Shah Alam Industrial Areas by Seksyen: 15, 16, 23, 26, 27, 34, U1 and HICOM Explained

Key Takeaways

• The main industrial sections of Shah Alam are Seksyen 15, 16, 22, 23, the HICOM Industrial Estate (Seksyen 26, 27 and 28), Seksyen 33 and 34 (Bukit Kemuning), and U1 (Hicom-Glenmarie and Temasya). Seksyen 19, 32, U5 and U10 are mainly residential.
• Shah Alam as a whole: 168 JPPH-recorded industrial sales in the 24 months to July 2026, with a median building price of RM637 psf and a median deal of RM3.53 million.
• Section spread is wide: terrace factories in the Bukit Kemuning Light Industrial Park (Seksyen 34) had a median of RM840,000 (RM363 psf), while semi-detached units in Seksyen 26 had a median of RM4.9 million (RM931 psf) and Temasya in U1 RM6.85 million (RM982 psf).
• Rent: 115 JPPH-registered Shah Alam factory tenancies in the same period had a median of RM1.73 psf a month (RM6,000 a month). Park medians ranged from about RM1.50 psf in Hicom-Glenmarie to RM1.88 psf in Kota Kemuning (Seksyen 31).
• The section name is not the zoning. Seksyen 27 and 28 mix housing and factories, and a "Seksyen 19" search often means Petaling Jaya. Confirm the lot's zoning on PLANMalaysia Selangor's SISMAPS or with MBSA before you pay a deposit.

Shah Alam's factory areas sit in a handful of sections. The established industrial belts are Seksyen 15, 16, 22 and 23 in the centre, the HICOM Industrial Estate across Seksyen 26, 27 and 28, Seksyen 33 and 34 in the south around Bukit Kemuning, and U1 (Glenmarie) in the north-east. In the 24 months to July 2026 JPPH recorded 168 industrial sales in Shah Alam at a median of RM637 psf of built-up area. Prices run from about RM363 psf for Bukit Kemuning terraces to over RM900 psf for semi-detached units in Seksyen 26 and U1.

Which Shah Alam sections are industrial? Summary table

Prices are JPPH-recorded sales in the 24 months to July 2026 from our Shah Alam industrial transaction data. "Character" is our reading of the building mix in each section, not MBSA's official zoning.

Section	Industrial?	Named estates and landmarks	Typical stock	Character	JPPH sale signal (24 months)
Seksyen 15	Yes, established	Seksyen 15 industrial area	Large semi-D and detached plots	Medium manufacturing	6 deals, median RM15.3m, RM787 psf
Seksyen 16	Yes	Seksyen 16 industrial area	Semi-D, detached	Light to medium	9 deals, median RM3.47m, RM478 psf
Seksyen 19	Mainly residential	Shah Alam KTM Komuter station	Very few factories	Not an industrial area	No industrial deals under this name
Seksyen 22	Mixed	Taman Industri Subang Utama	Detached factory with office, semi-D	Light to medium	Too few deals for a median
Seksyen 23	Yes	Hap Seng Business Park, Jalan Pelabur	Detached, semi-D, business-park units	Medium	3 deals, too few for a median
Seksyen 26	Yes, core of HICOM	Taman Perindustrian Hicom, former Proton plant	Semi-D, detached	Medium to large-scale	10 deals, median RM4.9m, RM931 psf
Seksyen 27	Mixed	HICOM terrace rows; Taman Bunga Negara (housing)	Terrace factories	Light	11 deals, median RM2.1m, RM587 psf
Seksyen 28	Mainly residential, industrial edge	Taman Alam Megah (housing)	Occasional detached factory	Light to medium	2 deals, too few for a median
Seksyen 32	Mainly residential	Bukit Rimau, Bukit Naga	Very few factories	Not an industrial area	No deals under this name
Seksyen 33	Yes	Shah Alam Technology Park	Terrace, semi-D, newer warehouses	Light to medium	Technology Park: 18 deals, median RM1.1m, RM387 psf
Seksyen 34	Yes	Bukit Kemuning Light Industrial Park, Taman Industri Desa Kemuning	Terrace, semi-D, detached	Light, some workshops	Bukit Kemuning LIP: 21 deals, median RM840,000, RM363 psf
U1	Yes	Hicom-Glenmarie Industrial Park, Temasya Industrial Park	Semi-D, detached, terrace	Light to medium, offices and distribution	Temasya: 23 deals, median RM6.85m, RM982 psf
U5	Mainly residential	Subang Bestari, Mutiara Subang; Bandar Pinggiran Subang light industry	Older terrace workshops	Light	JPPH deals under Bandar Pinggiran Subang date mostly to 2016 or earlier
U10	Residential	Alam Budiman, Puncak Perdana, Alam Suria	None	Not an industrial area	None

Two more southern sections matter to factory buyers even though people rarely search them by number: Seksyen 31 is Kota Kemuning, and Seksyen 36 holds the AMJ light industrial park.

How Shah Alam's section names work

Shah Alam is split into numbered sections (Seksyen 1 to 36) and "U" sections (U1 to U20) in the north, and street names follow the section (Jalan Pelabur 23/1 is in Seksyen 23). Three things trip up buyers:

1. Petaling Jaya has its own sections. PJ's Section 13, 19 and 51A are industrial too, so a "Seksyen 19 factory" may be in Petaling Jaya under MBPJ, not Shah Alam under MBSA.
2. Land titles use the mukim, not the section. In JPPH records, Seksyen 15, 16 and 23 are usually filed under Bandar Shah Alam; Seksyen 26, 27 and 28 under Pekan HICOM; Glenmarie under Bandar Glenmarie or Damansara; and the Kemuning sections under Klang mukim. The title will not say "Seksyen 27".
3. A section can hold housing and factories side by side. Seksyen 27 and 28 are good examples, so check the specific lot.

Central industrial belt: Seksyen 15, 16, 19, 22 and 23

These are Shah Alam's older industrial sections around the city centre and the Federal Highway.

Seksyen 15

Seksyen 15 is one of the oldest factory areas in the city. JPPH records here are mostly semi-detached and detached factories with offices, and sales are infrequent but large: six deals in the 24 months to July 2026 at a median of RM15.3 million and RM787 psf. Plots are larger than in the newer parks, and many buildings are older, so budget for upgrading. Rents and the price gap with nearby sections are covered in our Seksyen 15 factory rent comparison.

Seksyen 16

Seksyen 16 sits beside Seksyen 15 and has a similar mix of semi-D and detached factories. It recorded nine sales at a median of RM3.47 million and RM478 psf, well below Seksyen 15 per square foot, though nine deals is a small sample.

Seksyen 19

Seksyen 19 is mainly residential and is home to the Shah Alam KTM Komuter station. JPPH has no Shah Alam industrial sales recorded under the Seksyen 19 name since 2021. Many "Seksyen 19 factory" searches really mean Petaling Jaya Section 19 or the industrial sections next door, so ask for the title if a listing says Seksyen 19 Shah Alam.

Seksyen 22

Seksyen 22 combines housing estates (Alam Prima, Alam Idaman, Alam Sanjung) with an industrial strip known as Taman Industri Subang Utama. JPPH records detached factories with offices and semi-Ds here, filed under both Bandar Shah Alam and Pekan Baru HICOM, but too few recent sales for a reliable median.

Seksyen 23 (Hap Seng Business Park)

Seksyen 23 is a long-established industrial section. Gardenia lists its address at Lot 3, Jalan Pelabur 23/1, and Hap Seng Business Park on Persiaran Perusahaan is the name many people search for this section. The building stock leans to detached and semi-D factories with large loading areas, which suits operations that move a lot of trucks. Only three sales were recorded in 24 months, mainly detached, so there is no reliable median. At Hap Seng Business Park, confirm whether a unit is for lease or sale, and its tenure, before viewing.

HICOM Industrial Estate: Seksyen 26, 27 and 28

The HICOM Industrial Estate (Taman Perindustrian Hicom) is the biggest concentration of manufacturing in Shah Alam. JPPH files these sections under the mukim of Pekan HICOM. The estate was built around the national car industry: Proton's Shah Alam plant here ended vehicle assembly when its last car, a Saga, rolled out on 30 September 2025, and production moved to Tanjung Malim.

Seksyen 26 (HICOM core)

Seksyen 26 is the core of the estate, with semi-detached and detached factories on regular industrial roads. It had ten sales at a median of RM4.9 million and RM931 psf in the 24 months to July 2026, among the highest psf figures in Shah Alam. Power supply varies widely between older units, so check the TNB capacity on site.

Seksyen 27

Seksyen 27 mixes housing (Taman Bunga Negara, Kota Harmoni) with rows of terrace factories inside the HICOM area. It was the busiest numbered section by deal count: eleven sales at a median of RM2.1 million and RM587 psf, mostly terraces. Homes are close by, so check zoning before planning noisy or odorous processes.

Seksyen 28

Seksyen 28 is mainly residential (Taman Alam Megah, Kampung Lanchong Jaya) with industrial lots along its edge with the HICOM estate. Only two industrial sales were recorded under the Seksyen 28 name, both in June 2026, so price evidence is thin.

Southern Shah Alam: Seksyen 32, 33 and 34 (Kemuning area)

In the south, around KESAS, the Kemuning sections offer the cheapest entry prices in Shah Alam and good links towards Klang and Port Klang. Kota Kemuning (Seksyen 31) has its own Kota Kemuning industrial park guide. Its industrial park recorded 20 sales at a median of RM1.85 million (RM652 psf), and six registered tenancies there had a median rent of RM1.88 psf.

Seksyen 32 (Bukit Rimau)

Seksyen 32 is mainly residential: Bukit Rimau and Bukit Naga. JPPH has no industrial sales recorded under the Seksyen 32 name. A factory advertised as "Seksyen 32" may sit on the boundary with Seksyen 33 or 34 or be labelled loosely, so confirm the section and zoning from the title and the approved plans.

Seksyen 33 (Shah Alam Technology Park)

Seksyen 33 holds Shah Alam Technology Park, a terrace-led estate that recorded 18 sales at a median of RM1.1 million and RM387 psf. Newer warehouses have also been built in the section.

Seksyen 34 (Bukit Kemuning)

Seksyen 34 contains Taman Industri Bukit Kemuning and Taman Industri Desa Kemuning. The Bukit Kemuning Light Industrial Park recorded 21 sales at a median of RM840,000 and RM363 psf, the lowest psf among Shah Alam's named parks. JPPH also files a separate Bukit Kemuning Electroplating Park, which helps if your process needs a site where plating is already established. Our Bukit Kemuning factory rent guide covers the tenant mix. Seksyen 36 next door holds the AMJ light industrial park.

Northern Shah Alam: U1, U5 and U10

U1 (Hicom-Glenmarie and Temasya)

U1 is Glenmarie, Shah Alam's premium industrial address near Subang and the Federal Highway. It holds Hicom-Glenmarie Industrial Park and Temasya Industrial Park. Temasya recorded 23 sales at a median of RM6.85 million and RM982 psf, mostly semi-Ds. Five registered tenancies in Hicom-Glenmarie had a median of about RM1.50 psf. Many buildings pair factory space with large offices. Read the Hicom-Glenmarie Industrial Park guide for park-level detail.

U5 (Subang Bestari and Bandar Pinggiran Subang)

U5 is mainly housing: Subang Bestari, Mutiara Subang, Nusa Subang and Subang Murni. The one industrial pocket is the light-industrial terrace stock at Bandar Pinggiran Subang. JPPH recorded over 100 sales under that name, but they date mostly to 2016 or earlier, so current price evidence is thin.

U10 (Puncak Perdana and Alam Budiman)

U10 is residential: Alam Budiman, Puncak Perdana and Sunway Alam Suria. There is no industrial estate in U10. The nearest established factory areas are Bukit Jelutong in U8, which recorded 22 sales at a median of RM6.25 million (RM1,014 psf), and the Elmina area further north-west. See our Bukit Jelutong factory guide for access details.

Which Shah Alam section fits your budget?

Need	Sections to shortlist	JPPH median to compare
Small terrace unit under RM1.5 million	Seksyen 34 (Bukit Kemuning), Seksyen 33 (Technology Park)	RM840,000 to RM1.1 million
Terrace with a more central address	Seksyen 27 (HICOM), Kota Kemuning (Seksyen 31)	RM1.85 million to RM2.1 million
Semi-D for manufacturing	Seksyen 16, Seksyen 26	RM3.47 million to RM4.9 million
Semi-D with a large office component	U1 (Temasya, Hicom-Glenmarie), Bukit Jelutong (U8)	RM6.25 million to RM6.85 million
Large detached plot	Seksyen 15, Seksyen 23, HICOM detached stock	Seksyen 15 median RM15.3 million

Shah Alam factory prices and rents by building type

Section-level samples are small, so use the citywide figures as your baseline. All figures are JPPH-recorded transactions to July 2026.

Building type	Sales (24 months)	Median price	Median built-up	Median psf	Median rent (psf a month)
Terrace factory	74	RM1.13 million	2,708 sq ft	RM489	RM1.79 (median 2,400 sq ft, RM4,400 a month)
Semi-detached	69	RM5.9 million	7,036 sq ft	RM818	RM2.12 (median 8,810 sq ft)
Detached	17	RM16 million	27,639 sq ft	RM747	RM1.55 (median 10,960 sq ft)
Industrial land	6	RM20.8 million	Land only	RM210 psf of land	n/a

Freehold dominates: 139 of the 162 building sales were freehold. For current asking prices, browse factories for sale in Shah Alam, factories for rent in Shah Alam and warehouses for rent in Shah Alam. For lease terms and zone-by-zone rent, see the Shah Alam factory rent guide and the Shah Alam warehouse rent guide.

Access by section

• Seksyen 15, 16, 22, 23 and U1: the Federal Highway is the main artery, with the KTM Komuter line running through central Shah Alam.
• HICOM (Seksyen 26, 27, 28): Federal Highway on the north side and KESAS to the south.
• Seksyen 31 to 36 (Kemuning): KESAS and the Kemuning-Shah Alam Highway, with the shortest run towards Klang and Port Klang.
• U8 Bukit Jelutong: the NKVE is close by.

Checklist before you commit to a Shah Alam section

• Get the land title and confirm the mukim, lot number, tenure and category of land use (industrial).
• Check the lot's zoning on SISMAPS, PLANMalaysia Selangor's planning map, or ask MBSA's planning department. Section names alone do not tell you the zoning.
• Ask for the approved building plan and the CCC or CF. Older units in Seksyen 15, 16 and 26 often have extensions.
• Confirm the TNB supply (amperage or kVA) and floor loading against your machines.
• For processes with emissions, effluent or scheduled waste, check with the Department of Environment and MBSA before signing, especially in sections next to housing (27, 28, 22).
• Compare the asking price with the JPPH medians above, for the section and the building type.

If you want us to shortlist units across several sections, use find me a factory.

FAQ

Which sections in Shah Alam are industrial areas?

The main industrial sections are Seksyen 15, 16, 22 and 23 in the centre, the HICOM Industrial Estate in Seksyen 26, 27 and 28, Seksyen 33 and 34 around Bukit Kemuning, and U1 (Glenmarie). Seksyen 31 (Kota Kemuning) and Seksyen 36 (AMJ) also have industrial parks. Seksyen 19, 32, U5 and U10 are mainly residential.

Where is the HICOM Industrial Estate in Shah Alam?

The HICOM Industrial Estate, also called Taman Perindustrian Hicom, covers Seksyen 26 and parts of Seksyen 27 and 28, filed under the mukim of Pekan HICOM. It is south of the Federal Highway, with KESAS on its southern side. It was the site of Proton's Shah Alam plant, which ended vehicle production on 30 September 2025.

Is Seksyen 23 Shah Alam an industrial area?

Yes. Seksyen 23 is an established industrial section with detached and semi-detached factories along roads such as Jalan Pelabur and Persiaran Perusahaan. Hap Seng Business Park is located there. Recent sales are few, so compare any asking price with nearby Seksyen 16 and Seksyen 26 deals.

How much does a factory in Shah Alam cost by section?

In the 24 months to July 2026, JPPH recorded median prices of RM840,000 for Bukit Kemuning terraces (Seksyen 34), RM1.1 million in Shah Alam Technology Park (Seksyen 33), RM2.1 million in Seksyen 27, RM3.47 million in Seksyen 16, RM4.9 million in Seksyen 26 and RM6.85 million in Temasya (U1). The citywide median was RM637 psf of built-up area.

Are there factories in Seksyen U5 or U10 Shah Alam?

U10 has no industrial estate; it is residential (Alam Budiman, Puncak Perdana, Alam Suria). U5 is mainly residential with an older light-industrial pocket at Bandar Pinggiran Subang, where most recorded sales are from 2016 or earlier. For modern factories nearby, look at U1 Glenmarie or Bukit Jelutong in U8.

What is the factory rent in Shah Alam?

JPPH-registered factory tenancies in Shah Alam in the 24 months to July 2026 had a median of RM1.73 psf a month, or RM6,000 a month. Terraces had a median of RM1.79 psf and detached factories RM1.55 psf. Hicom-Glenmarie leases had a median of about RM1.50 psf and Kota Kemuning about RM1.88 psf.

How do I check if a Shah Alam factory lot is zoned industrial?

Check the category of land use on the title, then look up the lot on SISMAPS, PLANMalaysia Selangor's planning map, or ask MBSA's planning department. Also ask the seller for the approved building plan and the CCC or CF. This matters most in mixed sections such as Seksyen 22, 27 and 28.

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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