Factory for Sale in Pulau Carey 2026: Complete Cost Breakdown from Deposit to Utilities Setup
Every cost of buying a factory in Pulau Carey on a real RM14.28 million example: the 10% deposit, transfer stamp duty for local and foreign buyers, SRO 2023 legal fees, loan costs and the CCC check.
Key Takeaways
- Worked example: a freehold factory currently listed on BuyKlang in Pulau Carey at RM14.28 million (about 34,000 sq ft built-up on 1.3 acres). For context, registered detached factories in Kuala Langat District, which covers Pulau Carey, sold at a median of RM16.9 million (RM188 psf of land) over the 24 months to July 2026.
- Deposit: a 10% deposit is the usual practice, commonly split into an earnest deposit with the letter of offer and the balance when the SPA is signed.
- Transfer stamp duty on RM14.28 million: RM555,200 for a Malaysian buyer (1% to 4% scale) and RM571,200 for a foreign buyer (flat 4% on non-residential property; the 8% foreign rate applies only to residential property).
- Legal fees: about RM76,250 on the first RM7.5 million under the Solicitors' Remuneration Order 2023, with the balance negotiable up to 1%, plus 8% SST. All-in, a cash purchase costs roughly 4.5% above the price before the negotiable portion, valuation and disbursements.
- Check the CCC before you pay anything: a factory without a Certificate of Completion and Compliance can block your business licence, insurance and financing.
Factory for Sale in Pulau Carey 2026: Complete Cost Breakdown from Deposit to Utilities Setup
Pulau Carey (Carey Island) in Kuala Langat District attracts buyers who want large freehold plots near the Port Klang belt. It is reached by road through Teluk Panglima Garang and Jenjarom, with the South Klang Valley Expressway (SKVE) linking towards Pulau Indah, Westport and the rest of the Klang Valley, and the West Coast Expressway (WCE) passing nearby at Banting. Northbound, the Klang-Banting Highway (FT5) runs to Pandamaran, where it meets the KESAS expressway towards Shah Alam.
This guide walks through every cost of buying a factory for sale in Pulau Carey, from the deposit to stamp duty, legal fees and utilities, using a real listing as the worked example.
The Example Property
| Feature | Details |
|---|---|
| Asking price | RM14,280,000 |
| Built-up area | about 34,000 sq ft |
| Land area | about 1.3 acres |
| Tenure | Freehold |
Registered benchmarks for Kuala Langat District (JPPH, 24 months to July 2026): detached factory median RM16.9 million (RM188 psf of land), semi-detached RM6.52 million (RM308 psf of land), industrial land RM76 psf of land. See the Kuala Langat industrial transactions page.
Complete Cost Breakdown for a RM14.28 Million Factory Purchase
The figures below use the statutory stamp duty scale and the Solicitors' Remuneration Order 2023. Use our legal fees and stamp duty calculator for your own price.
| Cost Component | Malaysian Buyer | Foreign Buyer | Notes |
|---|---|---|---|
| Purchase price | RM14,280,000 | RM14,280,000 | Example asking price. |
| Deposit | RM1,428,000 (10%) | RM1,428,000 (10%) | Usual practice; part of the price, not an extra cost. |
| Transfer stamp duty (MOT) | RM555,200 | RM571,200 | Malaysians: 1% to 4% scale. Foreign buyers: flat 4% on non-residential property. |
| Legal fees, SPA | about RM76,250 + negotiable balance | about RM76,250 + negotiable balance | 1.25% on the first RM500,000 and 1% up to RM7.5 million; above that negotiable, up to 1% (up to RM67,800 more here). |
| SST on legal fees (8%) | about RM6,100 | about RM6,100 | On the RM76,250 scale fee. |
| Loan stamp duty | 0.5% of the loan | 0.5% of the loan | For example RM60,690 on an 85% loan of RM12.14 million. |
| Loan legal fees | Same scale as the SPA | Same scale as the SPA | Only if you borrow. |
| Valuation, searches, disbursements | Quoted by the valuer and lawyer | Quoted by the valuer and lawyer | Ask for written quotes. |
| Utilities setup | Depends on your load | Depends on your load | TNB deposit and any upgrade, water and sewerage connection. |
| Total, cash purchase (before negotiable fees and quotes) | about RM14.92 million (about 4.5% above the price) | about RM14.93 million (about 4.6% above the price) | Add loan costs if you borrow. |
Important: The 8% foreign stamp duty applies only to residential property. Industrial property bought by foreigners is charged a flat 4% transfer stamp duty. Many foreign investors set up a Malaysian Sdn Bhd to hold the property; ask your conveyancing lawyer to confirm whether the flat 4% applies to your company. See our guide to lawyer fees and stamp duty when buying a factory.
How Much Deposit Do You Need to Buy a Factory?
- Deposit: 10% of the price is the usual practice, commonly paid as an earnest deposit with the letter of offer and the balance when the SPA is signed. Agree the split in writing.
- Financing: banks can lend up to about 85% to 90% of an industrial property's value, depending on the borrower and the property, so plan for at least the 10% deposit plus all the costs above in cash.
- Balance: paid on completion, usually within the period set in the SPA, with any extension at agreed interest.
Compare loan rates on our commercial loan rates page.
Property Types in and around Pulau Carey
- Detached factories: standalone buildings on large plots, the main type listed on the island.
- Industrial land: plots of about 2 to 5 acres and larger, for build-to-suit plants. See industrial land in Pulau Carey.
- Semi-detached and terrace factories: more common on the mainland side of Kuala Langat, in Banting, Jenjarom and Teluk Panglima Garang.
Specifications such as power supply, ceiling height and floor loading differ by building, so confirm them for each unit.
How to Buy a Factory in Pulau Carey, Step by Step
- Define your requirements: budget, built-up size, land, power supply in amps, floor loading and tenure.
- Shortlist and inspect: check road access for container trucks, drainage and flood history.
- Check the CCC and approvals before you pay any deposit.
- Make an offer with an earnest deposit and agree the conditions in a letter of offer.
- Appoint a lawyer for the title search, caveats, land use category and the SPA.
- Sign the SPA and pay the balance of the 10% deposit.
- Arrange financing and the loan agreement if you borrow.
- State consent if required: foreign buyers need state approval and must meet Selangor's RM3 million minimum price for industrial property.
- Completion: pay the balance, register the transfer and set up TNB and water.
Common Pitfalls to Avoid
- Ignoring the Certificate of Completion and Compliance (CCC): without it, the building may have unapproved structures and you may not get a business licence or a loan.
- Confusing residential and industrial stamp duty: the 8% foreign rate applies only to residential property; industrial property is a flat 4% for foreign buyers.
- Assuming the power supply: confirm the TNB supply in amps; a large upgrade may need a substation.
- Skipping the land use check: some land on Pulau Carey is still agricultural, and conversion takes time and money.
Market Outlook
Port activity around Pulau Carey is growing: Westports is expanding its terminals on Pulau Indah and a new port on Pulau Carey is planned. Registered industrial land in Kuala Langat sold at a median of RM76 psf of land, below Klang & Port Klang (RM88). For the road links in the area, see our WCE industrial corridor guide.
Frequently Asked Questions
How much deposit do I need to buy a factory in Malaysia?
A 10% deposit is the usual practice, commonly split into an earnest deposit with the letter of offer and the balance on signing the SPA. You also need cash for stamp duty, legal fees and other costs, which come to roughly 4.5% of the price on a cash purchase of RM14.28 million.
What is the stamp duty on a RM14.28 million factory?
RM555,200 for a Malaysian buyer on the 1% to 4% scale, or RM571,200 for a foreign buyer at the flat 4% rate for non-residential property.
What are the legal fees for buying a factory in Pulau Carey?
Under the Solicitors' Remuneration Order 2023, 1.25% on the first RM500,000 and 1% up to RM7.5 million (about RM76,250 on a RM14.28 million factory), with the balance negotiable up to 1%, plus 8% SST. Get a written quotation from your lawyer.
What is a CCC and why does it matter when buying a factory?
The Certificate of Completion and Compliance confirms the building was completed according to approved plans. Without it, a factory may not get a business licence, insurance or bank financing. Ask for a copy before paying any deposit.
Can foreigners buy factories in Selangor?
Yes, with state approval and a minimum price of RM3 million for industrial property in Selangor. Transfer stamp duty for foreign buyers of industrial property is a flat 4%.
Get Expert Help with Your Factory Purchase
Contact Adam at +60 17-672 9873 for current Pulau Carey listings and help with the purchase process. Browse factories for sale in Selangor and industrial land in Pulau Carey. BuyKlang is dedicated to helping every client find the right factory or warehouse.
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Factories and Warehouses in Port Klang
Archived catalogue records with power, ceiling height and floor loading for every unit:
