Seremban, Senawang and Sendayan Industrial Parks (Negeri Sembilan): Factories, Land, Prices

Key Takeaways

• Seremban's factories sit in three clusters along the North-South Expressway: the older Senawang estates on the east side, the planned parks around Bandar Sri Sendayan and Senawang (Sendayan TechValley, SPD Tech Valley, NS Semiconductor Valley), and Techpark@Enstek near KLIA.
• Senawang is the cheapest way in: JPPH-recorded factory sales in the Senawang area to July 2026 had a median of RM221 psf and RM500,000 per deal, and registered rents a median of RM0.90 psf a month.
• Serviced industrial land is in the RM46 to RM80 psf band: JPPH deals in Sendayan TechValley had a median of about RM72 psf, mukim Baru Enstek RM46 psf, and developers quote RM70 to RM80 psf for new lots.
• Rents are well below Selangor: the Seremban district median is RM1.02 psf a month against RM1.52 psf for Selangor (JPPH tenancies to July 2026).
• Negeri Sembilan approved an estimated RM19.1 billion to RM19.9 billion of investment in 2025, a state record, much of it in semiconductors and data centres.
• In 2020 the state allowed MITI-registered foreign companies to own industrial land and factories worth RM2 million and above. Confirm the current rule with the state land office before you sign.

Seremban's main industrial parks are Senawang Industrial Park and the neighbouring Sungai Gadut and Jalan Tampin estates, Sendayan TechValley in Bandar Sri Sendayan, the new SPD Tech Valley and NS Semiconductor Valley in Senawang, and Techpark@Enstek in Bandar Enstek. Older terrace factories in Senawang mostly change hands between RM290,000 and RM600,000. New detached factories and serviced land are concentrated in Sendayan, SPD Tech Valley and Enstek, where land trades at roughly RM46 to RM80 psf.

Nilai is also part of Seremban district and has its own Nilai factory for sale and rent guide.

Seremban industrial parks at a glance

All transaction figures below are JPPH-recorded deals in the 24 months to July 2026, taken from FactoryHub's Seremban transaction data.

Area	What is there	JPPH-recorded deals (24 months)	Typical buyer or tenant
Senawang, Sungai Gadut, Jalan Tampin, Seremban Jaya	Older terrace and semi-D factories, some large detached plants	72 building sales, median RM221 psf; terrace median RM408,000	SMEs, workshops, light manufacturing
Sendayan TechValley (Bandar Sri Sendayan)	Serviced land and detached factories for multinationals	19 deals, median RM4.8 million, land about RM72 psf	Medium industry, build-to-suit
SPD Tech Valley (Senawang)	New 523-acre park, ready-built detached factories and lots	Developer prices from RM470 psf built-up, lots from RM70 psf (2024)	Medium and heavy industry, ESG-driven firms
NS Semiconductor Valley (Senawang)	841-acre state park inside MVV 2.0	Large land take-ups by a data centre and multinationals	Large semiconductor and data centre projects
Bandar Enstek (Techpark@Enstek)	Freehold land and factories, strong food and halal cluster	32 land deals in mukim Baru Enstek, median RM46 psf	Food, halal, airport-linked users
Seremban town, Rasah, Ampangan	Small, older light-industrial schemes near town	Thin: 10, 6 and 12 deals	Workshops, local distribution
Port Dickson	Port Dickson Free Zone and Eco Business Park 7, both at an early stage	Almost no industrial resale yet	Long-term land users

Senawang Industrial Park and the Senawang belt

Senawang, on the east side of Seremban with its own PLUS interchange, is the city's oldest manufacturing area. It is also home to several semiconductor makers. onsemi runs a probe, assembly and test plant in Seremban with 190,000 sq ft of clean room on a 9-acre campus, plus a wafer fab. In December 2025 semiconductor equipment maker Exis Tech opened its second facility in Senawang, a RM25 million first phase, with a second phase of more than RM100 million due by late 2027.

For a factory buyer, Senawang is mostly a resale market of older stock. JPPH recorded 117 industrial deals in the Senawang area in the 24 months to July 2026: 72 buildings and 45 land lots (Senawang transaction data).

• Terrace factories: median RM408,000 (RM172 psf), about 2,500 sq ft built-up; the middle half sold between RM290,000 and RM600,000.
• Semi-D factories: median RM1.2 million.
• Detached factories: only 8 deals, median RM19.1 million, a handful of large plants rather than a price guide.
• Land: most of the 45 land deals were small lots in Sungai Gadut at about RM20 psf. That figure is not a fair guide to serviced industrial land.

Named schemes in the records include Senawang Sentral Business Park (6 deals, median RM525,000), Kawasan Industrial Seremban Jaya (7 deals, RM400,000), Kawasan Perusahaan Jalan Tampin (7 deals, RM318,000) and Kawasan Industrial Pinggiran Senawang (5 deals, RM220,000). Freehold and leasehold factories in Senawang traded at similar levels (RM217 psf freehold against RM234 psf leasehold), so tenure matters less here than building age and specification.

SPD Tech Valley

SPD Tech Valley is a 523-acre park in Senawang by Seri Pajam Development. Its first phase covers 285 acres with 33 ready-built detached factories, 13 medium lots, 11 heavy lots and centralised labour quarters for 5,000 workers. At the 2024 launch the developer quoted ready-built factories from RM470 psf built-up and build-to-suit lots from RM70 psf (medium) and RM80 psf (heavy). In August 2026 Dunham-Bush signed for about 32 acres there for a RM172 million first phase, with operations planned for early 2028.

NS Semiconductor Valley

NS Semiconductor Valley is an 841-acre state park in Senawang, part of the Malaysia Vision Valley 2.0 (MVV 2.0) corridor. RHB Research reported in October 2026 that about 157 acres went to Vena Nexus for a 450MW data centre and another 175 acres to multinationals. The same briefing put approved investment in the state at RM19.1 billion to RM19.9 billion for 2025, against RM7.2 billion in 2024, and counted 4,807 acres of industrial land available. It is a land market for very large projects, but it will lift demand for labour, power and supplier space across Senawang.

Bandar Sri Sendayan and Sendayan TechValley

Bandar Sri Sendayan is Matrix Concepts' township south-west of Seremban town, and Sendayan TechValley is its industrial park. Over the past decade Matrix has named investors such as Hino Motors, Akashi-Kikai, Nippon Kayaku, Weir Group, Messier-Bugatti-Dowty, Schmidt + Clemens and Fibertex. The developer has since moved on to industrial land in MVV: in the quarter to June 2025 it sold RM233 million of industrial land, and HLIB Research noted that newer deals closed just under RM80 psf against about RM60 psf for the first parcels.

JPPH recorded 19 deals in Sendayan TechValley in the 24 months to July 2026, with a median of RM4.8 million, land at about RM72 psf and built factories at about RM421 psf. Ready-built resale stock is limited, so Sendayan suits a manufacturer who wants 1 to 5 acres to build on, or a purpose-built detached factory, more than a tenant who needs space next month.

Bandar Enstek and Techpark@Enstek

Techpark@Enstek is developed by TH Properties, a Lembaga Tabung Haji company. Its three phases cover 708.5 hectares inside the 2,071.6-hectare Bandar Enstek township. When Phase 3 (249.5 hectares, RM1.4 billion GDV, six stages over 14 years) launched in November 2023, Phase 1 was fully sold and Phase 2 was 88% sold. Occupiers include Ajinomoto, Farm Fresh, Coca-Cola Bottlers and Kellogg's, and the park was the first technology park to receive HALMAS status from the Halal Industry Development Corporation.

Later sales show the same food and airport profile. TH Properties sold about 50 acres to four buyers for RM70.3 million, including a training and in-flight catering site for Batik Air, and Dutch Lady bought about 32.6 acres for around RM57 million to expand manufacturing. JPPH recorded 32 land deals in mukim Baru Enstek in the 24 months to July 2026 with a median of RM46 psf, and 9 deals in Techpark 3 @ Enstek with a median of RM11.5 million.

Enstek is the closest of these areas to KLIA and borders the Nilai side of the district. Buyers comparing it with Nilai's freehold heavy-industry stock should also read the Arab Malaysian Industrial Park guide. Current plots are on our industrial land for sale in Bandar Enstek page.

Seremban town, Rasah and Seremban 2

JPPH shows very little industrial activity around Seremban town, Rasah and Seremban 2. In the 24 months to July 2026 there were 10 deals in mukim Seremban (median RM330 psf), 6 in Rasah (RM377 psf), 3 in Rasah Jaya and 12 in Ampangan (RM607 psf, a small and mixed sample). Kawasan Perusahaan Ringan Seremban recorded 13 deals at a median of RM700,000. They suit workshops and local distributors; manufacturers needing trailers, high power or room to expand usually look at Senawang, Sendayan or Enstek.

Port Dickson: Port Dickson Free Zone and EBP 7

Port Dickson is not yet a factory resale market, but two large projects matter for the longer term. SD Guthrie and Menteri Besar Incorporated Negeri Sembilan signed for the 600-acre Port Dickson Free Zone at Ladang Sengkang, opposite the planned Midport container port site, with a GDV above RM1 billion and a first phase targeted for 2027. EcoWorld Malaysia bought 1,195 acres in Port Dickson for Eco Business Park 7, where RHB noted that Tera Data Centres has taken 222 acres. Both are long-term land plays for now.

Getting there: PLUS, LEKAS and KLIA

• PLUS (North-South Expressway): interchanges at Nilai, Seremban, Senawang and Port Dickson put every area in this guide on the main trunk road between the Klang Valley, Melaka and Johor.
• LEKAS (E21): the Kajang-Seremban Highway ends at Paroi on Seremban's east side, a second route to Kajang, Cheras and south Kuala Lumpur besides PLUS.
• KLIA: Bandar Enstek is the closest. SPD Tech Valley's developer gives Senawang distances of about 55 km to KLIA, 35 km to Nilai Inland Port and 100 km to Port Klang.
• New links: a Seremban-KLIA interchange has been approved and funded at an estimated RM595 million, with procurement under way, according to the same RHB Research briefing.

For container work to Westport or Northport, Nilai and Enstek are the shorter options; ask your haulier to price the run from each shortlisted site.

Prices: buying versus renting in Seremban

JPPH data, 24 months to July 2026	Senawang area	Seremban district (incl. Nilai)	Negeri Sembilan	Selangor
Industrial deals recorded	117	509	569	3,455
Factory sale, median psf	RM221	RM368	RM331	RM518
Factory sale, median per deal	RM500,000	RM1.2 million	RM1.1 million	RM1.7 million
Land, median psf	RM20 (small lots)	RM51	RM46	RM65
Rent, median psf per month	RM0.90	RM1.02	RM1.00	RM1.52
Rent, median per month	RM2,300	RM3,000	RM3,000	RM5,000

Rents by type in the Senawang area: terrace RM0.85 psf (about RM1,800 a month for 2,000 sq ft), semi-D RM1.50 psf (about RM4,900) and detached RM1.03 psf (about RM15,000 for 15,000 sq ft). Across Seremban district, semi-D factories rent at a median of RM1.70 psf and detached at RM1.33 psf. Browse current factories for rent in Seremban and warehouses for rent in Negeri Sembilan.

A rough comparison: a Senawang terrace factory at the RM408,000 median renting at RM1,800 a month is a gross return of about 5.3% a year. The sale and rent figures come from different units, so treat it as a guide, not a forecast.

When to rent: you are new to Negeri Sembilan, the contract behind the factory is shorter than three years, or you are testing labour supply before committing. Landlords here commonly ask for two months' deposit, one month's utility deposit and one month's rent in advance, more for heavy or high-risk uses.

When to buy: you plan to stay more than five years, need heavy power, a crane or effluent treatment that a landlord will not fund, or want land to build on. Use the legal fees calculator for lawyer's fees and stamp duty, and see current factories for sale in Seremban and freehold industrial land in Negeri Sembilan.

Foreign companies buying in Negeri Sembilan

In July 2020 the Negeri Sembilan government said it would allow foreign companies to own leasehold or freehold industrial land and premises worth RM2 million and above, provided the company or manufacturer is registered with MITI. Before that, foreign companies could buy leasehold industrial land only. State rules are revised from time to time, so check with the Pejabat Tanah dan Galian Negeri Sembilan (state land and mines office) and your conveyancing lawyer before signing. Our guide for foreign companies buying or renting a factory explains state consent, MITI licensing and how Selangor and Kuala Lumpur differ.

Checklist before you buy or rent in Seremban

• Local authority: most of Seremban district, including Nilai, has been under Majlis Bandaraya Seremban (MBS) since the January 2020 merger; Port Dickson has its own municipal council. Ask the right one about permitted use and renovation approvals.
• Title: land use category "Perusahaan/Perindustrian", express conditions, remaining lease and any restriction in interest, from a land search.
• Building approval: a Certificate of Completion and Compliance (CCC) or older CF that matches what is built on site.
• Power: the TNB supply and meter rating actually installed, not the figure in the advert. New parks plan for high power, older Senawang terraces often do not.
• Water and effluent: food and halal plants should confirm supply from Syarikat Air Negeri Sembilan (SAINS) and discharge limits before signing.
• Environment: DOE approvals if your process is a scheduled activity.
• Access: 40-foot trailer turning space, road width and loading bays.
• Workers: hostel or centralised quarters that meet the workers' housing rules.
• Liquidity: Sendayan and Enstek recorded 19 and 32 deals in two years, so plan for a slower resale than in Klang or Shah Alam.
• Foreign ownership: the state threshold and MITI registration, if any shareholder is foreign.

FAQ

Where are the main industrial parks in Seremban?

The main clusters are Senawang on the east side (Senawang Industrial Park, Sungai Gadut, Jalan Tampin, SPD Tech Valley and NS Semiconductor Valley), Sendayan TechValley in Bandar Sri Sendayan to the south-west, and Techpark@Enstek in Bandar Enstek near KLIA. Nilai is a fourth cluster with its own guide.

How much does a factory in Senawang cost?

JPPH-recorded deals to July 2026 put the median Senawang terrace factory at RM408,000, with most between RM290,000 and RM600,000. Semi-D factories had a median of RM1.2 million. New detached factories in SPD Tech Valley were launched from RM470 psf built-up in 2024, which is far above the RM221 psf median for older Senawang stock.

What is the factory rent in Seremban?

The median registered factory rent in Seremban district was RM1.02 psf a month in the 24 months to July 2026, or about RM3,000 a month for a typical unit. Senawang is cheaper at a median RM0.90 psf, with terrace factories at around RM1,800 a month. Both are well below the Selangor median of RM1.52 psf.

How much is industrial land in Sendayan and Bandar Enstek?

JPPH deals in Sendayan TechValley had a median of about RM72 psf and land in mukim Baru Enstek about RM46 psf over the 24 months to July 2026. Matrix Concepts reported newer MVV industrial land sales just under RM80 psf in 2025, and SPD Tech Valley quoted RM70 to RM80 psf for build-to-suit lots. Small lots in Sungai Gadut traded near RM20 psf but are not comparable with serviced industrial land.

Can a foreign company buy a factory in Negeri Sembilan?

Yes, subject to state rules. In 2020 the state allowed MITI-registered foreign companies to own leasehold or freehold industrial land and factories worth RM2 million and above. Confirm the current threshold with the Negeri Sembilan land and mines office and your lawyer before signing.

Seremban or Nilai: which is better for a factory?

Nilai has more stock and is closer to the Klang Valley, KLIA and Port Klang, so it suits logistics and firms that serve Selangor. Senawang and Sendayan are cheaper and closer to the state's semiconductor base and labour pool around Seremban.

How far is Senawang from KLIA and Port Klang?

The SPD Tech Valley developer gives about 55 km from Senawang to KLIA and 100 km to Port Klang, with access by PLUS and LEKAS. Bandar Enstek is much closer to KLIA.

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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