Serendah Industrial Park Guide: UMW HVM Park (861 Acres), Factory Prices and Land
Serendah's big new industrial park is the 861-acre UMW HVM Park, but most factory deals happen in older freehold estates. JPPH data, park facts, access via the ECRL and a buyer's checklist.
Key Takeaways
- The large new industrial park in Serendah is UMW High Value Manufacturing (HVM) Park, an 861-acre development by UMW Development Sdn Bhd for aerospace, automotive and advanced manufacturing. Older write-ups call it the "800-acre" park.
- Industrial precincts total about 563 acres: a 194-acre southern zone (Precincts 1 to 4) and a 369-acre northern zone (Precincts 5A to 6). In 2022 UMW sold 140 acres to LONGi for RM304.92 million, about RM50 psf.
- Most factory deals in Serendah happen in older freehold estates, mainly Bukit Beruntung and Bukit Sentosa. JPPH recorded 370 industrial transactions in the 24 months to July 2026.
- JPPH medians: terrace factory RM250,000, semi-detached RM3.16 million, detached RM7.75 million, industrial land RM35 psf, factory rent RM0.95 psf a month.
- Access: the Rawang Bypass is about 4 km from UMW HVM Park and two North-South Expressway interchanges are 8 to 10 km away. The ECRL Serendah station, about 3 km away, is on the Gombak to Port Klang line due in January 2028.
- Auto demand is real: Tan Chong's Serendah plant assembles Perodua's QV-E EV under a contract running to May 2029.
Serendah's main new industrial park is UMW High Value Manufacturing (HVM) Park, an 861-acre development by UMW Development in Hulu Selangor, about 4 km from the Rawang Bypass. Most factories that actually change hands in Serendah, though, are terrace and semi-detached units in older freehold estates such as Bukit Beruntung and Bukit Sentosa. JPPH-recorded deals to July 2026 put a terrace factory at a median RM250,000 and industrial land at RM35 psf, well below Rawang.
This guide sets out which parks make up "Serendah industrial park", what they cost, how the area connects to KL and Port Klang, and what to check before you buy or rent.
What is the 800-acre industrial park in Serendah?
The park behind the "800-acre" headline is UMW HVM Park, also called Bandar Industri Bernilai Tinggi. In a June 2024 presentation hosted by MIDA, UMW Development describes it as its flagship development in Serendah, "spanning 861 acres", aimed at aerospace, automotive and advanced manufacturing. Older write-ups round it down to 800 acres.
| Item | Detail |
|---|---|
| Developer | UMW Development Sdn Bhd (UMW Group) |
| Total area | 861 acres |
| Industrial precincts | Southern zone 194 acres (P1 68, P2 81, P3 17, P4 28); northern zone 369 acres (P5A 140, P5B 82, P5C 139, P6 6, commercial 2) |
| Target sectors | Aerospace, automotive, advanced manufacturing |
| Anchor occupiers | UMW Aerospace (about 23.5 acres), a Tier 1 fan case supplier to Rolls-Royce; LONGi (140 acres) |
| Infrastructure | Electricity, water, gas pipeline, fibre, sewage treatment; internal roads up to 100 ft wide; TNB intake reserve on site |
| Workers' housing | A proposed centralised labour quarters (CLQ) with 6,120 beds, built to Act 446 standards |
| Local plan | Majlis Perbandaran Hulu Selangor (MPHS) local plan |
The slides also mention single-point controlled access, a 100-acre central park and a 4 km trail. Precincts 5C and 6 are marked as the last phases.
Take-up and land prices in UMW HVM Park
In August 2022, The Edge reported that UMW Development was selling 140 acres to LONGi (Kuching) for RM304.92 million. That works out to about RM2.18 million an acre, or roughly RM50 psf. At that time about 84% of the southern zone had been taken up, with 40 companies committed. The same report notes the park is home to UMW Aerospace, Malaysia's first Tier 1 fan case supplier to Rolls-Royce.
UMW does not publish a price list. Treat the LONGi deal as a benchmark for a very large parcel. Smaller plots usually cost more per square foot.
Other industrial areas in Serendah
UMW HVM Park is the headline, but it is not where most deals happen. JPPH-recorded transactions in Serendah over the 24 months to July 2026, by industrial area:
| Industrial area | Deals (24 months) | Main type traded | Median price | Rate |
|---|---|---|---|---|
| Bukit Beruntung | 138 | Terrace factory | RM270,000 | n/a |
| Bukit Sentosa | 121 | Terrace factory | RM195,000 | n/a |
| Gabung Sentosa Industrial Park | 33 | Terrace factory | RM775,000 | n/a |
| Kawasan Perindustrian & Kejuruteraan Rasa | 22 | Industrial land | RM762,000 | RM30 psf of land |
| Sungai Choh | 17 | Industrial land | RM2.31 million | RM25 psf of land |
| Rawang Corporate Industrial Park | 16 | Semi-detached factory | RM3.78 million | n/a |
| Bandar Sungai Buaya | 7 | Industrial land | RM4.82 million | RM45 psf of land |
The pattern is clear. Bukit Beruntung and Bukit Sentosa are older estates of small terrace factories, the cheapest way into industrial property in the Klang Valley's northern edge. Newer gated parks such as Gabung Sentosa and Rawang Corporate Industrial Park sell for well above the older estates (median RM775,000 in Gabung Sentosa against RM270,000 in Bukit Beruntung) because of newer buildings and better specs. Almost all building transactions in the area (300 of 301) were freehold.
Serendah factory prices and rents (JPPH data)
All figures are JPPH-recorded transactions to July 2026, not asking prices. Full tables are on our Serendah transaction data page.
| Type | Median price | Typical range | Median land | Psf (land) |
|---|---|---|---|---|
| Terrace factory | RM250,000 | RM180,000 to RM341,000 | 2,002 sq ft | RM115 |
| Semi-detached factory | RM3.16 million | RM680,000 to RM3.8 million | 10,506 sq ft | RM201 |
| Detached factory | RM7.75 million | RM5.36m to RM17.75m | 52,369 sq ft | RM139 |
| Industrial land | RM2.52 million | RM810,000 to RM4.9m | about 1.2 acres | RM35 |
Rent: registered factory tenancies show a median RM0.95 psf a month. A typical terrace factory of about 2,000 sq ft rents for around RM1,500 a month. Terms average 21 months.
Trend: like-for-like terrace prices rose about 9% year on year across three parks, and industrial land rose about 18% across four parks. Land in Serendah is about 17% dearer than the Hulu Selangor district average, while the median terrace factory price, RM250,000, is the same as the district median.
Buying to let: dividing the median terrace rent (about RM18,000 a year) by the median terrace price (RM250,000) gives a rough gross yield of about 7%. These are two different samples, and the figure ignores vacancy, repairs, quit rent and assessment, so the net return is lower. Tenancies are short, so plan for tenant turnover.
Serendah vs Rawang
Serendah sits just north of Rawang, and buyers usually compare the two. JPPH medians over the same 24 months:
| Measure | Serendah | Rawang and Kundang |
|---|---|---|
| Terrace factory | RM250,000 | RM670,000 |
| Semi-detached factory | RM3.16 million | RM4.2 million |
| Detached factory | RM7.75 million | RM6.92 million |
| Industrial land | RM35 psf | RM56 psf |
| Factory rent | RM0.95 psf a month | RM1.30 psf a month |
Serendah is clearly cheaper for terrace factories, land and rent. Detached factories are close because the few Serendah deals were larger buildings. Rawang has more modern semi-detached stock and is closer to KL; see the Rawang transaction data, current factories for sale in Rawang and our guide to finding a factory in Rawang and Sungai Buloh if you are weighing both.
Access: KL, Port Klang and the ECRL
According to UMW's slides, UMW HVM Park is about 4 km from the Rawang Bypass, 8 km from the Sungai Buaya interchange and 10 km from the Bukit Beruntung interchange of the North-South Expressway (PLUS). The Serendah KTM Komuter station is nearby, and the old Federal Road (Jalan Ipoh to KL) runs through the town.
For exporters, the bigger change is rail. The ECRL section from Gombak to Port Klang runs via Serendah and is due for full operations from January 2028. UMW says its park is within about 3 km of the planned Serendah station and inside the local plan's cargo-oriented development radius. Until freight services and siding plans are confirmed, treat rail as an upside, not a reason to pay more. Today, containers to Port Klang still go by road across the Klang Valley, so check haulage quotes and peak-hour travel times.
Who is coming to Serendah: the automotive context
Two sourced developments drive interest from auto suppliers:
- Perodua QV-E in Serendah. Perodua's first EV is built under a three-year agreement from 1 June 2026 to 31 May 2029, with an option to extend. Tan Chong Motor Assemblies provides paint line services and leases assembly lines in Serendah.
- Chery in Hulu Selangor. Chery Malaysia is investing RM2.2 billion in a 200-acre assembly plant at the Beringin High-Tech Auto Valley in Lembah Beringin, further north in the same district.
Deal activity in the district is steady: JPPH-registered data recorded 166 industrial deals in Hulu Selangor worth RM539.18 million in the 12 months to July 2026. For what suppliers need, read our auto parts factory guide for the 2027 CKD deadline.
Which factory type suits you?
| Need | Best fit in Serendah | Watch for |
|---|---|---|
| Small workshop or store, low budget | Terrace factory in Bukit Beruntung or Bukit Sentosa | Older buildings, low power, narrow roads for trailers |
| SME manufacturing, 4,000 to 8,000 sq ft | Semi-detached in a gated park | Big price gap between old and new parks |
| Larger plant or warehouse | Detached factory | Few units trade, so expect to search longer |
| Build to suit, aerospace or auto | Land in UMW HVM Park | Park rules on design, build time |
| Cheapest land | Rasa, Sungai Choh or Sungai Buaya | Check the land category and access road |
Browse current factories for sale in Serendah, factories for rent in Serendah and industrial land for sale in Serendah.
Checklist before you buy or rent in Serendah
- Land category on the title. Some cheaper plots in the district are still agricultural. Check the category and express conditions say industrial. If a factory sits on agricultural land, read our Selangor KTK programme guide before you pay anything.
- Planning and CCC. Confirm the building has a CCC and that your use fits the MPHS local plan.
- Power. Older terrace estates were built for light loads. Confirm amps and transformer size, and ask TNB about upgrades before you commit.
- Trailer access. Check road width and turning space for 40 ft trailers, especially in older estates.
- Flood and drainage. Ask neighbours and the seller about past floods and look at the drains around the lot.
- Workers. Factory staff in Serendah often come from Rawang and Bukit Beruntung. Plan transport or hostels; employer-provided worker housing falls under Act 446, so check the rules with JTK.
- Park rules. Gated parks and UMW HVM Park have design guidelines and service charges. Ask for them before you sign.
Our Rawang factory inspection checklist covers the building checks in more detail, and it applies equally to Serendah.
FAQ
What is the 800-acre industrial park in Serendah?
It is UMW High Value Manufacturing (HVM) Park, developed by UMW Development Sdn Bhd. UMW gives its total area as 861 acres, with about 563 acres of industrial precincts in a southern and a northern zone. It targets aerospace, automotive and advanced manufacturing.
Who are the tenants in UMW HVM Park Serendah?
UMW's own aerospace unit, UMW Aerospace, is based in the park and supplies fan cases to Rolls-Royce. LONGi bought 140 acres in 2022. By then about 84% of the southern zone had been taken up and 40 companies had committed to the park.
How much is industrial land in Serendah?
JPPH-recorded industrial land deals in Serendah over the 24 months to July 2026 had a median of RM35 psf, with a typical deal of about RM2.52 million. Large parcels in UMW HVM Park traded higher: LONGi paid about RM50 psf for 140 acres in 2022.
How much does a factory for sale in Serendah cost?
JPPH medians to July 2026 were RM250,000 for a terrace factory, RM3.16 million for a semi-detached factory and RM7.75 million for a detached factory. Older terrace units in Bukit Sentosa and Bukit Beruntung are the cheapest, while newer gated parks cost far more per square foot.
How much is factory rent in Serendah?
Registered factory tenancies show a median of RM0.95 psf a month. A terrace factory of about 2,000 sq ft typically rents for around RM1,500 a month. That is about 12% above the Hulu Selangor district median and below Rawang's RM1.30 psf.
Is Serendah cheaper than Rawang for factories?
Yes for most types. JPPH medians to July 2026 put a terrace factory at RM250,000 in Serendah against RM670,000 in Rawang, and industrial land at RM35 psf against RM56 psf. Rent is about RM0.95 psf against RM1.30 psf.
Will the ECRL serve Serendah?
Yes. The ECRL's Gombak to Port Klang section runs via Serendah and is due for full operations from January 2028. UMW says its park is about 3 km from the planned Serendah station, but freight services for individual factories have not been confirmed.
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 |
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