Seremban, Senawang and Sendayan Industrial Parks (Negeri Sembilan): Factories, Land, Prices
Senawang, Sendayan TechValley, SPD Tech Valley and Techpark@Enstek compared, with JPPH terrace factory medians from RM450,000, land at RM46 to RM80 psf and rents near RM1 psf to July 2026. Access, foreign ownership rules and a buyer checklist.
Key Takeaways
- Seremban's factories sit in three clusters along the North-South Expressway: the older Senawang estates on the east side, the planned parks around Bandar Sri Sendayan and Senawang (Sendayan TechValley, SPD Tech Valley, NS Semiconductor Valley), and Techpark@Enstek near KLIA.
- Senawang is the cheapest way in: JPPH-recorded factory sales in the Senawang area to July 2026 had a median of RM500,000 per deal, with terrace factories at RM190 psf of land, and registered rents a median of RM0.90 psf a month.
- Serviced industrial land is in the RM46 to RM80 psf band: JPPH deals in Sendayan TechValley had a median of about RM74 psf, mukim Baru Enstek RM46 psf, and developers quote RM70 to RM80 psf for new lots.
- Rents are well below Selangor: the Seremban district median is RM1.02 psf a month against RM1.52 psf for Selangor (JPPH tenancies to July 2026).
- Negeri Sembilan approved an estimated RM19.1 billion to RM19.9 billion of investment in 2025, a state record, much of it in semiconductors and data centres.
- In 2020 the state allowed MITI-registered foreign companies to own industrial land and factories worth RM2 million and above. Confirm the current rule with the state land office before you sign.
Seremban's main industrial parks are Senawang Industrial Park and the neighbouring Sungai Gadut and Jalan Tampin estates, Sendayan TechValley in Bandar Sri Sendayan, the new SPD Tech Valley and NS Semiconductor Valley in Senawang, and Techpark@Enstek in Bandar Enstek. Older terrace factories in Senawang mostly change hands between RM295,000 and RM600,000. New detached factories and serviced land are concentrated in Sendayan, SPD Tech Valley and Enstek, where land trades at roughly RM46 to RM80 psf.
Nilai is also part of Seremban district and has its own Nilai factory for sale and rent guide.
Seremban industrial parks at a glance
All transaction figures below are JPPH-recorded deals in the 24 months to July 2026, taken from BuyKlang's Seremban transaction data.
| Area | What is there | JPPH-recorded deals (24 months) | Typical buyer or tenant |
|---|---|---|---|
| Senawang, Sungai Gadut, Jalan Tampin, Seremban Jaya | Older terrace and semi-D factories, some large detached plants | 69 building sales; terrace median RM450,000 (RM190 psf of land) | SMEs, workshops, light manufacturing |
| Sendayan TechValley (Bandar Sri Sendayan) | Serviced land and detached factories for multinationals | 18 deals, median RM4.8 million, land about RM74 psf | Medium industry, build-to-suit |
| SPD Tech Valley (Senawang) | New 523-acre park, ready-built detached factories and lots | Developer prices from RM470 psf built-up, lots from RM70 psf (2024) | Medium and heavy industry, ESG-driven firms |
| NS Semiconductor Valley (Senawang) | 841-acre state park inside MVV 2.0 | Large land take-ups by a data centre and multinationals | Large semiconductor and data centre projects |
| Bandar Enstek (Techpark@Enstek) | Freehold land and factories, strong food and halal cluster | 32 land deals in mukim Baru Enstek, median RM46 psf | Food, halal, airport-linked users |
| Seremban town, Rasah, Ampangan | Small, older light-industrial schemes near town | Thin: 10, 5 and 12 deals | Workshops, local distribution |
| Port Dickson | Port Dickson Free Zone and Eco Business Park 7, both at an early stage | Almost no industrial resale yet | Long-term land users |
Senawang Industrial Park and the Senawang belt
Senawang, on the east side of Seremban with its own PLUS interchange, is the city's oldest manufacturing area. It is also home to several semiconductor makers. onsemi runs a probe, assembly and test plant in Seremban with 190,000 sq ft of clean room on a 9-acre campus, plus a wafer fab. In December 2025 semiconductor equipment maker Exis Tech opened its second facility in Senawang, a RM25 million first phase, with a second phase of more than RM100 million due by late 2027.
For a factory buyer, Senawang is mostly a resale market of older stock. JPPH recorded 113 industrial deals in the Senawang area in the 24 months to July 2026: 69 buildings and 44 land lots (Senawang transaction data).
- Terrace factories: median RM450,000 (RM190 psf of land), on a median lot of 2,013 sq ft; the middle half sold between RM295,000 and RM600,000.
- Semi-D factories: median RM1.48 million (RM140 psf of land).
- Detached factories: only 7 deals, median RM19 million, a handful of large plants rather than a price guide.
- Land: most of the 44 land deals were small lots in Sungai Gadut at about RM20 psf. That figure is not a fair guide to serviced industrial land.
Named schemes in the records include Senawang Sentral Business Park (6 deals, median RM525,000), Kawasan Industrial Seremban Jaya (6 deals, RM404,000), Kawasan Perusahaan Jalan Tampin (7 deals, RM318,000) and Kawasan Industrial Pinggiran Senawang (5 deals, RM220,000). Freehold factories in Senawang did not trade above leasehold (median RM500,000 freehold against RM675,000 leasehold), so tenure matters less here than building age and specification.
SPD Tech Valley
SPD Tech Valley is a 523-acre park in Senawang by Seri Pajam Development. Its first phase covers 285 acres with 33 ready-built detached factories, 13 medium lots, 11 heavy lots and centralised labour quarters for 5,000 workers. At the 2024 launch the developer quoted ready-built factories from RM470 psf built-up and build-to-suit lots from RM70 psf (medium) and RM80 psf (heavy). In August 2026 Dunham-Bush signed for about 32 acres there for a RM172 million first phase, with operations planned for early 2028.
NS Semiconductor Valley
NS Semiconductor Valley is an 841-acre state park in Senawang, part of the Malaysia Vision Valley 2.0 (MVV 2.0) corridor. RHB Research reported in October 2026 that about 157 acres went to Vena Nexus for a 450MW data centre and another 175 acres to multinationals. The same briefing put approved investment in the state at RM19.1 billion to RM19.9 billion for 2025, against RM7.2 billion in 2024, and counted 4,807 acres of industrial land available. It is a land market for very large projects, but it will lift demand for labour, power and supplier space across Senawang.
Bandar Sri Sendayan and Sendayan TechValley
Bandar Sri Sendayan is Matrix Concepts' township south-west of Seremban town, and Sendayan TechValley is its industrial park. Over the past decade Matrix has named investors such as Hino Motors, Akashi-Kikai, Nippon Kayaku, Weir Group, Messier-Bugatti-Dowty, Schmidt + Clemens and Fibertex. The developer has since moved on to industrial land in MVV: in the quarter to June 2025 it sold RM233 million of industrial land, and HLIB Research noted that newer deals closed just under RM80 psf against about RM60 psf for the first parcels.
JPPH recorded 18 deals in Sendayan TechValley in the 24 months to July 2026, with a median of RM4.8 million, land at about RM74 psf. Ready-built resale stock is limited, so Sendayan suits a manufacturer who wants 1 to 5 acres to build on, or a purpose-built detached factory, more than a tenant who needs space next month.
Bandar Enstek and Techpark@Enstek
Techpark@Enstek is developed by TH Properties, a Lembaga Tabung Haji company. Its three phases cover 708.5 hectares inside the 2,071.6-hectare Bandar Enstek township. When Phase 3 (249.5 hectares, RM1.4 billion GDV, six stages over 14 years) launched in November 2023, Phase 1 was fully sold and Phase 2 was 88% sold. Occupiers include Ajinomoto, Farm Fresh, Coca-Cola Bottlers and Kellogg's, and the park was the first technology park to receive HALMAS status from the Halal Industry Development Corporation.
Later sales show the same food and airport profile. TH Properties sold about 50 acres to four buyers for RM70.3 million, including a training and in-flight catering site for Batik Air, and Dutch Lady bought about 32.6 acres for around RM57 million to expand manufacturing. JPPH recorded 32 land deals in mukim Baru Enstek in the 24 months to July 2026 with a median of RM46 psf, and 9 deals in Techpark 3 @ Enstek with a median of RM11.5 million.
Enstek is the closest of these areas to KLIA and borders the Nilai side of the district. Buyers comparing it with Nilai's freehold heavy-industry stock should also read the Arab Malaysian Industrial Park guide. Current plots are on our industrial land for sale in Bandar Enstek page.
Seremban town, Rasah and Seremban 2
JPPH shows very little industrial activity around Seremban town, Rasah and Seremban 2. In the 24 months to July 2026 there were 10 deals in mukim Seremban, 5 in Rasah (too few for a median) and 12 in Ampangan (a small and mixed sample). Kawasan Perusahaan Ringan Seremban recorded 13 deals at a median of RM700,000. They suit workshops and local distributors; manufacturers needing trailers, high power or room to expand usually look at Senawang, Sendayan or Enstek.
Port Dickson: Port Dickson Free Zone and EBP 7
Port Dickson is not yet a factory resale market, but two large projects matter for the longer term. SD Guthrie and Menteri Besar Incorporated Negeri Sembilan signed for the 600-acre Port Dickson Free Zone at Ladang Sengkang, opposite the planned Midport container port site, with a GDV above RM1 billion and a first phase targeted for 2027. EcoWorld Malaysia bought 1,195 acres in Port Dickson for Eco Business Park 7, where RHB noted that Tera Data Centres has taken 222 acres. Both are long-term land plays for now.
Getting there: PLUS, LEKAS and KLIA
- PLUS (North-South Expressway): interchanges at Nilai, Seremban, Senawang and Port Dickson put every area in this guide on the main trunk road between the Klang Valley, Melaka and Johor.
- LEKAS (E21): the Kajang-Seremban Highway ends at Paroi on Seremban's east side, a second route to Kajang, Cheras and south Kuala Lumpur besides PLUS.
- KLIA: Bandar Enstek is the closest. SPD Tech Valley's developer gives Senawang distances of about 55 km to KLIA, 35 km to Nilai Inland Port and 100 km to Port Klang.
- New links: a Seremban-KLIA interchange has been approved and funded at an estimated RM595 million, with procurement under way, according to the same RHB Research briefing.
For container work to Westport or Northport, Nilai and Enstek are the shorter options; ask your haulier to price the run from each shortlisted site.
Prices: buying versus renting in Seremban
| JPPH data, 24 months to July 2026 | Senawang area | Seremban district (incl. Nilai) | Negeri Sembilan | Selangor |
|---|---|---|---|---|
| Industrial deals recorded | 113 | 502 | 561 | 3,321 |
| Terrace factory sale, median psf of land | RM190 | RM225 | RM224 | RM500 |
| Factory sale, median per deal | RM500,000 | RM1.2 million | RM1.15 million | RM1.75 million |
| Land, median psf | RM20 (small lots) | RM54 | RM46 | RM68 |
| Rent, median psf per month | RM0.90 | RM1.02 | RM1.00 | RM1.52 |
| Rent, median per month | RM2,300 | RM3,000 | RM3,000 | RM5,000 |
Rents by type in the Senawang area: terrace RM0.85 psf (about RM1,800 a month for 2,000 sq ft), semi-D RM1.50 psf (about RM4,900) and detached RM1.03 psf (about RM15,000 for 15,000 sq ft). Across Seremban district, semi-D factories rent at a median of RM1.70 psf and detached at RM1.33 psf. Browse current factories for rent in Seremban and warehouses for rent in Negeri Sembilan.
A rough comparison: a Senawang terrace factory at the RM450,000 median renting at RM1,800 a month is a gross return of about 4.8% a year. The sale and rent figures come from different units, so treat it as a guide, not a forecast.
When to rent: you are new to Negeri Sembilan, the contract behind the factory is shorter than three years, or you are testing labour supply before committing. Landlords here commonly ask for two months' deposit, one month's utility deposit and one month's rent in advance, more for heavy or high-risk uses.
When to buy: you plan to stay more than five years, need heavy power, a crane or effluent treatment that a landlord will not fund, or want land to build on. Use the legal fees calculator for lawyer's fees and stamp duty, and see current factories for sale in Seremban and freehold industrial land in Negeri Sembilan.
Foreign companies buying in Negeri Sembilan
In July 2020 the Negeri Sembilan government said it would allow foreign companies to own leasehold or freehold industrial land and premises worth RM2 million and above, provided the company or manufacturer is registered with MITI. Before that, foreign companies could buy leasehold industrial land only. State rules are revised from time to time, so check with the Pejabat Tanah dan Galian Negeri Sembilan (state land and mines office) and your conveyancing lawyer before signing. Our guide for foreign companies buying or renting a factory explains state consent, MITI licensing and how Selangor and Kuala Lumpur differ.
Checklist before you buy or rent in Seremban
- Local authority: most of Seremban district, including Nilai, has been under Majlis Bandaraya Seremban (MBS) since the January 2020 merger; Port Dickson has its own municipal council. Ask the right one about permitted use and renovation approvals.
- Title: land use category "Perusahaan/Perindustrian", express conditions, remaining lease and any restriction in interest, from a land search.
- Building approval: a Certificate of Completion and Compliance (CCC) or older CF that matches what is built on site.
- Power: the TNB supply and meter rating actually installed, not the figure in the advert. New parks plan for high power, older Senawang terraces often do not.
- Water and effluent: food and halal plants should confirm supply from Syarikat Air Negeri Sembilan (SAINS) and discharge limits before signing.
- Environment: DOE approvals if your process is a scheduled activity.
- Access: 40-foot trailer turning space, road width and loading bays.
- Workers: hostel or centralised quarters that meet the workers' housing rules.
- Liquidity: Sendayan and Enstek recorded 18 and 32 deals in two years, so plan for a slower resale than in Klang or Shah Alam.
- Foreign ownership: the state threshold and MITI registration, if any shareholder is foreign.
FAQ
Where are the main industrial parks in Seremban?
The main clusters are Senawang on the east side (Senawang Industrial Park, Sungai Gadut, Jalan Tampin, SPD Tech Valley and NS Semiconductor Valley), Sendayan TechValley in Bandar Sri Sendayan to the south-west, and Techpark@Enstek in Bandar Enstek near KLIA. Nilai is a fourth cluster with its own guide.
How much does a factory in Senawang cost?
JPPH-recorded deals to July 2026 put the median Senawang terrace factory at RM450,000, with most between RM295,000 and RM600,000. Semi-D factories had a median of RM1.48 million. New detached factories in SPD Tech Valley were launched from RM470 psf built-up in 2024, a developer price per sq ft of built-up that is not comparable with registered sales, which are per sq ft of land (Senawang terraces: RM190 psf of land).
What is the factory rent in Seremban?
The median registered factory rent in Seremban district was RM1.02 psf a month in the 24 months to July 2026, or about RM3,000 a month for a typical unit. Senawang is cheaper at a median RM0.90 psf, with terrace factories at around RM1,800 a month. Both are well below the Selangor median of RM1.52 psf.
How much is industrial land in Sendayan and Bandar Enstek?
JPPH deals in Sendayan TechValley had a median of about RM74 psf and land in mukim Baru Enstek about RM46 psf over the 24 months to July 2026. Matrix Concepts reported newer MVV industrial land sales just under RM80 psf in 2025, and SPD Tech Valley quoted RM70 to RM80 psf for build-to-suit lots. Small lots in Sungai Gadut traded near RM20 psf but are not comparable with serviced industrial land.
Can a foreign company buy a factory in Negeri Sembilan?
Yes, subject to state rules. In 2020 the state allowed MITI-registered foreign companies to own leasehold or freehold industrial land and factories worth RM2 million and above. Confirm the current threshold with the Negeri Sembilan land and mines office and your lawyer before signing.
Seremban or Nilai: which is better for a factory?
Nilai has more stock and is closer to the Klang Valley, KLIA and Port Klang, so it suits logistics and firms that serve Selangor. Senawang and Sendayan are cheaper and closer to the state's semiconductor base and labour pool around Seremban.
How far is Senawang from KLIA and Port Klang?
The SPD Tech Valley developer gives about 55 km from Senawang to KLIA and 100 km to Port Klang, with access by PLUS and LEKAS. Bandar Enstek is much closer to KLIA.
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:
