Taman Industri Sijangkang Utama, Telok Panglima Garang: Location, Council, Factory Prices and What to Check
Taman Industri Sijangkang Utama sits in Sijangkang, Telok Panglima Garang, under MPKL Zone 2. Here is where it is, what JPPH data shows on prices and rent, and what to check on the land title.
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- Peter TanREN 12771 · 016-666 6872
Key Takeaways
- Taman Industri Sijangkang Utama is a small industrial estate in Sijangkang, inside Mukim Telok Panglima Garang in the Kuala Langat district of Selangor, postcode 42500. It is not in Klang district, even though it lies north of Telok Panglima Garang town on the Klang side.
- The Kuala Langat Municipal Council (MPKL) lists it in its Zone 2 with Taman Industri Sijangkang Jaya, Kawasan Perusahaan Kebun Baru and the Telok Panglima Garang industrial area. Premises licences, building approvals and assessment tax all go to MPKL, not to the Klang city council.
- JPPH-registered deals for the Telok Panglima Garang and Jenjarom area, which includes Sijangkang, show a median terrace factory price of RM1.48 million and industrial land at RM75 psf of land over the 24 months to August 2026. The median registered factory rent was RM1.45 psf a month.
- Jalan Sijangkang Utama has an enforcement record: a 2024 Notice 7A on agricultural land used as a waste site, and lorries seized for illegal dumping in June and September 2026. Check the land category and approvals of the exact lot, not only the estate name.
- Housing estates share the same council zone and sit close to the industrial lots, so trailer access, noise, smell and working hours matter more here than in a stand-alone industrial park.
Where is Taman Industri Sijangkang Utama?
Sijangkang, or Kampung Sijangkang, is a village in Mukim Telok Panglima Garang in the Kuala Langat district, with the postcode 42500, and it is run by Zones 1 and 2 of MPKL (Wikipedia: Sijangkang). Addresses in the estate use Jalan Sijangkang Utama, the road named in news reports about the area (The Star, 29 July 2024). Our Telok Panglima Garang industrial park page puts Sijangkang about 11 km from Northport in a straight line; by road it is further, so time the trip with a loaded lorry.
The Sijangkang estates at a glance
MPKL's councillor page lists the estates and housing areas of each zone (MPKL: Profil Ahli Majlis):
| Area | MPKL zone | What MPKL lists in the same zone |
|---|---|---|
| Taman Industri Sijangkang Utama | Zone 2 | Taman Sijangkang Jaya, Taman Perwira, Taman Sri Medan, Taman Desawira, Taman Bentara, Kampung Batu 9 Kebun Baru |
| Taman Industri Sijangkang Jaya | Zone 2 | Same zone as above |
| Kawasan Perusahaan Kebun Baru | Zone 2 | Same zone as above |
| Kawasan Perindustrian Telok Panglima Garang | Zone 2, part in Zone 4 | Zone 4 also holds the TPG free trade zone and Telok Mengkuang |
| West Sijangkang (Kampung Sijangkang, Kampung Medan) | Zone 1 | Ten housing estates, no industrial area listed |
The practical point: Sijangkang Utama and Sijangkang Jaya are two separate estates under one councillor, and both share the zone with five housing estates.
Is Sijangkang part of Klang?
No. Sijangkang is in Kuala Langat district. It lies on the Klang side of Telok Panglima Garang, but the authorities are those of Kuala Langat. MPKL's office is at Telok Datok, 42700 Banting (JPBD Selangor), and title matters go to the Kuala Langat District and Land Office (Media Selangor, 30 July 2024). A licence or approval from the Klang city council means nothing here.
What kind of factories and land are in Sijangkang Utama?
JPPH-registered transfers since 2010 that FactoryHub has mapped under "Bandar Sijangkang" count 18 lots, mostly warehouses and terrace factories, on a typical plot of about 6,900 sq ft (see the park page above). Only lots that changed hands are counted, so the real number of buildings is higher.
The road also runs past vacant and farm land. The 2024 case on Jalan Sijangkang Utama involved land zoned for agriculture (The Star), and in August 2026 MPKL was flying a drone over a lot on the same road to watch land filling (Media Selangor, 4 September 2026). Expect a mix of built factories and warehouses, open yards, land being filled and plots that are still agricultural on the title.
How much does a factory cost in Sijangkang?
FactoryHub groups JPPH records for Sijangkang with Telok Panglima Garang and Jenjarom. These are JPPH-registered transactions in the 24 months to August 2026, and every sale psf is per sq ft of land:
| Type | Deals | Median price | Typical range | Price psf of land | Median land |
|---|---|---|---|---|---|
| Terrace factory | 23 | RM1.48 million | RM1.25 million to RM1.73 million | RM725 psf of land | 2,302 sq ft |
| Cluster factory | 8 | RM4.51 million | RM4.21 million to RM5.85 million | RM311 psf of land | 13,153 sq ft |
| Semi-detached factory | 25 | RM6.67 million | RM5.11 million to RM10.34 million | RM308 psf of land | 24,725 sq ft |
| Detached factory | 9 | RM14.41 million | RM7.79 million to RM17 million | RM198 psf of land | 51,753 sq ft |
| Industrial land | 13 | RM6 million | RM3.3 million to RM7.28 million | RM75 psf of land |
For comparison, JPPH-registered industrial land in Klang and Port Klang went for RM90 psf of land and detached factories for RM270 psf of land over the same period. The full tables are on the Telok Panglima Garang and Jenjarom transaction prices and rents page.
Factory rent
The area recorded 58 factory tenancies in 24 months, with a median rent of RM1.45 psf a month (typical RM0.92 to RM1.96 psf) and a typical term of 24 months. Terrace factories rented at RM1.34 psf a month, a median of RM1,800 for about 1,300 sq ft. Detached factories rented at RM1.51 psf a month, a median of RM20,000 for about 14,200 sq ft. Work out your stamp duty and legal fees with the legal fees and stamp duty calculator.
Which offices deal with a factory in Sijangkang?
| What you need | Who handles it | Notes |
|---|---|---|
| Premises or factory licence | MPKL Licensing Department | Unlicensed premises were found in the May 2026 operation |
| Building plans and planning permission | MPKL Building Control and Development Planning | Submissions go through OSC Atas Talian (OSC3), linked from the MPKL portal |
| Assessment tax (cukai taksiran) | MPKL | Pay through SMART Cukai MPKL |
| Quit rent, title and land use conditions | Kuala Langat District and Land Office | This office issued the 2024 Notice 7A |
| Zoning | Rancangan Tempatan Kuala Langat 2030 | Its third amendment draft was on public display from 17 November to 19 December 2025 |
| Open burning, dumping, pollution | MPKL and the Department of Environment | Both took part in the 2024 site visit |
What has MPKL found around Jalan Sijangkang Utama?
| When | What happened | Source |
|---|---|---|
| July 2024 | Agricultural land used as an illegal waste site. The land office issued a Notice 7A under section 128 of the National Land Code, and the state said it could forfeit the land. MPKL issued a notice under section 70A(1) of the Street, Drainage and Building Act 1974, which carries up to five years' jail, a RM50,000 fine, or both | The Star, Media Selangor |
| 7 and 8 May 2026 | Integrated operation in factory areas around Jalan Puyuh: premises without licences, open burning, dumping, earthworks and structures built without approval or planning permission. 26 offence notices and 20 notification notices | Media Selangor |
| June 2026 | Two lorries seized for dumping bulk waste on the road reserve of Jalan Sijangkang Utama | Media Selangor |
| 27 August 2026 | Drone patrol over land filling found dumping on a lot; a RORO lorry was seized | Media Selangor |
| Early September 2026 | Another RORO lorry seized at about 3.30pm for running an illegal dumpsite | Media Selangor |
What this means for you: the problems sit on particular lots, usually farm land or unapproved structures, not on every factory in the estate. Checking the title and approvals of the lot is how a buyer avoids that risk, and a tenant should ask the landlord to show them before signing.
What should you check before you buy or rent in Sijangkang?
- Land category on the title. Do an official land search and confirm the category of land use and express condition say industrial. A factory on agricultural land can draw a Notice 7A. If you want to build on farm land, read how industrial land conversion works first.
- Zoning in the local plan. Check the lot in Rancangan Tempatan Kuala Langat 2030 and ask MPKL's Development Planning Department whether the amendment changes it.
- Approved plans and CCC. Match the building on site with the approved plans and the CCC. Structures built without approval or planning permission were among the offences MPKL found in May 2026.
- A licence for your activity. Ask MPKL whether your trade can be licensed at that address before you sign, and make the lease or SPA conditional on it.
- Access and neighbours. Drive the route with a 40 ft trailer, look at the next lots for dumping or burning, and note how close the houses are.
- Roof and insurance. On 15 October 2025 a storm in Kuala Langat brought down part of a building in Sijangkang and trapped a woman inside (Berita Harian). Inspect the roof sheets and fixings and make sure your policy covers windstorm.
Sijangkang Utama or the main Telok Panglima Garang estates?
Sijangkang suits users who want a smaller warehouse or terrace unit on the Klang side of Kuala Langat. The main Telok Panglima Garang industrial area and its free trade zone hold the bigger planned plants, and TPG Industrial Park was the most active estate in the registered data, with 13 deals in 24 months. For estate by estate detail, access roads and prices, read our Telok Panglima Garang industrial area guide.
Frequently Asked Questions
Where is Taman Industri Sijangkang Utama?
It is in Sijangkang, in Mukim Telok Panglima Garang, Kuala Langat district, Selangor. Addresses there use Jalan Sijangkang Utama, and the area lies north of Telok Panglima Garang town, on the Klang side. MPKL lists it in its Zone 2.
What is the postcode of Taman Industri Sijangkang Utama?
The postcode is 42500, the same as Telok Panglima Garang. Addresses are usually written as Jalan Sijangkang Utama, 42500 Telok Panglima Garang, Selangor.
Is Sijangkang under Klang or Kuala Langat?
Sijangkang is in Kuala Langat district and under the Kuala Langat Municipal Council (MPKL). It is not part of Klang district, so the Klang city council has no say over licences, building plans or assessment tax there.
Which council issues a factory licence in Sijangkang?
MPKL issues premises licences, approves building plans and collects assessment tax. Quit rent, the title and land use conditions are handled by the Kuala Langat District and Land Office.
How much is a factory in Sijangkang?
JPPH-registered deals for the Telok Panglima Garang and Jenjarom area, which includes Sijangkang, show a median of RM1.48 million for a terrace factory and RM6.67 million for a semi-detached factory over the 24 months to August 2026. Industrial land went for RM75 psf of land.
What is the difference between Sijangkang Utama and Sijangkang Jaya?
They are two separate industrial estates that MPKL lists side by side in Zone 2. Both sit among housing estates such as Taman Sijangkang Jaya and Taman Sri Medan, so check each lot on its own title, plans and licence.
Can I run a factory on agricultural land in Sijangkang?
Not lawfully without the right approvals. In 2024 the land office issued a Notice 7A on agricultural land on Jalan Sijangkang Utama that was used as a waste site, and the state warned it could forfeit the land. Convert the land use and get planning permission first.
This guide is general information, not legal or tax advice. Confirm title, zoning and licensing matters with a lawyer and with MPKL.
FactoryHub is dedicated to helping every client find the right factory or warehouse. For a unit in Sijangkang or elsewhere in Telok Panglima Garang, contact Peter Tan (REN 12771) at 016-666 6872 or Jason Low (PEA 1478) at 012-288 1834.
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