What Factory Buyers Should Know, Freehold Factory/Warehouse in Bukit Kemuning, Shah Alam (RM40M, 96,750 sqft)
Practical buyer-focused guide for a RM40M freehold factory/warehouse in Bukit Kemuning, specs, market comparables, due-diligence checklist, financing pointers and operational considerations for manufacturers and logistics operators.
Key Takeaways
- This freehold factory warehouse in Bukit Kemuning, Shah Alam has a built-up area of 96,750 sqft on a 4-acre land, priced at RM40,000,000 or RM229.57 psf of land.
- The land price of RM229.57 psf is below the Shah Alam detached factory median of RM310 psf of land in JPPH-registered transaction data for the 24 months to July 2026, offering immediate value for buyers.
- The facility features robust 2 tons/sqft floor loading and 300A electrical supply, suitable for heavy-duty industrial operations and immediate use.
- Freehold tenure provides perpetual ownership, no lease expiry concerns, enhances corporate net worth and borrowing capacity, and offers easier resale or refinancing compared to leasehold properties.
Premium Freehold Factory Bukit Kemuning: RM40M Strategic Industrial Investment
Discover this exceptional freehold factory warehouse in Bukit Kemuning Shah Alam-a rare 4-acre industrial asset offering 96,750 sqft of built-up area at RM40,000,000. At RM229.57 psf of land, this facility features robust 2 tons/sqft floor loading and 300A electrical supply, ready for immediate operations.
Why This Bukit Kemuning Factory is a Smart Investment for Manufacturers
This 96,750 sqft industrial facility offers unmatched advantages for serious buyers: freehold tenure eliminates long-term lease concerns, 4-acre land bank provides expansion flexibility, and strategic Shah Alam location ensures excellent logistics connectivity to KLIA, Port Klang, and major highways.
Market-Competitive Pricing: RM229.57 psf of Land
At RM229.57 psf of land, this Bukit Kemuning industrial property is priced below the Shah Alam detached factory median of RM310 psf of land (JPPH-registered transactions, 24 months to July 2026), offering immediate value for buyers and positioning this asset competitively for quality-conscious investors seeking substantial footprint at fair pricing.
Turnkey Large-Scale Facility: 96,750 SF Production-Ready Space
Why this massive factory warehouse stands out in Shah Alam's industrial market:
- Immediate scale: 96,750 sqft accommodates high-volume manufacturing, distribution centers, or multi-tenant operations
- Land appreciation potential: 4-acre freehold land in established Bukit Kemuning Industrial Park
- Lower per-unit cost: Large buildings usually cost less per sq ft than small units
- Institutional-grade asset: Suitable for REITs, corporate buyers, or serious industrial operators
Technical Specifications: Built for Heavy-Duty Industrial Operations
This turnkey industrial facility comes equipped with critical infrastructure:
- 2 tons/sqft floor loading: Accommodates heavy machinery, dense storage racking, and manufacturing equipment
- 300A electrical capacity: Supports light-to-medium manufacturing; expandable for heavier industrial use via TNB
- Container-accessible: Wide gates and internal yard designed for 40ft HC trailer circulation
- Compliance-ready: Includes essential drainage, fire safety systems, and council-approved infrastructure
Freehold Tenure Advantages: Eliminate Long-Term Lease Risks
Secure permanent ownership with this freehold industrial property:
- No lease expiry concerns: Unlike leasehold properties requiring renewal, freehold offers perpetual ownership
- Balance sheet strength: Freehold assets enhance corporate net worth and borrowing capacity
- Exit flexibility: Easier resale or refinancing compared to leasehold with diminishing tenure
- Generational asset: Ideal for family businesses planning multi-decade operations
Strategic Location Benefits: Shah Alam's Industrial Hub Advantage
Bukit Kemuning's prime industrial positioning delivers operational efficiency:
- Highway connectivity: Direct access to Kemuning-Shah Alam Highway, KESAS, Federal Highway
- Airport access: 35-40 minutes to KLIA for air freight and international logistics
- Mature industrial ecosystem: Surrounded by established manufacturers, suppliers, and industrial services
- Worker accessibility: Near residential areas with public transport links
Ideal Buyer Profiles: Who Benefits Most from This Asset
This 96,750 sqft facility is perfect for:
Manufacturing Corporations: Automotive parts, electronics assembly, F&B production, pharmaceutical manufacturing requiring substantial floor space and heavy loading capacity.
Logistics & 3PL Operators: Regional distribution centers, e-commerce fulfillment hubs, cold chain facilities leveraging Shah Alam's strategic location between port and airport.
Industrial Investors: REITs, family offices, or institutional buyers seeking stable freehold assets with strong tenant demand in Malaysia's premier industrial corridor.
Business Expansion: Companies outgrowing smaller facilities (10,000-50,000 sqft) ready to consolidate operations and scale production capacity.
Financing-Friendly Asset: Bank Loan & Valuation Advantages
Banks favor established freehold industrial properties like this:
- Owner-occupier LTV: Banks publish maximums of 85% to 90% of value for commercial and industrial property; the actual margin depends on the company's financials
- Investment LTV: Depends on the rental income and the tenant; ask the bank for an in-principle offer before you sign
- Strong collateral value: Freehold tenure + substantial land size = favorable bank valuations
- Flexible financing: Staged draw-down available for buyers planning power upgrades or renovations
Value Proposition: Below-Market Pricing for Large Footprint
Compare this RM40 million investment opportunity to market alternatives:
- Shah Alam detached factory median: RM310 psf of land (JPPH-registered, 24 months to July 2026) vs this property's RM229.57 psf of land = below market
- Comparable large units: Other 80,000-120,000 sqft listings range RM450-600 psf
- Land value alone: RM229.57 psf for 4 acres in established industrial zone is highly attractive
- Replacement cost: Building new with equivalent specs would exceed RM500 psf plus 18-24 month construction time
Investment Upside: Multiple Revenue & Exit Strategies
Maximize ROI with this versatile industrial asset:
- Single-tenant premium: Lease entire facility to multinational or large local manufacturer (above the JPPH-registered median of RM1.73 psf/month for Shah Alam factory tenancies over the 24 months to July 2026)
- Multi-tenant strategy: Subdivide into 2-3 units for diversified rental income and reduced vacancy risk
- Sale-leaseback potential: Sell to REIT while securing long-term tenancy for your operations
- Land bank play: Hold for 5-10 years as a long-term Shah Alam industrial land position (JPPH-registered industrial land sales here: median RM210 psf of land)
- Redevelopment option: Future-proof with potential for multi-storey expansion on 4-acre site
Ready for Immediate Operations: Move-In Timeline
This turnkey facility accelerates your business deployment:
- Existing infrastructure: No need to wait 18-24 months for new construction
- Immediate revenue generation: Start operations or leasing within 30-60 days post-acquisition
- Reduced capex uncertainty: Existing building vs construction cost overruns and delays
- Proven facility: Existing systems reduce operational risk vs untested new builds
Risk Mitigation: What Smart Buyers Should Verify
Before finalizing your purchase of this industrial property, conduct due diligence:
- Structural certification: Engage qualified engineer to verify 2 tons/sqft floor loading claims
- Electrical assessment: Confirm 300A capacity and evaluate TNB upgrade options if needed
- Title verification: Ensure clean freehold title with no caveats or encumbrances
- Zoning compliance: Verify current industrial zoning matches your intended use
- Independent valuation: Bank-grade valuation supports financing and confirms fair market value
Market Timing: Why Buy This Bukit Kemuning Factory Now
- Supply constraint: Large freehold industrial assets (90,000+ sqft) rarely come to market in Shah Alam
- E-commerce boom: Malaysia's logistics sector growing 8-10% annually, driving warehouse demand
- Reshoring trend: Manufacturers relocating from China seeking Malaysian production bases
- Infrastructure development: Selangor government investing in industrial zones and transportation links
- Below-market entry: RM229.57 psf of land, below the Shah Alam detached factory median of RM310 psf of land, offers a buffer against short-term market fluctuations
Competitive Advantage: What Sets This Property Apart
Among Shah Alam industrial properties, this factory excels:
- Scale + price combination: Rare 96,750 sqft at sub-RM450 psf in established area
- Freehold tenure: Vs majority leasehold (60-99 years) in newer industrial parks
- Immediate availability: Vs 18-24 month wait for new developments
- Proven location: Mature Bukit Kemuning vs speculative new industrial zones
- Upgrade-friendly: 4 acres allows future expansion vs land-locked smaller units
Financial Modeling: Project Your Returns
Conservative ROI scenarios for this RM40M asset:
- Rental yield: At RM2.00 psf, generate RM193,500/month (RM2.32M annually) = 5.8% gross yield
- Capital appreciation: possible upside on top of rent, but no annual growth rate is assured, so base the case on rental income
- Leverage benefit: With 70% LTV (RM28M loan), equity returns rise when rental income exceeds the financing cost
- Tax advantages: Industrial building allowance (IBA) provides tax deductions on building value
Next Steps: Schedule Your Private Viewing
Serious buyers interested in this premium Bukit Kemuning factory should:
- Site inspection: Verify specifications, loading areas, ceiling heights, and overall condition
- Financial pre-approval: Secure bank financing commitment before making formal offer
- Professional assessment: Engage structural engineer and electrical consultant for technical review
- Legal due diligence: Conduct title search and verify all permits and approvals
- Business case validation: Confirm operational fit and projected ROI vs your business requirements
This rare large-scale freehold asset won't stay on the market long. Properties of this caliber in Shah Alam typically attract multiple interested parties within weeks.
Factories and Warehouses in Port Klang
Archived catalogue records with power, ceiling height and floor loading for every unit:
