Seksyen 27 Shah Alam Industrial Area: Factories, Warehouses, Prices and Rent
Only the western strip of Seksyen 27 Shah Alam is industrial: JPPH-recorded terrace factories there sold for about RM1.9 million to RM2.1 million and semi-Ds for RM5.6 million to RM7.0 million. Here are the roads, rents, the Seksyen 28 pocket and a buyer checklist.
Key Takeaways
- Seksyen 27 Shah Alam is a mixed section: a strip of terrace and semi-detached factories on the "Jalan Teluk" roads at the southern end of the HICOM Industrial Estate, beside housing estates such as Taman Bunga Negara and Kota Harmoni. Since 2022 JPPH has recorded 44 home sales and 24 industrial sales under the Seksyen 27 name.
- Sale prices: intermediate terrace factories on 3,900 to 4,680 sq ft lots sold for RM1.6 million to RM2.4 million between April 2023 and January 2026, most at RM1.9 million to RM2.1 million. Semi-detached factories sold for RM5.6 million to RM7.0 million (about RM520 to RM610 psf of land).
- 24-month signal: 11 JPPH-recorded industrial sales in Seksyen 27 in the 24 months to July 2026, at a median of RM2.1 million, against a median of RM1.13 million (RM489 psf of land) for terrace factories across Shah Alam.
- Rent: JPPH-registered factory tenancies in the Pekan HICOM mukim (Seksyen 26 to 28) had a median of RM2.28 psf a month. Terrace units of about 4,680 sq ft were let for RM6,000 to RM9,000 a month in late 2025.
- Access: Persiaran Klang runs through the section to the KESAS (Shah Alam Expressway) Hicom interchange, with ELITE and the Kemuning-Shah Alam Highway (LKSA) a short run along KESAS. Alam Megah LRT station sits on the eastern edge.
- Seksyen 28 shares the same road grid to the south. Seksyen 32 does not: it is a separate Kemuning area in Klang district.
Seksyen 27 in Shah Alam is part of the HICOM industrial belt, but only its western strip is industrial. The factories are mostly intermediate terrace units on 3,900 to 4,680 sq ft lots, which JPPH recorded selling for about RM1.9 million to RM2.1 million between 2023 and early 2026, plus a smaller number of semi-detached factories at RM5.6 million to RM7.0 million. The rest of the section is housing, so check that a lot is zoned industrial before you buy or rent.
For how Seksyen 27 fits among the other sections, see our overview of Shah Alam industrial areas by seksyen. Below we go street by street and deal by deal.
Where is the Seksyen 27 industrial area?
Seksyen 27 sits directly south of Seksyen 26, the core of the HICOM Industrial Estate (Taman Perindustrian Hicom), with Persiaran Klang forming most of the line between the two. The section has three parts:
| Part of Seksyen 27 | What is there | Use |
|---|---|---|
| Western strip, the "Jalan Teluk" roads | Jalan Teluk Pulau 27/88, Jalan Teluk Gadung 27/93, Jalan Teluk Kapas 27/94 and nearby streets | Terrace and semi-detached factories, a few detached plots |
| Centre, around Persiaran Klang | Kota Harmoni, Taman Bunga Negara, Jalan Tajuh 27/29 | Mainly housing and flats, with some factory and office lots mixed in |
| Eastern edge, Persiaran Kuala Langat | Alam Megah LRT station, towards Putra Heights | Housing and transport; the Putra Heights side falls under MBSJ, not MBSA |
To the west is Seksyen 33, with Shah Alam Technology Park and Taman Alam Indah. That section lies in Klang district even though it is still part of Shah Alam city. To the south, the same Jalan Teluk road grid carries on into Seksyen 28 (for example Jalan Teluk Datuk 28/40).
Three points confuse many buyers:
- The title will not say "Seksyen 27". JPPH files recent Seksyen 27 deals under the mukim of Pekan HICOM, and older ones under Damansara or Bandar Shah Alam. The title shows the mukim and lot number.
- Postcodes vary. Seksyen 27 addresses use 40400, 40350 and 40000. A postcode does not tell you the council.
- Not every "Seksyen 27 industrial park" is industrial on title. JPPH records a newer scheme called Sentral 27 in Pekan HICOM as shop-offices: 22 sales between July 2019 and May 2026 at RM624,000 to RM2.46 million. If a unit there is advertised as a factory, check the land-use category on the title and the approved building plan before you plan manufacturing in it.
Who operates in Seksyen 27?
The industrial strip is mainly SME space: distributors, workshops, light assembly and trade counters. The Italian Trade Agency's July 2025 company list places Marelli Motori Asia, the regional sales office of an Italian maker of industrial generators and motors, at Jalan Tajuh Satu 27/29A, Section 27. In 2018 The Edge reported that DRB-HICOM's sale of non-core properties included a vehicle storage and inspection centre in Seksyen 27, a reminder that the section grew up around the national car industry. The HICOM estate's anchor, Proton's Shah Alam plant, ended car assembly in 2025, when Proton moved 1,400 manufacturing staff to Tanjong Malim.
Roads and access
| Route | How it serves Seksyen 27 |
|---|---|
| Persiaran Klang | The main road through the section, north to Seksyen 26 and Persiaran Kuala Selangor |
| KESAS (Shah Alam Expressway, E5) | Hicom interchange at the north end of the HICOM estate. West to Kota Kemuning and Pandamaran for Port Klang, east to Seafield, Subang and Sri Petaling |
| ELITE (North-South Expressway Central Link) | Reached through KESAS at Seafield, for the NKVE, the North-South Expressway and KLIA |
| Kemuning-Shah Alam Highway (LKSA) | Reached through KESAS at Kota Kemuning, for Shah Alam city centre and the Federal Highway |
| Persiaran Kuala Langat | East side of the section, towards Alam Megah and Putra Heights |
| Alam Megah LRT station | On the Kelana Jaya line, which opened its Alam Megah to Putra Heights stations on 30 June 2016; useful for workers |
For container trucks, the usual run to Westport or Northport is KESAS west to Pandamaran. Drive it at the hours your trucks will run, and check turning space on the Jalan Teluk roads, which were laid out for lorries rather than 40-foot trailers.
Sale prices: every recent JPPH-recorded deal by type
These are JPPH-recorded transfer prices for the Seksyen 27 scheme, not asking prices. Built-up areas are as recorded and are missing for some deals.
| Type | Land area | Recorded price | Period |
|---|---|---|---|
| Intermediate terrace | about 3,900 sq ft | RM1.82 million to RM2.06 million (3 deals) | Dec 2022 to Oct 2025 |
| Intermediate or corner terrace | about 4,680 sq ft (built-up about 3,580 to 3,640 sq ft) | RM1.6 million to RM2.4 million, most RM1.9 million to RM2.1 million; one at RM3.1 million | Apr 2023 to Jan 2026 |
| End terrace on a larger lot | about 9,430 sq ft | RM3.75 million | Nov 2025 |
| Semi-detached | 9,900 to 12,700 sq ft | RM5.6 million, RM6.3 million, RM7.0 million and RM6.6 million | Nov 2022 to Jan 2026 |
| Detached | about 47,900 sq ft (1.1 acres) | RM9.1 million, about RM190 psf of land | Apr 2023 |
| Vacant industrial land | about 55,560 sq ft (1.28 acres) | RM10 million, about RM180 psf | Feb 2024 |
All of these were freehold, apart from one leasehold detached factory with office sold in January 2022 for RM4.95 million. One more terrace record, RM838,000 in June 2025, is far below every other sale of the same unit size and looks like a non-market transfer, so leave it out when you compare prices.
How prices have moved
The 4,680 sq ft intermediate terraces are a useful benchmark because the same unit size trades again and again. In 2020 and 2021, JPPH recorded them at RM1.4 million to RM1.75 million. From 2024 to January 2026 the usual range was RM1.95 million to RM2.4 million. That is a rise of roughly a third on a typical deal over four to five years.
Seksyen 27 against the rest of Shah Alam
The figures below are JPPH-recorded sales in the 24 months to July 2026, from our Shah Alam industrial transaction data.
| Area | Deals | Main type | Median price | Median psf (land) |
|---|---|---|---|---|
| Seksyen 27 | 11 | Terrace | RM2.1 million | n/a |
| Seksyen 26 (HICOM core) | 10 | Semi-D | RM4.9 million | n/a |
| Kota Kemuning Industrial Park (Seksyen 31) | 19 | Terrace | RM1.9 million | n/a |
| Shah Alam Technology Park (Seksyen 33) | 17 | Terrace | RM1.1 million | n/a |
| Bukit Kemuning Light Industrial Park (Seksyen 34) | 21 | Terrace | RM840,000 | n/a |
| All Shah Alam terrace factories | 72 | Terrace | RM1.13 million | RM489 |
Seksyen 27 terraces cost more than the Shah Alam terrace median mainly because the lots are larger: 3,900 to 4,680 sq ft, against a citywide median of about 2,000 sq ft. Cheaper terraces are in Seksyen 33 and 34; for Kota Kemuning, see our Kota Kemuning industrial park guide. Current stock is on the factories for sale in Shah Alam and semi-D factories for sale in Shah Alam pages.
Rent: what tenants pay in Seksyen 27
JPPH tenancy records rarely name the section, so the best local measure is the Pekan HICOM mukim, which covers Seksyen 26, 27 and 28. In the 24 months to July 2026, 23 factory tenancies registered there had a median of RM2.28 psf a month and RM10,000 a month.
| Type (Pekan HICOM mukim) | Tenancies | Median rent psf a month | Median monthly rent | Notes |
|---|---|---|---|---|
| Terrace | 4 | about RM1.80 | about RM5,900 | Two units of about 4,680 sq ft let for RM6,000 and RM9,000 a month (Sept and Oct 2025) |
| Semi-detached | 7 | RM2.77 | RM17,000 | Recorded areas of about 1,000 to 10,000 sq ft |
| Detached | 11 | RM1.71 | RM8,000 | Includes a 42,883 sq ft factory in "Section 27, HICOM Industrial Estate" at RM42,681 a month (about RM1.00 psf, Sept 2025) |
Rent psf is worked out on the area recorded with JPPH, so treat it as a guide. For a wider sample, the 115 Shah Alam factory tenancies registered over the same period had a median of RM1.73 psf, and terrace units a median of RM4,400 a month for about 2,400 sq ft. Our Shah Alam factory rent guide and Shah Alam warehouse rent guide compare all the zones.
Budget for more than the rent. SST-registered landlords add 6% service tax on rent from 1 January 2026, and the tenant normally pays stamp duty on the tenancy agreement. The usual upfront payment is two months' rent as security deposit, one month as utility deposit and one month in advance. Landlords ask for more from heavy power or water users, new companies and tenants who need landlord-funded renovation. Units available now are on the factories for rent in Shah Alam and warehouses for rent in Shah Alam pages.
Buy or rent? A quick yield check
A 4,680 sq ft terrace let at RM6,000 to RM9,000 a month earns RM72,000 to RM108,000 a year. Against a typical price of about RM2.0 million, that is a gross yield of roughly 3.6% to 5.4%, before quit rent, assessment, insurance, repairs and vacancy. Owner-occupiers set most prices here, so buying makes sense mainly when you plan to stay for many years or need to alter the building.
Seksyen 28: the industrial pocket next door
Seksyen 28 is mostly housing (Taman Alam Megah and Kampung Lanchong Jaya), but its northern edge shares the Jalan Teluk road grid with Seksyen 27. JPPH recorded two large freehold industrial lots there on the same day in June 2026: about 149,300 sq ft for RM25 million and about 158,800 sq ft for RM22 million, roughly RM139 to RM167 psf of land. Two deals are too few to set a market level, so value any Seksyen 28 site on its own title, access and approvals.
Seksyen 32 is a different area
"Seksyen 32" is often searched together with Seksyen 27, but it does not share the HICOM road network. Seksyen 32 (Bukit Rimau, Bukit Naga and the Kemuning industrial area, with roads such as Jalan Sungai Jeluh and Jalan Kebun) lies several kilometres west in Klang district and is reached through the KESAS Bukit Rimau and Kota Kemuning interchanges. Its industrial pockets, such as Taman Industri Berjaya, are a separate market: two semi-detached tenancies there registered in January 2026 worked out to about RM2.04 to RM2.20 psf a month.
Checklist before you buy or rent in Seksyen 27
- Confirm the zoning and title. Check that the lot is industrial on PLANMalaysia Selangor's SISMAPS map or with MBSA, and that the title's land-use category is industrial. Remember that Sentral 27 is recorded as shop-offices.
- Confirm the council. The assessment bill should say MBSA. Lots towards Putra Heights may fall under MBSJ.
- Ask for the CCC or CF and the approved plans, especially for mezzanines, extensions and added office floors.
- Check the power supply. Older terraces often have modest TNB supply. Use our factory power calculator to work out the amperage you need, then compare it with the meter and any substation on site.
- Check flood history. Taman Sri Muda, next to the HICOM estate on its western side, was badly flooded in December 2021; Malay Mail reported that the township is surrounded by the Klang River on three sides. Ask the owner and neighbours about water levels in 2021 and check the floor level against the road.
- Test truck access on Persiaran Klang and the Jalan Teluk roads at peak hours, including turning space for your largest vehicle.
- Match your activity to the neighbours. With homes close to most factory rows, light industry, storage and distribution are the easiest uses to approve. Smelly, noisy or scheduled-waste processes need early advice from MBSA and the Department of Environment.
- Budget the extras: 6% SST on rent from SST-registered landlords, tenancy stamp duty, deposits, fit-out and, for buyers, legal fees and stamp duty on the transfer.
If you would rather have someone shortlist Seksyen 27 and nearby units for you, send your size, power and budget through find me a factory, or read how we work on the Shah Alam industrial property agent page.
FAQ
Is Seksyen 27 Shah Alam an industrial area?
Partly. The western strip of Seksyen 27, on the Jalan Teluk roads at the southern end of the HICOM Industrial Estate, is industrial, with terrace and semi-detached factories. The centre and east of the section, including Taman Bunga Negara and Kota Harmoni, are mainly housing. Since 2022 JPPH has recorded 24 industrial sales and 44 home sales under the Seksyen 27 name.
How much does a factory in Seksyen 27 Shah Alam cost?
JPPH-recorded sales from April 2023 to January 2026 put intermediate terrace factories on 3,900 to 4,680 sq ft lots at RM1.6 million to RM2.4 million, with most at RM1.9 million to RM2.1 million. Semi-detached factories on 9,900 to 12,700 sq ft lots sold for RM5.6 million to RM7.0 million. The 24-month median to July 2026 was RM2.1 million.
What is the rent for a factory in Seksyen 27?
Factory tenancies registered with JPPH in the Pekan HICOM mukim, which covers Seksyen 26 to 28, had a median of RM2.28 psf a month in the 24 months to July 2026. Terrace units of about 4,680 sq ft were let for RM6,000 to RM9,000 a month in late 2025. SST-registered landlords add 6% service tax on rent from 1 January 2026.
Is Seksyen 27 Shah Alam freehold?
Almost all JPPH-recorded industrial sales in Seksyen 27 since 2022 were freehold. The only leasehold sale in that period was a detached factory with office in January 2022. Always confirm tenure, land-use category and any restriction in interest on the individual title.
Which highway serves the Seksyen 27 industrial area?
KESAS, also called the Shah Alam Expressway, is the main highway. Persiaran Klang leads north from Seksyen 27 to the Hicom interchange, from where trucks head west towards Pandamaran and Port Klang or east towards ELITE and Subang. The Kemuning-Shah Alam Highway is reached through the Kota Kemuning interchange, and Alam Megah LRT station is on the eastern edge of the section.
What is the difference between Seksyen 26, 27 and 28 Shah Alam?
Seksyen 26 is the core of the HICOM Industrial Estate, with semi-detached and detached factories at a 24-month median of RM4.9 million. Seksyen 27 to its south is a mix of housing and terrace-led factory rows at a median of RM2.1 million. Seksyen 28 further south is mostly housing, with a few large industrial lots that sold for about RM139 to RM167 psf of land in June 2026.
Buying or renting, talk to us
Contact Adam or Yuki to discuss your requirements. Confirm the available service, scope and terms directly before proceeding.
| Agent | Mobile / WhatsApp | |
|---|---|---|
| Adam | 60176729873 | +60 17-672 9873 |
| Yuki | 60167724476 | +60 16-772 4476 |
Factories and Warehouses in Port Klang
Archived catalogue records with power, ceiling height and floor loading for every unit:
