Subang Light Industrial Park and Taman Perindustrian USJ 1: Location, Postcode, Factory Prices and Rent

Key Takeaways

• Subang Light Industrial Park and Taman Perindustrian USJ 1 are neighbours, not one estate. Subang Light Industrial Park is on the Jalan Subang roads around Persiaran Subang Permai; Taman Perindustrian USJ 1 is on the Jalan Industri USJ 1 roads. They are within about 2 km of each other, and both come under Majlis Bandaraya Subang Jaya (MBSJ).
• One strip goes by several names, including Sungai Penaga, Taman Industri Subang and Taman Perindustrian Subang (USJ 1). Search and compare by road and lot number, not by estate name.
• Registered prices: in the 24 months to August 2026, Subang Light Industrial Park shows a median factory price of RM935,000 on just 8 deals (RM419 psf of land). The wider Subang & Glenmarie terrace factory median is RM1.42 million.
• Registered rent: terrace factories in Subang & Glenmarie rent at RM2.11 psf a month, a median RM5,000 a month for about 2,250 sq ft.
• Do not assume freehold or heavy use. Registered records on these roads show both freehold and leasehold titles, and the local plan's terrace factory class covers light and medium industry only.

If you searched for Subang Light Industrial Park or Taman Perindustrian USJ 1, you probably saw a unit advert and want to know where it really is, what it should cost and what could go wrong. This guide answers those questions from state, council and JPPH records. For a profile of all the Subang Jaya estates, see our Subang Jaya industrial areas page.

Is Subang Light Industrial Park the same as Taman Perindustrian USJ 1?

Not quite, and official records explain the confusion. The Selangor State Assembly's list of industrial areas by council puts four entries under MBSJ that overlap here: Taman Industri Subang/Sungai Penaga, Taman Perindustrian Subang (USJ 1), Taman Perindustrian USJ 1 and Kawasan Perindustrian USJ 1. MBSJ's own industrial waste contractor list adds "Subang Light Industrial, USJ 1" and "Tmn Perindustrian Sungai Penaga" for addresses on the same cluster of roads.

This table sorts the names by the road they usually attach to.

Names that are a different place

• Subang Hi-Tech Industrial Park is in Batu Tiga, not USJ 1.
• Subang International Light Industrial Park is recorded under Mukim Baru Subang, a separate estate despite the similar name.
• Taman Perindustrian Subang Utama is in Section 22, Shah Alam. Jason Low covers it in this guide.
• Sime UEP Industrial Park is the neighbouring estate on the Jalan TP roads.

One trap for price comparisons: in JPPH-registered transfers, the label "Prime Subang Light Ind." also appears on Jalan PJU 1A addresses in Taman Perindustrian Jaya, which is not this estate. Check the road before you trust a comparable.

Where is it, and how do lorries and workers get there?

Both estates are in USJ 1, Subang Jaya, in Petaling district. Persiaran Subang Permai runs through USJ 1 and meets Persiaran Kewajipan, the route motorists use towards the Shah Alam Expressway (Kesas) and the Federal Highway, as The Star reports. In a straight line, the Subang Jaya estates are about 19 to 24 km from Northport and 32 to 36 km from KLIA.

Three local facts matter for a logistics or staff-heavy operation:

• That junction is a known pinch point. A planned flyover was scrapped because of rising costs, so MBSJ introduced coordinated smart traffic lights for the peak-hour congestion, and police direct traffic when needed.
• Workers can use the LRT. MBSJ's RM1.94 million upgrade of Persiaran Subang Permai includes a new walkway to LRT USJ 7 station, plus new kerbs, LED lights and resurfacing. It was due to finish in October 2026.
• The neighbourhood is mixed. Homes, low-cost flats and shops are close by, and a public library is planned on Jalan Subang 3. Test the route at peak hour with the heaviest lorry you will actually use before you commit.

What kind of factories are there, and who operates here?

Most of the stock is small. JPPH-registered transfers since 2010 show Taman Perindustrian Subang Mewah (the USJ 1 roads) as mostly terrace factories on plots of about 2,000 sq ft. Subang Light Industrial Park is also mainly terrace factories, with some flatted units. Sungai Penaga has more variety: a typical plot of about 4,100 sq ft, with detached factories and warehouses among the lots that have changed hands.

The state's list of manufacturing projects approved from 2022 to 2024 shows the range of working manufacturers on these roads:

How much does a factory cost at Subang Light Industrial Park?

These are JPPH-registered figures for the 24 months to August 2026, from our Subang & Glenmarie transaction page. Every psf figure is per sq ft of land, not built-up area. They count recorded deals only, not every unit sold.

Taman Perindustrian USJ 1 has no separate line in that table, so use the area benchmark for the wider Subang & Glenmarie area below. Note that it also takes in Glenmarie and Bandar Sunway.

A sample of 7 or 8 deals moves easily with one unusual unit, so treat the park lines as a sense check and compare the psf of land only within the same factory type. To see what is on the market now, browse factories for sale in Subang.

How much is the rent?

Registered tenancies in Subang & Glenmarie over the same 24 months have a median of RM2.00 psf a month, typically RM1.40 to RM2.80, on a typical 24-month term.

Compare these with factories for rent in Subang, and work out the agreement's cost with our tenancy stamp duty calculator.

What should you check before buying or renting here?

1. Road, lot and title. Match the advert's estate name to the road and lot on the title. Names are not reliable here, and postcodes vary too.
2. Tenure. Registered records on the Jalan Subang and Jalan Industri USJ 1 roads include both freehold (kekal) and leasehold (pajakan). Read the actual title, including any lease expiry and conditions. In Subang & Glenmarie, freehold factories show a median of RM2.4 million (71 deals) against RM1.44 million for leasehold (90 deals), but that gap mixes location, size and type, not tenure alone.
3. Your activity against the land-use class. The local plan's control volume lists terrace factories (class C1) for light and medium industry. Semi-detached (C2) and detached (C3) classes also cover heavy industry. Ask MBSJ's planning department before you sign if your process is close to the line.
4. Extensions and approvals. Older units are often altered. MBSJ states that it can raise the assessment for an extension even where no CFO or CCC was issued, so a higher tax bill does not prove the extension is legal. Ask for the approved plans and the CCC.
5. Flood history. On 17 October 2026 the USJ 1 monitoring station recorded 113.5 mm of rain, the highest in Selangor that day, and low-lying pockets of USJ 1 flooded for about 15 minutes. Drainage works, including an on-site detention pond in the USJ 1 industrial area, helped, but more measures are still being studied. Ask the neighbours about 2019 and October 2026, and check the unit's floor level against the road.
6. Waste and supply. Get the latest TNB bill and the rated supply from the owner. MBSJ publishes a panel list of industrial and commercial waste contractors, and several are based nearby.

Who handles the licence and assessment tax?

MBSJ handles both, whichever name the advert uses. Confirm the council on the unit's latest bill.

Business licence

MBSJ's online procedure runs through its Ezy MBSJ portal:

1. Register or log in at Ezy MBSJ and select the MBSJ logo.
2. Choose Lesen / Permit, then Permohonan Lesen (eLesen).
3. Select Permohonan Lesen Perniagaan dan Iklan, and read steps 1 to 4 with the user manual.
4. Apply under step 4, then print the result.

The licensing department's customer charter gives 14 days for a normal-category application. You can reach it on 03-8026 3173 or at pelesenan@mbsj.gov.my.

Assessment tax

MBSJ's formula is annual value multiplied by the rate. Annual value is the estimated gross yearly rent for a building, and 10% of market value for vacant land. MBSJ's revaluation FAQ says the state decided on a revaluation from 1 January 2025, with increases capped at 25%. Its worked examples use 4% for residential and 5% for business, but it gives no industrial rate, so read the rate on the unit's bill and ask for the seller's latest notice.

You can pay through the Ezy MBSJ portal, the Gemilang MBSJ app, kiosks or JomPAY (biller code 6585).

What is changing around USJ 1?

The direction is less industrial land, not more. The Subang Jaya Local Plan 2035, gazetted in May 2022, shows industrial land across the MBSJ area falling from 1,183.87 hectares in 2010 to 909.35 hectares in 2035. One of its strategies is moving industrial clusters towards high-value areas. Its survey also counted 28% of industrial buildings in the council area (467 units) as not operating.

Redevelopment pressure is real here. In 2017, Sunway agreed to buy four parcels of freehold industrial land totalling 5.99 hectares in the area from a Jaks Resources unit, planning warehouses first and mixed-use development later. That was a 2017 plan, not a confirmed project. The local plan also proposes a bridge over Sungai Klang linking Bandar Metro Puchong with USJ 1, and a riverfront project in USJ 1. Both are proposals, so ask MBSJ whether anything affects your lot.

For an owner-occupier, a shrinking industrial supply can support long-term value. For a tenant, it is one more reason to ask about the landlord's plans and agree a renewal option.

Frequently Asked Questions

Where is Subang Light Industrial Park?

It is in USJ 1, Subang Jaya, Selangor, on the Jalan Subang roads around Persiaran Subang Permai. It comes under Majlis Bandaraya Subang Jaya in Petaling district. Local records also call the same strip Sungai Penaga or Taman Industri Subang.

What is the postcode for Taman Perindustrian USJ 1?

Addresses on the Jalan Industri USJ 1 roads use 47600 Subang Jaya. Addresses on the nearby Jalan Subang roads appear with both 47600 and 47610, and an older 47500 also turns up in council records. Use the postcode on the unit's title, assessment bill or company registration.

Is Subang Light Industrial Park the same as Subang Hi-Tech Industrial Park?

No. Subang Light Industrial Park is in USJ 1, while Subang Hi-Tech is a separate park in Batu Tiga. Subang International Light Industrial Park and Taman Perindustrian Subang Utama are also different places, so always confirm the road and lot.

How much is the rent at Subang Light Industrial Park?

There is no separate registered rent line for the park. The nearest benchmark is the terrace factory in Subang & Glenmarie: RM2.11 psf a month, or a median RM5,000 a month for about 2,250 sq ft, based on 63 registered tenancies over 24 months. Rent for a specific unit will depend on its condition, power and access.

Is Subang Light Industrial Park freehold or leasehold?

Both. JPPH-registered transfers on these roads include freehold and leasehold units, sometimes on the same road. Never rely on an estate-wide description: check the title for the exact lot, including any lease expiry and conditions.

Which council covers Taman Perindustrian USJ 1?

Majlis Bandaraya Subang Jaya (MBSJ), whose headquarters is at Persiaran Perpaduan, USJ 5. The state's list of industrial areas places Taman Perindustrian USJ 1, Kawasan Perindustrian USJ 1 and Taman Industri Subang/Sungai Penaga under MBSJ. Licences, building plans and assessment tax all go to this council.

Can heavy industry operate in a terrace factory here?

The local plan lists terrace factories (class C1) for light and medium industry only, while heavy industry appears under the semi-detached and detached classes. A heavy process in a terrace unit is therefore unlikely to fit. Get MBSJ's view in writing before you buy or sign a lease.

This guide is general information, not legal or tax advice. Confirm title, tax and licensing matters with a lawyer and with MBSJ.

FactoryHub is dedicated to helping every client find the right factory or warehouse. For a unit in USJ 1 or elsewhere in Subang Jaya, contact Peter Tan (REN 12771) at 016-666 6872 or Jason Low (PEA 1478) at 012-288 1834.