Kajang, Bangi and Semenyih Industrial Areas: Parks, Factory Prices and Rent
Where the factory parks are in Kajang, Bandar Baru Bangi, Semenyih and Beranang, from Semenyih Hi-Tech and Sungai Lalang to Sungai Chua and Seksyen 13, with JPPH prices and rents to July 2026.
Key Takeaways
- Kajang, Bandar Baru Bangi, Semenyih and Beranang are all in Hulu Langat district under one council, the Majlis Perbandaran Kajang (MPKj).
- Semenyih is the cheaper half. In JPPH-recorded deals in the 24 months to July 2026, the median semi-D factory sold for RM260 psf of land in Semenyih and Beranang against RM443 psf of land in Kajang, Balakong and Bangi. Industrial land: RM40 psf against RM139 psf.
- Semi-D factories are the main product in Semenyih, with a median of RM3.6 million (RM260 psf of land) across 88 deals. In Kajang, Balakong and Bangi the median semi-D sold for RM5.1 million (RM443 psf of land).
- Rents are low on both sides. The median registered factory rent was RM1.20 psf a month in Semenyih and RM1.54 psf in Kajang, Balakong and Bangi.
- Pusat Perindustrian Budiman is a new freehold park of 15 semi-D and detached factories on Jalan Sungai Lalang, Semenyih, next to the Hi-Tech parks and Villaraya.
- MPKj had 543 unauthorised factories (KTK) on Selangor's October 2024 list, so check land use and the CCC on older units.
The main industrial areas in Kajang, Bangi and Semenyih are the Semenyih Hi-Tech parks and the Sungai Lalang belt east of Semenyih town, Bandar Teknologi Kajang, the Sungai Chua and Bukit Angkat estates in Kajang, and the Bangi Industrial Estate in Seksyen 9, 10 and 13 of Bandar Baru Bangi. Semenyih is the cheaper half: its median semi-D factory sold for RM260 psf of land in JPPH-recorded deals to July 2026, against RM443 psf of land in Kajang and Bangi, and its median rent was RM1.20 psf a month. All of them are reached through LEKAS and SILK, which links to the PLUS North-South Expressway and the SKVE.
One Council, Several Mukims: How the Area Is Organised
Every park in this guide falls under MPKj, whose area covers 787.61 square kilometres and six mukims: Kajang, Cheras, Semenyih, Beranang, Hulu Langat and Hulu Semenyih. Bandar Baru Bangi is also MPKj territory. Only the Ampang side of the district belongs to a different council.
The name on a title often differs from the town on an advert, which matters when you compare prices:
- Bandar Teknologi Kajang is in Semenyih. Its factory addresses carry the 43500 Semenyih postcode, and JPPH files it with Semenyih.
- Sungai Lalang is a road and a mukim. JPPH records Batu 23 Sungai Lalang separately; Villaraya, Sri Haneco and Budiman sit along Jalan Sungai Lalang east of Semenyih town.
- Beranang is the eastern end, toward Negeri Sembilan, and is grouped with Semenyih in JPPH data.
The table below uses JPPH-recorded transactions for Hulu Langat district in the 24 months to July 2026, split by mukim.
| Mukim | Deals (24 months) | Median land psf |
|---|---|---|
| Kajang | 184 | RM100 |
| Semenyih | 145 | RM52 |
| Ulu Semenyih | 31 | RM24 |
| Batu 23 Sungai Lalang | 27 | too few |
| Baru Bangi | 21 | too few |
| Beranang | 18 | RM103 |
| Batu 18 Semenyih | 11 | too few |
Semenyih Industrial Areas
Semenyih has more new stock and more land than the rest of the corridor. In the 24 months to July 2026 JPPH recorded 8 first-hand factory sales in Semenyih and Beranang, against 2 in Kajang, Balakong and Bangi, plus 60 industrial land deals at a median RM4.28 million for about 95,000 sq ft (roughly RM40 psf).
Semenyih Hi-Tech Industrial Park (Kawasan Perindustrian Hi-Tech)
JPPH records Hi-Tech 3, 5, 6 and 7 as separate estates, mainly of semi-D factories. Recent deals: Hi-Tech 7 at a median RM3.12 million (8 deals), Hi-Tech 3 at RM3.34 million (8 deals) and Hi-Tech 6 at RM2.95 million (7 deals). Our new vs old semi-D factory guide for Semenyih covers the price gap and renovation costs.
Sungai Lalang, Villaraya and Pusat Perindustrian Budiman
Jalan Sungai Lalang runs east from Semenyih town toward Beranang. Its older estates, Taman Industri Villaraya (median RM650,000, 23 deals) and Taman Sri Haneco (RM528,000, 21 deals), are mostly small terrace factories.
The newest project on this road is Pusat Perindustrian Budiman: 15 freehold factories with individual titles (10 semi-D and 5 detached) on 12.52 acres at Jalan Semenyih Permata, Mukim Ulu Semenyih, next to the Hi-Tech parks and Villaraya. It is planned for clean light and medium industry. Unit sizes and current prices are on the Pusat Perindustrian Budiman project page, and our Budiman location and price guide compares it with Semenyih deal data. It is not the older Budiman industrial estate on the Cheras side of the district.
Bandar Teknologi Kajang, Semtec, Sungai Purun and the rest
- Bandar Teknologi Kajang is the busiest estate in the Semenyih data, with 45 deals at a median RM1.4 million, mostly terrace factories. A 2016 Selangor state assembly answer citing MIDA listed an adhesive tape plant and an animal feed maker here among the larger investors in the Kajang area.
- Semtec Park semi-Ds traded at a median RM4.5 million across 6 deals.
- Taman Industri Sungai Purun semi-Ds traded at a median RM6.15 million. In September 2026 beverage premix maker Orgabio agreed to buy a 5,263 sq m freehold industrial property in Semenyih for RM11.26 million to use as a warehouse next to its new Sungai Purun factory, The Star reported. That works out to about RM199 psf of land, building included.
- Taman Industri Mega (terrace, RM2.9 million median) and 228 Smart Industrial Series (semi-D, RM2.63 million) also traded.
- Lion Industrial Park traded as land: 6 deals at a median RM4.3 million, about RM105 psf.
Bandar Rinching and Beranang
Further east, Bandar Rinching semi-Ds sold at a median RM5.1 million and Kawasan Perusahaan Beranang semi-Ds at RM5.68 million. These are larger units. In August 2026 foam products maker WTEC Group agreed to pay RM7.74 million for a two-storey detached factory under construction in Bandar Rinching with about 11,860 sq ft built-up, according to The Star. It is a reference point for new stock.
Kajang Industrial Areas: Sungai Chua, Bukit Angkat and Kajang Utama
Most Kajang deals are terrace factories in established estates. Three estates account for the bulk:
- Kawasan Perusahaan Sungai Chua: 31 deals, median RM1.1 million, mostly terrace factories close to Kajang town and SILK.
- Taman Kajang Utama: 26 deals, median RM1.04 million, terrace.
- Kawasan Perusahaan Bukit Angkat: 18 deals, median RM4.25 million, mainly semi-D. The 2016 assembly answer listed a plastic injection and blow moulding plant at Bukit Angkat, Sungai Chua, among Kajang's larger investors.
Balakong and Cheras Jaya, on the western edge of the district, are part of the same JPPH area as Kajang but form their own cluster along Jalan Balakong. They are covered in our Balakong industrial park guide.
Bandar Baru Bangi Industrial Area
The state government named the Bangi Industrial Estate as one of Hulu Langat's main industrial areas, alongside Cheras Jaya and Kajang, in the same 2016 answer. Its larger investors then made processed meat, air handling units for ships and paints, at addresses in Seksyen 9, 10 and 13. JPPH deals in the 24 months to July 2026:
- Seksyen 10: 11 deals, median RM1.5 million, terrace.
- Seksyen 13: 8 deals, median RM3.7 million, semi-D.
- Seksyen 9: 5 deals, median RM2.5 million, semi-D.
Large Bangi plots rarely come up. In July 2026 Sapura Industrial agreed to sell 40,964 sq m of vacant leasehold industrial land in Bandar Baru Bangi to Zeito Plastic Components for RM42.33 million, The Star reported. That is about RM96 psf for a 10-acre site, a useful benchmark for large Bangi plots.
Access: LEKAS, SILK, PLUS, SKVE and the MRT
| Route | What it does for these parks | Source |
|---|---|---|
| LEKAS (Kajang-Seremban Highway) | Runs south from Kajang to Seremban, with entrances at Semenyih, Ecohill, Eco Majestic, Jalan Bangi Lama and toward Bandar Teknologi | NST |
| SILK (Kajang Dispersal Link) | A 37 km ring road around Kajang with 12 interchanges, connected to the PLUS North-South Expressway, Besraya, Grand Saga, LEKAS and SKVE | Prolintas |
| SKVE | Links the North-South Expressway toward Putrajaya, Cyberjaya, Telok Panglima Garang and Pulau Carey, ending at Westport on Pulau Indah | SKVE |
| MRT Kajang Line | Ends at Kajang station, useful for staff commuting from KL | MRT Corp |
Bangi and Kajang parks sit closest to SILK and PLUS, which suits deliveries into Kuala Lumpur, Putrajaya and the airport. Semenyih and Beranang depend on LEKAS and Jalan Sungai Lalang. For containers, every park here is on the far side of the Klang Valley from Port Klang, the main cost of choosing this corridor over Klang or Shah Alam.
Factory Prices and Rent: JPPH Data
The figures below compare the two JPPH areas that cover this corridor, using transactions in the 24 months to July 2026. Full quarterly data is on the Semenyih and Beranang page and the Kajang, Balakong and Bangi page.
| Type | Semenyih and Beranang | Kajang, Balakong and Bangi |
|---|---|---|
| Terrace factory | RM744,000 (RM370 psf of land) | RM1.34m (RM559 psf of land) |
| Semi-D factory | RM3.6m (RM260 psf of land) | RM5.1m (RM443 psf of land) |
| Detached factory | RM13.04m (RM146 psf of land) | RM9m (RM243 psf of land) |
| Industrial land | RM4.28m (RM40 psf) | RM9.12m (RM139 psf) |
| All buildings | RM2.95m, 174 sales | RM1.67m, 228 sales |
| Freehold vs leasehold, median price | RM3.1m vs RM2.17m | RM1.59m vs RM1.82m |
Semenyih's detached median is higher than Kajang's because the detached factories sold there sit on much bigger plots, a median of 70,988 sq ft of land against 43,072 sq ft. Per sq ft of land, Semenyih is cheaper for every type.
| Rent, median | Semenyih and Beranang | Kajang, Balakong and Bangi |
|---|---|---|
| All factories | RM4,500 a month, RM1.20 psf | RM4,300 a month, RM1.54 psf |
| Terrace | RM2,800, RM1.25 psf | RM3,900, RM1.70 psf |
| Semi-D | RM9,000, RM1.17 psf | RM7,000, RM1.75 psf |
| Detached | RM13,000, RM1.36 psf | RM10,000, RM1.35 psf |
For units on the market now, see factories for sale in Semenyih, Kajang and Bangi, or factories for rent in Semenyih. Our Semenyih rent outlook covers leasing in more detail.
Buy or Rent in This Corridor?
Set against the median sale prices above, the median rents give a much higher rough gross yield for Semenyih terraces than for semi-Ds on either side. Two conclusions follow:
- Semi-D and detached factories here make more sense for owner-occupiers than for landlords. At these rents, a buyer pays for land and long-term control, not income.
- Small terrace units in Semenyih are the one product with a reasonable rental return.
| Buying | Renting | |
|---|---|---|
| Upfront | 10% deposit, transfer stamp duty on the 1% to 4% scale (LHDN), legal fees | Usually 2 months' deposit, 1 month's utility deposit and 1 month's rent in advance |
| Example | The buyer of a RM3.6m semi-D pays about RM128,000 in transfer stamp duty | A RM9,000 semi-D needs about RM36,000 to move in |
| Ongoing | Loan, quit rent, assessment, maintenance | Rent, plus 6% service tax if the landlord is SST-registered (Customs guide) |
| Foreign buyers | Selangor's minimum for industrial buildings is RM3 million (DUN Selangor) | No minimum |
Which Industries Fit Where
- Kajang (Sungai Chua, Kajang Utama, Bukit Angkat): distributors and light manufacturing that need fast access to Kuala Lumpur through SILK, and the MRT for staff.
- Bandar Baru Bangi: food, coatings and engineering firms that want PLUS, Putrajaya and the airport close by. Expect to buy resale.
- Semenyih Hi-Tech, Sungai Purun and Rinching: owner-occupiers that need a semi-D or detached plant at a lower psf, such as food and beverage, foam and packaging.
- Sungai Lalang terraces: workshops, traders and first factories.
- Not ideal for: heavy container exporters that move many boxes a week, and polluting trades near rivers. In 2021 the Department of Environment ordered a Beranang food factory to stop work for two weeks over suspected odour pollution in Sungai Semenyih.
Checklist Before You Buy or Lease
- Check the land use on the title. It should read industrial (perusahaan), not agriculture. Selangor's unauthorised factory (KTK) list counted 543 such factories on 544 lots in the MPKj area in October 2024.
- Ask for the CCC or CF and the approved building plan. Extensions and mezzanines added later are common in older terrace estates.
- Confirm the mukim and postcode so you compare prices with the right JPPH area, for example Bandar Teknologi Kajang against Semenyih, not Kajang town.
- Check the power supply in amps and the floor loading against your machines before you sign, not after.
- Check individual title against strata. New projects like Budiman issue individual titles. Some semi-D schemes are strata, which affects financing and alterations.
- Drive the lorry route at peak hour, especially Jalan Sungai Lalang and the Semenyih town junctions.
- For food, chemical or wet processes, check DOE requirements early, because Sungai Semenyih and Sungai Langat run through the district.
FAQ
Where are the main industrial areas in Kajang, Bangi and Semenyih?
The main areas are the Semenyih Hi-Tech parks, the Sungai Lalang belt (Villaraya, Sri Haneco and Pusat Perindustrian Budiman), Bandar Teknologi Kajang, Sungai Chua, Bukit Angkat and Taman Kajang Utama in Kajang, and Seksyen 9, 10 and 13 of Bandar Baru Bangi. Beranang and Bandar Rinching form the eastern end. All are under the Majlis Perbandaran Kajang.
How much does a factory cost in Semenyih compared with Kajang and Bangi?
In JPPH-recorded deals in the 24 months to July 2026, a semi-D factory had a median of RM3.6 million (RM260 psf of land) in Semenyih and Beranang and RM5.1 million (RM443 psf of land) in Kajang, Balakong and Bangi. Industrial land was about RM40 psf and RM139 psf respectively.
What is the factory rent in Semenyih and Kajang?
The median registered rent was RM1.20 psf a month in Semenyih and Beranang and RM1.54 psf in Kajang, Balakong and Bangi, in the 24 months to July 2026. A Semenyih terrace factory rented for about RM2,800 a month and a semi-D for about RM9,000.
Is Bandar Teknologi Kajang in Kajang or Semenyih?
It is in the Semenyih area. Factory addresses there use the 43500 Semenyih postcode, and JPPH records the township with Semenyih, where its terrace factories sold at a median RM1.4 million.
Which highways serve the Semenyih industrial parks?
LEKAS, the Kajang-Seremban Highway, has entrances at Semenyih, Ecohill and Eco Majestic. SILK loops around Kajang and connects to the PLUS North-South Expressway and the SKVE, which runs west to Westport on Pulau Indah. Parks on Jalan Sungai Lalang reach LEKAS through Semenyih town.
Should I buy or rent a factory in Semenyih?
Rent if you are testing the location or need a small unit: Semenyih semi-D rents are low against sale prices, so renting is cheap compared with owning. Buy if you plan to stay ten years or more, need a specific power supply or layout, or want the land as a long-term asset. Small terrace factories are the one type where buying to let gives a reasonable gross return.
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:
