Kota Kemuning Industrial Park 2026: Location, Factory Prices, Rents & Guide
Kota Kemuning Industrial Park sits in Section 31, Shah Alam, under MBSA. JPPH-registered Shah Alam terrace factories sold at a median RM1.13 million and rented at RM1.79 psf a month. Location, highways, buying costs and a checklist.
Key Takeaways
- Where it is: Kota Kemuning Industrial Park (Taman Perindustrian Kota Kemuning) is the factory quarter in the south-east corner of the Kota Kemuning township, Section 31, 40460 Shah Alam, Selangor, under Majlis Bandaraya Shah Alam (MBSA). Most units are freehold terrace and semi-detached factories on the Jalan Anggerik Mokara roads.
- Sale prices (JPPH-registered, Shah Alam): terrace factories had a median of RM1.13 million (RM484 psf of land) over 70 deals in the 24 months to August 2026; semi-detached factories RM5.92 million (RM514 psf of land).
- Rents (JPPH-registered, Shah Alam): terrace factories rented at a median RM1.79 psf a month, or RM4,400 a month for about 2,600 sq ft; the typical registered term was 24 months.
- Access: the township sits off KESAS, and the 14.7 km Kemuning-Shah Alam Highway (LKSA) connects KESAS in the south to the Federal Highway in the north.
- Extra costs: stamp duty on the transfer is 1% to 4% by band, the scale legal fee is 1.25% on the first RM500,000 and 1% on the next RM7 million, and rent attracts 6% service tax from SST-registered landlords since 1 January 2026.
Kota Kemuning Industrial Park is a mature, mostly freehold estate of terrace and semi-detached factories in Section 31, Shah Alam, between Klang and Subang Jaya, reached off the KESAS highway. It is run by MBSA, it was planned as part of a township of about 1,820 freehold acres, and it is almost fully built, so most deals are resales between owner-occupiers. This guide covers where the park is, what factories cost and rent in Shah Alam on JPPH-registered data, what buying or renting really costs on top, the neighbouring estates that get mixed up with it, and what to check before you sign.
For the park profile, its roads and the units BuyKlang has inside it today, see the Kota Kemuning Industrial Park (Section 31) park page.
Where is Kota Kemuning Industrial Park?
Kota Kemuning is a township of about 1,854 acres in Section 31, Shah Alam, developed by Gamuda Land; the township office address is Jalan Anggerik Vanilla, Kota Kemuning, Section 31, 40460 Shah Alam. The Edge describes it as 1,820 freehold acres of former plantation land that DRB-Hicom and Gamuda Land began turning into a township from 1994. The same report places the industrial component in the south-east corner of the township, with most factories on the Anggerik Mokara roads, launched in 1995 and 1996, and a smaller batch added in 2006.
So when people search for "Kota Kemuning industrial park", they usually mean one of three things:
- The original Kota Kemuning Industrial Park (Section 31, Jalan Anggerik Mokara): terrace and semi-D factories, owner-occupiers in the majority.
- Newer schemes on the Kemuning side of Shah Alam, such as Nouvelle Kemuning Industrial Park, which are mostly larger semi-D units.
- The neighbouring estates that agents loosely file under "Kota Kemuning": Berjaya Park around Jalan Sungai Kayu Ara 32/37 in Section 32, Bukit Kemuning and Bukit Rimau. These are profiled on our Shah Alam Section 32 park page.
The local authority for all of these is MBSA (Majlis Bandaraya Shah Alam), which is who you check with on permitted use, renovation approvals and signage. Kota Kemuning is part of the wider Shah Alam factory market, but it behaves differently from the older sections such as Section 15 or 16.
What kind of businesses use the park?
The original stock was built for light industry: workshops, light assembly, trading companies that need storage next to an office, printing, and small food processing. The Edge put the original terrace factories at 3,251 to 3,897 sq ft on one or one-and-a-half storeys, and noted that they are mostly owner-occupied. That is why the park suits SMEs that want a permanent base close to Klang, Subang Jaya and Petaling Jaya, and suits heavy industry less well.
How much is a factory for sale in Kota Kemuning in 2026?
BuyKlang's registered market data groups Kota Kemuning under Shah Alam. The table below is JPPH-registered transactions for Shah Alam in the 24 months to August 2026, from our Shah Alam transaction prices and rents page. These are the registered records available so far, not every unit sold. Every sale psf figure is per square foot of land, not built-up, so compare psf only within the same factory type.
| Shah Alam, 24 months to August 2026 | Deals recorded | Median price | Typical range | Median psf of land | Median land |
|---|---|---|---|---|---|
| Terrace factory | 70 | RM1.13 million | RM840,000 to RM1.79 million | RM484 | 2,002 sq ft |
| Semi-detached factory | 66 | RM5.92 million | RM4.62 million to RM7.14 million | RM514 | 10,779 sq ft |
| Detached factory | 20 | RM16 million | RM13.61 million to RM36.2 million | RM335 | 67,901 sq ft |
| Industrial land | 6 | RM20.77 million | RM19.94 million to RM36.1 million | RM210 | n/a |
What the table says for a Kota Kemuning buyer:
- Terrace factories are the entry point. Most of the original Kota Kemuning stock is terrace, and the Shah Alam terrace median was RM1.13 million, with a typical range of RM840,000 to RM1.79 million. Where a given unit sits in that range depends on its land and built-up area, power supply, condition and approvals.
- Semi-Ds are a different budget. The Shah Alam semi-D median of RM5.92 million is about five times the terrace median, because the land is about five times larger (median 10,779 sq ft against 2,002 sq ft).
- Prices eased over the last year. Comparing the same park and the same type, Shah Alam terrace factory prices in the last 12 months were 11% lower than in the 12 months before, across 5 parks; semi-detached prices were 32% lower across 3 parks. In the 12 months to August 2026 there were 83 registered industrial deals in Shah Alam worth RM499.67 million.
- Shah Alam is cheaper than the district. The Shah Alam terrace median of RM1.13 million is 22% lower than the Petaling District median of RM1.45 million.
- Tenure is mostly freehold. In Shah Alam, freehold factories had a median of RM3.36 million over 136 deals and leasehold RM5.92 million over 22 deals; that gap mixes location, size and type, not tenure alone.
The most active park in Shah Alam's registered data over the period was Temasya Industrial Park, with 25 deals. For deal-by-deal records, open the transactions page above and filter by park.
Is it a good time to buy in Kota Kemuning?
Registered prices for the same park and type fell in Shah Alam over the last 12 months, and the number of deals is modest. In plain terms, buyers are not chasing, so expect to negotiate on condition, power and approvals rather than pay the first asking price. Kota Kemuning itself rarely has units for sale, so the trade-off is waiting for the right unit against taking the one on the market now.
Factory for rent in Kota Kemuning: 2026 rents
JPPH also records registered tenancies. In the 24 months to August 2026 there were 119 registered factory tenancies in Shah Alam, with a median of RM1.71 psf a month, a typical range of RM1.28 to RM2.47 psf, and a typical term of 24 months.
| Shah Alam rents by type, 24 months to August 2026 | Tenancies | Median psf a month | Median monthly rent | About |
|---|---|---|---|---|
| Terrace factory | 46 | RM1.79 | RM4,400 | 2,600 sq ft |
| Semi-detached factory | 24 | RM2.12 | RM17,300 | 8,810 sq ft |
| Detached factory | 34 | RM1.50 | RM12,200 | 9,170 sq ft |
| Stratified factory | 13 | RM2.09 | RM5,300 | 2,630 sq ft |
Shah Alam factory rent, at a median RM1.71 psf a month, is 14% lower than the Petaling District median of RM1.98 psf. For a factory for rent in Kota Kemuning, plan along these lines:
- Terrace: the Shah Alam median was RM4,400 a month for about 2,600 sq ft. Check the built-up area of the unit you view, because the original Kota Kemuning terraces are larger than that median size.
- Semi-D: the Shah Alam median was RM17,300 a month for about 8,810 sq ft, the highest psf of any type, because semi-Ds come with more land, power and parking.
- Move-in cash: landlords commonly ask for two months' deposit, a utilities deposit and the first month's rent in advance, and ask for more from new companies, heavy-machinery users and tenants who need renovation. Agree it in writing.
- Service tax on rent: rental of non-residential premises attracts service tax. The Ministry of Finance cut the rate from 8% to 6% from 1 January 2026, raised the exemption for MSME tenants from annual sales of RM1 million to RM1.5 million, and exempts a newly set up MSME for one year from its registration. The Customs MySST page confirms rental or leasing services at 6% from 1 January 2026. Only SST-registered landlords charge it.
The full breakdown of deposits, stamp duty on the tenancy and fit-out is in our Kota Kemuning factory rental cost guide. Current units are on the factory for rent in Kota Kemuning page.
What that means for investors
Registered sale psf is quoted per square foot of land while rent is per square foot of floor area, so the two medians cannot be divided into a yield; work it out from a specific unit's rent and price instead. Because most units are owner-occupied and few come up for sale, Kota Kemuning fits owner-occupiers who want a freehold base better than investors chasing income.
Should you rent or buy in Kota Kemuning?
Many people asking about Kota Kemuning have not decided whether to rent or buy. A simple comparison on the Shah Alam terrace medians helps set the direction.
| Point | Renting a terrace factory | Buying a terrace factory |
|---|---|---|
| Cash at the start | Deposits plus advance rent | Down payment, plus stamp duty and legal fees (worked example below) |
| Monthly cost | Shah Alam median RM4,400 for about 2,600 sq ft, plus service tax where charged | Loan instalment, quit rent, assessment and upkeep |
| Flexibility | Typical registered term 24 months, then you can move | To move, you sell first |
| Renovation and power upgrade | Needs the landlord's consent | Your decision, still subject to MBSA and TNB approval |
| Long-term value | None | A mostly freehold asset |
A practical rule:
- Rent if the business is still testing a market or may grow or move within two to three years.
- Buy if you expect to stay ten years or more in the same place: you lock in the location and stop paying rent.
- Look elsewhere if you need heavy power, a big yard or a crane: the original Kota Kemuning terraces were built for light industry. Newer semi-Ds nearby, Port Klang or Kapar usually fit better.
Bank margins and rates for industrial property depend on the borrower, and differ between a personal and a company name. Get a bank's in-principle approval before you sign an offer.
Factory types and sizes in Kota Kemuning
| Type | Typical built-up | Who it suits | What to check |
|---|---|---|---|
| Terrace (1 to 1.5 storey) | 2,500 to 4,000 sq ft | Workshops, light assembly, trading with storage, small food processing | Three-phase supply, loading space at the front, roller-shutter height |
| Semi-detached | 5,000 to 10,000 sq ft | Manufacturers needing side access, a small crane or more power | TNB supply in amps, floor loading, setback for lorries |
| Detached | 10,000 sq ft and up | Larger plants and distribution | Container turning, fire certificate, substation on site |
| Stratified or cluster | 2,000 to 3,000 sq ft | Start-ups, e-commerce storage | Shared facilities, maintenance charges |
Most units in the original park are owner-occupied, so good terrace factories often sell quietly through agents rather than being advertised. If power decides your shortlist, run your machine list through the factory power calculator before viewing: older terrace units were built for light industry and may need a supply upgrade from TNB.
Industrial estates around Kota Kemuning
Kota Kemuning Industrial Park (Section 31). The original park on the Anggerik Mokara roads. Freehold, mostly terrace and semi-D, mature and fully built. Park profile: Kota Kemuning Industrial Park.
Berjaya Park (Section 32). Around Jalan Sungai Kayu Ara 32/37, on the Kemuning side of Shah Alam. Mixed terrace and semi-D stock with varied land-to-floor ratios, so compare land area as well as built-up.
Nouvelle Kemuning Industrial Park. A newer scheme of larger semi-D units on the Kemuning side.
Bukit Kemuning Light Industrial Park. Older terrace stock closer to the Klang side, usually the budget option nearby.
Bukit Rimau and Section 34. South of Kota Kemuning, off KESAS. Section 34 is covered on our Shah Alam Sections 33, 34 and 36 park page, and Bukit Rimau and Bukit Kemuning in our guide to three hidden factory zones around Kota Kemuning.
Names that get mixed up with Kota Kemuning
- Mahkota Industrial Park is in Banting, Kuala Langat, not Shah Alam. See our Mahkota Industrial Park Banting guide.
- Semanja Kemuning is not an industrial park. The Edge reported that Yuwang Group held 100 acres next to Bandar Rimbayu for Semanja Kemuning, planned as a mix of residential and commercial development with a residential first phase. The same report named a separate 100-acre Semanja Industrial Park planned in Puncak Alam, next to Eco Business Park V.
- Semanja Business Park is that Puncak Alam factory park, covered in our Semanja Business Park guide.
How do you get to Kota Kemuning Industrial Park?
| Route | How Kota Kemuning connects | Useful for |
|---|---|---|
| KESAS (E5) | The township sits off KESAS | Klang and Port Klang to the west, KL to the east |
| LKSA, Kemuning-Shah Alam Highway (E13) | Links KESAS in the south to the Federal Highway in the north | Shah Alam city and the Federal Highway |
| Federal Highway | Via LKSA | Klang, Petaling Jaya, KL |
| WCE and ELITE | Via KESAS | Banting and the southern belt; KLIA, Putrajaya and the North-South Expressway |
The concessionaire Prolintas describes the LKSA as a 14.7 km highway completed in 2010 that connects KESAS in the south to Federal Highway Route 2 in the north, and calls it an alternative route to Kota Kemuning. The Edge names KESAS, the LKSA and the Federal Highway as the township's main roads, and linked the rise in industrial land prices after 2010 to the construction of the SKVE and the WCE. Peak-hour traffic on KESAS can add a lot to journey times, so test the route at the time your lorries actually run before you commit.
What does it cost to buy a factory in Kota Kemuning?
Using the Shah Alam terrace median of RM1.13 million as the example:
| Cost item | How it is worked out | Amount on RM1.13 million |
|---|---|---|
| Stamp duty on the transfer | 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000, 4% above RM1 million since 1 July 2019 | RM29,200 |
| Legal fee on the SPA and transfer | Solicitors' Remuneration Order 2023, Table A: 1.25% on the first RM500,000 (minimum RM500), 1% on the next RM7 million; a discount of up to 25% is allowed | RM12,550 before discount and service tax |
| Loan documents | Separate legal fee and stamp duty on the loan agreement | Depends on loan size |
| Valuation, searches, disbursements | Bank panel valuer and land searches | Quote per case |
The stamp duty works out as RM1,000 + RM8,000 + RM15,000 + RM5,200 (4% of the RM130,000 above RM1 million). Duty is charged on the higher of the price and the market value. The legal fee is RM6,250 on the first RM500,000 plus RM6,300 on the remaining RM630,000; with the full 25% discount it would be RM9,412.50. Work your own figures in the legal fees and stamp duty calculator. The step-by-step process, from offer letter to vacant possession, is in our guide to buying a factory in the Klang Valley.
This guide explains rules and published rates; it is not legal or tax advice, so confirm your own case with your lawyer and the authorities.
Checklist before you sign
- Title: confirm freehold or leasehold, individual title, and that the land use category is industrial. Do not rely on "freehold township": check the title itself.
- CCC or CF: make sure the building and any extension have approval. Unapproved mezzanines and rear extensions are common in older terrace factories.
- Power: check the TNB meter rating in amps against your load. Upgrades take time and may need a substation on larger units.
- Floor loading and ceiling height: ask for the design loading if you run heavy machines or racking.
- Lorry access: measure the road and the apron in front of terrace units if you receive 40-foot containers.
- Permitted use: check your activity with MBSA, and with the Department of Environment if your process produces scheduled waste or emissions.
- Quit rent, assessment and service charges: ask for the latest receipts.
- Condition: many terrace factories here are decades old. Check the roof for leaks, the drains and the wiring and distribution board, and get a contractor's repair estimate before you sign so it goes into your budget and your negotiation.
Who Kota Kemuning suits
Kota Kemuning suits owner-occupiers who want a freehold, well-kept estate between Shah Alam and Klang, with a workforce from the surrounding township and quick KESAS access. It sits between the customers of KL and Petaling Jaya and the container terminals of Port Klang, which is why many small manufacturers and traders stay. It suits less well a buyer who needs heavy power, a large yard or a low price per square foot: for those, Port Klang, Kapar or the newer estates further south usually give more land for the money. Browse current units on the factory for sale in Kota Kemuning page, or see who covers the area on the Kota Kemuning industrial property agent page.
Not sure which part of Shah Alam fits your operation? See our Shah Alam industrial areas by seksyen guide, section by section with prices.
Frequently Asked Questions
Where exactly is Kota Kemuning Industrial Park?
It is in the south-east corner of the Kota Kemuning township in Section 31, 40460 Shah Alam, Selangor, with most factories on the Jalan Anggerik Mokara roads. The township sits off KESAS, and the LKSA links KESAS to the Federal Highway. The local authority is MBSA (Majlis Bandaraya Shah Alam).
How much is a factory for sale in Kota Kemuning in 2026?
BuyKlang's registered data groups Kota Kemuning under Shah Alam, where JPPH-registered terrace factory sales in the 24 months to August 2026 had a median of RM1.13 million (RM484 psf of land), typically RM840,000 to RM1.79 million. Semi-detached factories had a median of RM5.92 million (RM514 psf of land). A specific unit's price depends on size, power supply, condition and approvals.
What is the rent for a factory in Kota Kemuning?
JPPH-registered factory tenancies in Shah Alam had a median of RM1.71 psf a month in the 24 months to August 2026. Terrace factories rented at a median RM1.79 psf, or RM4,400 a month for about 2,600 sq ft, and semi-Ds at RM2.12 psf. Service tax at 6% from SST-registered landlords and deposits are on top.
Is Kota Kemuning Industrial Park freehold?
The township was developed on about 1,820 acres of freehold land, according to The Edge, and most factories in the park are freehold. Some neighbouring schemes and individual lots may differ, so always check the title of the specific unit before you pay a deposit.
Why are Kota Kemuning factories more expensive than Bukit Kemuning?
Kota Kemuning has a planned township layout, freehold titles, quick KESAS access and very little resale stock, because most units are owner-occupied. Bukit Kemuning Light Industrial Park is older and closer to the Klang side, which suits buyers who put price first. Compare units on land area, built-up area and power, not on the park name alone.
Can I buy industrial land in Kota Kemuning?
The original park is fully built, so vacant industrial land inside Kota Kemuning rarely comes up. Across Shah Alam, JPPH recorded only 6 industrial land deals in the 24 months to August 2026, with a median of RM20.77 million and RM210 psf of land. Most buyers who need land look further out, to Klang, Kapar or Kuala Langat.
What should I check before renting a factory in Kota Kemuning?
Check the TNB supply in amps, the loading space for your lorries, the approval status of any extension, and whether MBSA allows your activity. Ask the landlord in writing who pays for repairs to the roof and the electrical installation. Registered leases in Shah Alam ran a typical 24 months, so plan your renovation spending around that term.
Is Semanja Kemuning an industrial park?
No. The Edge reported Semanja Kemuning as Yuwang Group's planned residential and commercial development on 100 acres next to Bandar Rimbayu. The same report named a separate Semanja Industrial Park planned on 100 acres in Puncak Alam.
Which highway serves Kota Kemuning Industrial Park?
The township sits off KESAS, and the 14.7 km Kemuning-Shah Alam Highway (LKSA) connects KESAS in the south to the Federal Highway in the north. The WCE and ELITE are reached along KESAS. Test peak-hour traffic at the times your lorries actually run.
How much stamp duty do I pay on a RM1.13 million factory?
On a RM1.13 million transfer the stamp duty is RM29,200: 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000 and 4% on the RM130,000 above RM1 million. Duty is charged on the higher of the price and the market value. The loan agreement is stamped separately.
Buying or renting, talk to us
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 | |
|---|---|---|---|
| Adam | 60176729873 | +60 17-672 9873 | |
| Yuki | 60167724476 | +60 16-772 4476 |
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