Tiara Industrial Park 7, Kajang: Location, Factory Specs, Price and What to Check Before You Buy

Key Takeaways

• Tiara Industrial Park 7 (TIP7) is a freehold light and medium industry scheme by Kueen Lai Group, marketed under Kajang and the Semenyih corridor, on 93 acres beside the Kajang-Semenyih Bypass. Phase 1 comprises 14 semi-detached factories and 100 cluster factories.
• The two unit types offer 22,226 sq ft and 12,573 sq ft of floor. About half of the warehouse floor in each is upstairs, on a level the brochure rates at half the ground floor's load, so test your operation against that first floor before you commit.
• The developer's website publishes no price, and we found no TIP7 entry in the JPPH-registered data. The closest registered benchmark is the semi-detached factory: a median RM3.6 million (RM263 psf of land) in Semenyih & Beranang, and RM5.17 million (RM447 psf of land) in Kajang, Balakong & Bangi.
• A factory bought from a developer sits outside the housing law that protects homebuyers. Your protection is what the Sale and Purchase Agreement (SPA) says, so get the title, approvals, specifications and delivery date in writing.
• The council is Majlis Perbandaran Kajang (MPKj) under either name, because its area covers both Mukim Kajang and Mukim Semenyih.

Tiara Industrial Park 7 is a new freehold factory scheme in Hulu Langat district, Selangor. This guide sets out what the developer has published about it, what the registered market around it looks like, and what a buyer should check, because several things people search for (price, completion date, rent) are not yet on public record.

Where Is Tiara Industrial Park 7, and Is It in Kajang or Semenyih?

The developer's project page gives the location as Kajang and describes the park as being in the Semenyih corridor. Its brochure shows the site beside the Kajang-Semenyih Bypass (Pintasan Kajang-Semenyih), with its own highway entrance.

Both names lead to the same council. MPKj covers 787.61 sq km across six mukims, including Kajang and Semenyih. Assessment tax, building plans and business licences go to MPKj either way. The mukim printed on your title decides how the land is described at the land office.

How far is it from Kuala Lumpur and Port Klang?

These are the developer's own figures from the brochure, not independent measurements.

The project page lists LEKAS, SILK and PLUS as minutes away, and its page summary mentions direct CKE access. Drive the route yourself in a lorry at the hours you will run. If containers are your main traffic, 63 km each way is a real haulage cost to set against a factory closer to the port.

Who Is the Developer of Tiara Industrial Park 7?

The brochure names the developer as Kueen Lai Villa Sdn Bhd (635984-W), a subsidiary of Kueen Lai Group. Its sales and marketing office is at No. 3 Jalan Damai Mewah 1, Taman Damai Mewah, off Jalan Semenyih, 43000 Kajang, open daily from 10 am to 5 pm. The group's website lists +603-8739 4322 and enquiry@kueenlaigroup.com.my.

The group has built factories before. The Edge reported in 2013 that an earlier Tiara Industrial Park in Semenyih was 10 two-storey semi-detached factories on 4.41 acres of freehold land, completed in 2011. The brochure also lists Tiara Sentral in Nilai 3, with 70 semi-detached factories completed in 2015, and Tiara Industrial Park 3.

What Can You Buy? Semi-D and Cluster Specifications

The figures below come from the brochure's floor plans. Areas are in square feet.

Across the scheme the brochure lists floor loading of 4 ton on the ground floor and 2 ton on the first floor, 200 to 300 amp power, a cargo lift and a passenger lift, solar panels, a smart security system and a 16 ft fence. It also plans a centralised labour quarter of 8 buildings with 2,500 beds, plus a food court. The master layout marks a further area as "future phase", so 114 units is Phase 1, not the whole 93 acres.

What should you test in those numbers?

• Half the warehouse is upstairs. A semi-D's 19,153 sq ft is 9,543 sq ft below and 9,610 sq ft above. If forklifts and racking run on one level, compare the ground floor figure with other factories, not the total.
• The lift decides how useful the first floor is. The brochure does not give the cargo lift's capacity or car size. Get both, then check your heaviest pallet and your pallet truck against them.
• Floor loading has no unit area in the brochure. It says "4 ton" and "2 ton". Ask for the design load per square metre in writing, then run your racking through our floor loading calculator.
• Height may not be clear height. The 7.5 m and 4.5 m figures come from a section drawing. Ask for the clear height under beams and sprinklers on each floor.
• The yard is short for a long trailer. The floor plans show 40 ft at the front of both types and 25 ft down one side. A 40 ft container is as long as that front yard, so ask to see a lorry turning path.
• Power is a range. The brochure does not say which type gets 200 or 300 amp. Confirm the figure for your unit against your connected load.
• The drawings differ in places. The master layout legend gives the semi-D as 60 ft x 155 ft, while the floor plan shows 60 ft x 160 ft.

How Much Is a Factory in Tiara Industrial Park 7, and What Is the Rent?

The developer's project page gives no price, so ask its sales office for the current price list. We found no TIP7 entry in the JPPH-registered data for either neighbouring area, and no registered tenancy. These are the registered figures around it, for the 24 months to August 2026. Every sale psf is per sq ft of land, not built-up area.

There is no cluster factory line for these two areas. Across Selangor and Kuala Lumpur, cluster factories recorded 25 deals, at a median RM2.89 million and RM356 psf of land, on a median 7,804 sq ft.

Use these as context, not as a TIP7 valuation. A TIP7 semi-D sits on 85 ft x 225 ft of land (19,125 sq ft) across several floors, which is unlike the typical older semi-D in the data. Freehold alone does not explain a higher price either: in Semenyih & Beranang, freehold factories had a median price of RM3.1 million (135 deals) against RM1.93 million (37 deals) for leasehold, and the gap mixes location, size and type, not tenure alone.

What Should You Check Before Booking a Unit?

1. Read the current title, not the brochure. The developer describes "fully titled industrial plots" and individual titles. Have your lawyer search the title and confirm its category and express condition allow industry. Our land titles guide explains what to read.
2. Ask what you are actually buying. The project page mentions both "ready-to-build lots" and factory units. Confirm whether the price covers a completed building, and whether a separate title exists for your lot at signing.
3. See the planning permission and approved building plans. Ask for the Kebenaran Merancang and the MPKj-approved plan for your unit type.
4. Write the specifications into the SPA. The brochure states its contents "cannot form part of an offer or contract" and that its illustrations are artist's impressions. If floor load, height, power or the lift matters to you, put it in a schedule to the SPA.
5. Fix a delivery date and late compensation. The developer's website and brochure give no completion date, so the date in your SPA is the one that counts.
6. Plan for the CCC. Your business licence, Bomba approval and insurance all lean on it. See our CCC guide.
7. Ask about monthly charges. Get any security or park service fee in writing.
8. Check the bank first. Ask how your bank would finance a factory bought before completion, before you pay a booking fee.

Why read the title when the brochure says industrial?

A public filing shows why. In September 2025, Asian Pac Holdings told Bursa Malaysia that a subsidiary was selling Lot 7141, Mukim of Semenyih, to Kueen Lai Properties Sdn Bhd. The filing describes 88.26 acres of vacant freehold land between Bandar Sunway Semenyih and the Kajang-Semenyih Bypass, with no category of land use and an express condition of "Pertanian" (agriculture).

We could not confirm that this lot is part of TIP7, and its area differs from the 93 acres in the brochure, so we do not say it is. Nor does it show anything is wrong, since land can be converted after a sale. The point is general: land in this corridor can carry an agricultural condition until it is converted, and only a current title search tells you where your lot stands today.

What changes compared with buying a house?

The Housing Development (Control and Licensing) Act 1966 protects buyers of "housing accommodation". A National House Buyers Association paper gives the example of a building with a flatted factory, a shop and an office, and says the project "will not be governed by the Act". Buyers in that position rely on contract law.

That may change. Bernama reported in August 2026 that a new Property Development Act is in the final stage of review and will extend beyond housing to commercial property such as shop lots. Industrial property was not mentioned, and the Act is not yet law, so ask your lawyer what applies on the day you sign.

What about the labour quarter?

A planned quarter on site could help, but it does not lift the employer's duty. A Penang state executive told The Star in February 2026 that employers must comply with Act 446, including obtaining a Certificate of Accommodation from the Labour Department. The same paper reported fines of up to RM50,000 per offence. Ask who will run the quarter, what a bed costs, and whether it will be ready and certified when your factory opens.

New Unit at TIP7 or a Ready Factory Nearby?

If you need to run within months, a ready unit is the realistic route. In the JPPH data, the most active park in Semenyih & Beranang is Bandar Teknologi, with 43 deals in 24 months, and the brochure places Bandar Teknologi 2.3 km from TIP7. You can browse factories for sale in Semenyih to compare.

Frequently Asked Questions

Where is Tiara Industrial Park 7?

It is beside the Kajang-Semenyih Bypass in Hulu Langat district, Selangor. The developer gives the location as Kajang and describes it as being in the Semenyih corridor. The developer's sales office is at No. 3 Jalan Damai Mewah 1, Taman Damai Mewah, off Jalan Semenyih, 43000 Kajang.

Who is the developer of Tiara Industrial Park 7?

The developer named in the brochure is Kueen Lai Villa Sdn Bhd, a subsidiary of Kueen Lai Group. The group built an earlier Tiara Industrial Park in Semenyih, completed in 2011, and Tiara Sentral in Nilai 3, completed in 2015.

Is Tiara Industrial Park 7 freehold?

The developer markets it as freehold with individual titles. Have your lawyer confirm this with a current title search, and check that the land's category and express condition allow industry. Also confirm whether your individual title exists at signing or will be issued later.

What is the price of a factory in Tiara Industrial Park 7?

The developer's project page does not publish a price, so ask its sales office for the current list. For context, JPPH-registered semi-detached factories had a median of RM3.6 million in Semenyih & Beranang and RM5.17 million in Kajang, Balakong & Bangi over the 24 months to August 2026. Those are other estates, not TIP7 prices.

Can I rent a factory in Tiara Industrial Park 7?

We found no registered TIP7 tenancy, and the developer's material describes units for sale. Any rental would depend on an individual owner once units are complete. Registered factory rents around it had a median of RM1.22 psf a month in Semenyih & Beranang and RM1.55 psf a month in Kajang, Balakong & Bangi.

What is the contact number for Tiara Industrial Park 7?

The Kueen Lai Group website lists +603-8739 4322 and enquiry@kueenlaigroup.com.my. The brochure says the sales office opens daily from 10 am to 5 pm.

When will Tiara Industrial Park 7 be completed?

The developer's website and brochure that we read give no completion date. Ask for the delivery date and the compensation for late delivery to be written into your SPA, because that is the date you can enforce.

Which council handles Tiara Industrial Park 7?

Majlis Perbandaran Kajang (MPKj). Its area covers both Mukim Kajang and Mukim Semenyih, so the council is the same under either name. Assessment tax, building plans and business licences go to MPKj.

This guide is general information, not legal or tax advice. Have your own lawyer review the title and the SPA before you pay. Specifications are the developer's and may change.

FactoryHub is dedicated to helping every client find the right factory or warehouse. For a factory or warehouse in Kajang, Semenyih or the rest of Selangor, contact Peter Tan (REN 12771) at 016-666 6872 or Jason Low (PEA 1478) at 012-288 1834.