross rental yield implied | About 2.5% to 3% on these medians | |
| Best for | Owner-occupiers staying 10 years or more, users who need to fit out heavily | New entrants, contract-based work, users waiting for Aero Park or data centre contracts |
| Watch out for | Land title category and conditions, flood history, leasehold years left | Lease term versus your customer contract, reinstatement terms |
With a yield this low, renting is cheaper per year on paper. Buying makes sense when you need long control of the site, plan major works such as crane beams or a substation, or expect corridor land values to keep rising. Treat the yield as a rough guide: the sale and rent records come from different buildings.
The upfront cash differs too. A buyer needs the down payment, legal fees, stamp duty and loan costs. A tenant usually pays two months' rent as deposit, one month as utility deposit and one month in advance, and more for heavy power users, polluting trades, new companies or units the landlord fits out.
Flood and site checks
Parts of Mukim Dengkil sit on the Sungai Langat floodplain. In November 2023 the river reached 12.21 m against a danger level of 11.00 m, and the then Natural Resources, Environment and Climate Change Ministry (NRECC) said two Sungai Langat flood mitigation projects worth RM725.7 million would cover the stretch from Pekan Dengkil to Labohan Dagang. Phase 1 was due in 2027 and Phase 2 by 2030. Until they are complete, ask the owner and neighbours about past flooding, and check flood history with JPS for low-lying lots.
Checklist before you buy or rent in Sepang, Dengkil or Cyberjaya
- Confirm the district and council. A "Puchong" address may be in Sepang district under MPSepang. Check the title and the assessment bill.
- Check the title category and express conditions. Make sure industrial use is allowed, and for land, that the planning use matches your activity.
- Check the TNB supply in amps against your full load, and ask whether an upgrade or substation is needed. Large data centre projects in this corridor also draw on TNB capacity, so ask early.
- Ask about floods for any lot near the Sungai Langat or in low-lying parts of Dengkil.
- Drive the route at peak hours to your customers, KLIA cargo and, if you ship containers, Westport via the SKVE.
- Test the labour catchment. Dengkil, Putra Perdana and Salak Tinggi have housing nearby; Sepang town is thinner.
- For leasehold land, count the years left. Banks and future buyers care about it.
- Compare with JPPH medians before you make an offer, using the figures above.
If you want us to search across the district, including units that are not advertised, use find me a factory and tell us your size, power and budget.
FAQ
Where are the main industrial parks in Sepang?
Most are in Mukim Dengkil: Serenia Industrial Park, Taman Mas Sepang, the Meranti estates, Taman Perindustrian Alam Perdana and Perdana Industrial Park. Salak Tinggi has Cosmoplek and large land parcels, Sepang town has Sepang Industrial Park, and Selangor Aero Park sits inside KLIA Aeropolis.
How much does a factory cost in Sepang?
JPPH-recorded transactions to July 2026 put the Sepang district median at RM1.32 million for a terrace factory, RM5.1 million for a semi-D and RM12.3 million for a detached factory. Semi-Ds had a median of RM768 psf of built-up area. Newer Serenia City stock sells well above the median.
What is the price of industrial land in Sepang?
The JPPH median for industrial land in Sepang district was RM60 psf in the 24 months to July 2026, with most deals between RM42 and RM72 psf. Data centre land deals in the corridor were much higher, but they form a separate market.
Is Alam Perdana Industrial Park in Dengkil or Puncak Alam?
Both names exist. Taman Perindustrian Alam Perdana is an older semi-D estate in Mukim Dengkil, Sepang district, near Putra Perdana. The newer Alam Perdana Industrial Park with recent launches is in Bandar Puncak Alam, Kuala Selangor district. Check the full address and council before you compare prices.
Can I buy a factory in Cyberjaya?
Rarely. Cyberjaya's land is planned for data centres, offices and technology clusters, and JPPH recorded only a handful of industrial deals there since 2021. Most factory users who want to be near Cyberjaya buy or rent in Dengkil, Serenia City or Putra Perdana.
How much is factory rent in Sepang and Dengkil?
JPPH-recorded semi-D tenancies had a median of RM13,000 a month, about RM1.67 psf, for units of around 8,400 sq ft. Units of 3,000 to 10,000 sq ft had a median of about RM1.87 psf. Small stratified units rent for much less, which pulls the district-wide median down to RM0.98 psf.
Which highways serve Dengkil and Sepang industrial areas?
The ELITE runs through the district from Shah Alam to Nilai, with interchanges at Putrajaya, Bandar Serenia and KLIA. The MEX links Putrajaya and Cyberjaya with Kuala Lumpur, and the SKVE runs west to Westport at Pulau Indah. The MEX II extension to KLIA is still unfinished.
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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