Shah Alam Industrial Areas by Seksyen: 15, 16, 23, 26, 27, 34, U1 and HICOM Explained
Which Shah Alam sections are industrial, which are mainly housing, and what factories sold for in each, from Seksyen 15 and 23 to HICOM, Bukit Kemuning and U1 Glenmarie. Based on JPPH-recorded transactions to July 2026.
Key Takeaways
- The main industrial sections of Shah Alam are Seksyen 15, 16, 22, 23, the HICOM Industrial Estate (Seksyen 26, 27 and 28), Seksyen 33 and 34 (Bukit Kemuning), and U1 (Hicom-Glenmarie and Temasya). Seksyen 19, 32, U5 and U10 are mainly residential.
- Shah Alam as a whole: 165 JPPH-recorded industrial sales in the 24 months to July 2026, with a median deal of RM3.55 million; terrace factories had a median of RM489 psf of land.
- Section spread is wide: terrace factories in the Bukit Kemuning Light Industrial Park (Seksyen 34) had a median of RM840,000, while semi-detached units in Seksyen 26 had a median of RM4.9 million and Temasya in U1 RM6.85 million.
- Rent: 115 JPPH-registered Shah Alam factory tenancies in the same period had a median of RM1.73 psf a month (RM6,000 a month). Park medians ranged from about RM1.50 psf in Hicom-Glenmarie to RM1.88 psf in Kota Kemuning (Seksyen 31).
- The section name is not the zoning. Seksyen 27 and 28 mix housing and factories, and a "Seksyen 19" search often means Petaling Jaya. Confirm the lot's zoning on PLANMalaysia Selangor's SISMAPS or with MBSA before you pay a deposit.
Shah Alam's factory areas sit in a handful of sections. The established industrial belts are Seksyen 15, 16, 22 and 23 in the centre, the HICOM Industrial Estate across Seksyen 26, 27 and 28, Seksyen 33 and 34 in the south around Bukit Kemuning, and U1 (Glenmarie) in the north-east. In the 24 months to July 2026 JPPH recorded 165 industrial sales in Shah Alam at a median of RM3.55 million. Median prices run from about RM840,000 for Bukit Kemuning terraces to RM4.9 million for semi-detached units in Seksyen 26 and RM6.85 million in Temasya (U1).
Which Shah Alam sections are industrial? Summary table
Prices are JPPH-recorded sales in the 24 months to July 2026 from our Shah Alam industrial transaction data. "Character" is our reading of the building mix in each section, not MBSA's official zoning.
| Section | Industrial? | Named estates and landmarks | Typical stock | Character | JPPH sale signal (24 months) |
|---|---|---|---|---|---|
| Seksyen 15 | Yes, established | Seksyen 15 industrial area | Large semi-D and detached plots | Medium manufacturing | 6 deals, median RM15.3m |
| Seksyen 16 | Yes | Seksyen 16 industrial area | Semi-D, detached | Light to medium | 9 deals, median RM3.47m |
| Seksyen 19 | Mainly residential | Shah Alam KTM Komuter station | Very few factories | Not an industrial area | No industrial deals under this name |
| Seksyen 22 | Mixed | Taman Industri Subang Utama | Detached factory with office, semi-D | Light to medium | Too few deals for a median |
| Seksyen 23 | Yes | Hap Seng Business Park, Jalan Pelabur | Detached, semi-D, business-park units | Medium | 3 deals, too few for a median |
| Seksyen 26 | Yes, core of HICOM | Taman Perindustrian Hicom, former Proton plant | Semi-D, detached | Medium to large-scale | 10 deals, median RM4.9m |
| Seksyen 27 | Mixed | HICOM terrace rows; Taman Bunga Negara (housing) | Terrace factories | Light | 11 deals, median RM2.1m |
| Seksyen 28 | Mainly residential, industrial edge | Taman Alam Megah (housing) | Occasional detached factory | Light to medium | 2 deals, too few for a median |
| Seksyen 32 | Mainly residential | Bukit Rimau, Bukit Naga | Very few factories | Not an industrial area | No deals under this name |
| Seksyen 33 | Yes | Shah Alam Technology Park | Terrace, semi-D, newer warehouses | Light to medium | Technology Park: 17 deals, median RM1.1m |
| Seksyen 34 | Yes | Bukit Kemuning Light Industrial Park, Taman Industri Desa Kemuning | Terrace, semi-D, detached | Light, some workshops | Bukit Kemuning LIP: 21 deals, median RM840,000 |
| U1 | Yes | Hicom-Glenmarie Industrial Park, Temasya Industrial Park | Semi-D, detached, terrace | Light to medium, offices and distribution | Temasya: 23 deals, median RM6.85m |
| U5 | Mainly residential | Subang Bestari, Mutiara Subang; Bandar Pinggiran Subang light industry | Older terrace workshops | Light | JPPH deals under Bandar Pinggiran Subang date mostly to 2016 or earlier |
| U10 | Residential | Alam Budiman, Puncak Perdana, Alam Suria | None | Not an industrial area | None |
Two more southern sections matter to factory buyers even though people rarely search them by number: Seksyen 31 is Kota Kemuning, and Seksyen 36 holds the AMJ light industrial park.
How Shah Alam's section names work
Shah Alam is split into numbered sections (Seksyen 1 to 36) and "U" sections (U1 to U20) in the north, and street names follow the section (Jalan Pelabur 23/1 is in Seksyen 23). Three things trip up buyers:
- Petaling Jaya has its own sections. PJ's Section 13, 19 and 51A are industrial too, so a "Seksyen 19 factory" may be in Petaling Jaya under MBPJ, not Shah Alam under MBSA.
- Land titles use the mukim, not the section. In JPPH records, Seksyen 15, 16 and 23 are usually filed under Bandar Shah Alam; Seksyen 26, 27 and 28 under Pekan HICOM; Glenmarie under Bandar Glenmarie or Damansara; and the Kemuning sections under Klang mukim. The title will not say "Seksyen 27".
- A section can hold housing and factories side by side. Seksyen 27 and 28 are good examples, so check the specific lot.
Central industrial belt: Seksyen 15, 16, 19, 22 and 23
These are Shah Alam's older industrial sections around the city centre and the Federal Highway.
Seksyen 15
Seksyen 15 is one of the oldest factory areas in the city. JPPH records here are mostly semi-detached and detached factories with offices, and sales are infrequent but large: six deals in the 24 months to July 2026 at a median of RM15.3 million. Plots are larger than in the newer parks, and many buildings are older, so budget for upgrading.
Seksyen 16
Seksyen 16 sits beside Seksyen 15 and has a similar mix of semi-D and detached factories. It recorded nine sales at a median of RM3.47 million, well below Seksyen 15, though nine deals is a small sample.
Seksyen 19
Seksyen 19 is mainly residential and is home to the Shah Alam KTM Komuter station. JPPH has no Shah Alam industrial sales recorded under the Seksyen 19 name since 2021. Many "Seksyen 19 factory" searches really mean Petaling Jaya Section 19 or the industrial sections next door, so ask for the title if a listing says Seksyen 19 Shah Alam.
Seksyen 22
Seksyen 22 combines housing estates (Alam Prima, Alam Idaman, Alam Sanjung) with an industrial strip known as Taman Industri Subang Utama. JPPH records detached factories with offices and semi-Ds here, filed under both Bandar Shah Alam and Pekan Baru HICOM, but too few recent sales for a reliable median.
Seksyen 23 (Hap Seng Business Park)
Seksyen 23 is a long-established industrial section. Gardenia lists its address at Lot 3, Jalan Pelabur 23/1, and Hap Seng Business Park on Persiaran Perusahaan is the name many people search for this section. The building stock leans to detached and semi-D factories with large loading areas, which suits operations that move a lot of trucks. Only three sales were recorded in 24 months, mainly detached, so there is no reliable median. At Hap Seng Business Park, confirm whether a unit is for lease or sale, and its tenure, before viewing.
HICOM Industrial Estate: Seksyen 26, 27 and 28
The HICOM Industrial Estate (Taman Perindustrian Hicom) is the biggest concentration of manufacturing in Shah Alam. JPPH files these sections under the mukim of Pekan HICOM. The estate was built around the national car industry: Proton's Shah Alam plant here ended vehicle assembly when its last car, a Saga, rolled out on 30 September 2025, and production moved to Tanjung Malim.
Seksyen 26 (HICOM core)
Seksyen 26 is the core of the estate, with semi-detached and detached factories on regular industrial roads. It had ten sales at a median of RM4.9 million in the 24 months to July 2026. Power supply varies widely between older units, so check the TNB capacity on site.
Seksyen 27
Seksyen 27 mixes housing (Taman Bunga Negara, Kota Harmoni) with rows of terrace factories inside the HICOM area. It was the busiest numbered section by deal count: eleven sales at a median of RM2.1 million, mostly terraces. Homes are close by, so check zoning before planning noisy or odorous processes.
Seksyen 28
Seksyen 28 is mainly residential (Taman Alam Megah, Kampung Lanchong Jaya) with industrial lots along its edge with the HICOM estate. Only two industrial sales were recorded under the Seksyen 28 name, both in June 2026, so price evidence is thin.
Southern Shah Alam: Seksyen 32, 33 and 34 (Kemuning area)
In the south, around KESAS, the Kemuning sections offer the cheapest entry prices in Shah Alam and good links towards Klang and Port Klang. Kota Kemuning (Seksyen 31) has its own Kota Kemuning industrial park guide. Its industrial park recorded 19 sales at a median of RM1.9 million, and six registered tenancies there had a median rent of RM1.88 psf.
Seksyen 32 (Bukit Rimau)
Seksyen 32 is mainly residential: Bukit Rimau and Bukit Naga. JPPH has no industrial sales recorded under the Seksyen 32 name. A factory advertised as "Seksyen 32" may sit on the boundary with Seksyen 33 or 34 or be labelled loosely, so confirm the section and zoning from the title and the approved plans.
Seksyen 33 (Shah Alam Technology Park)
Seksyen 33 holds Shah Alam Technology Park, a terrace-led estate that recorded 17 sales at a median of RM1.1 million. Newer warehouses have also been built in the section.
Seksyen 34 (Bukit Kemuning)
Seksyen 34 contains Taman Industri Bukit Kemuning and Taman Industri Desa Kemuning. The Bukit Kemuning Light Industrial Park recorded 21 sales at a median of RM840,000. JPPH also files a separate Bukit Kemuning Electroplating Park, which helps if your process needs a site where plating is already established. Seksyen 36 next door holds the AMJ light industrial park.
Northern Shah Alam: U1, U5 and U10
U1 (Hicom-Glenmarie and Temasya)
U1 is Glenmarie, Shah Alam's premium industrial address near Subang and the Federal Highway. It holds Hicom-Glenmarie Industrial Park and Temasya Industrial Park. Temasya recorded 23 sales at a median of RM6.85 million, mostly semi-Ds. Five registered tenancies in Hicom-Glenmarie had a median of about RM1.50 psf. Many buildings pair factory space with large offices. Read the HICOM Glenmarie Industrial Park guide for park-level detail.
U5 (Subang Bestari and Bandar Pinggiran Subang)
U5 is mainly housing: Subang Bestari, Mutiara Subang, Nusa Subang and Subang Murni. The one industrial pocket is the light-industrial terrace stock at Bandar Pinggiran Subang. JPPH recorded over 100 sales under that name, but they date mostly to 2016 or earlier, so current price evidence is thin.
U10 (Puncak Perdana and Alam Budiman)
U10 is residential: Alam Budiman, Puncak Perdana and Sunway Alam Suria. There is no industrial estate in U10. The nearest established factory areas are Bukit Jelutong in U8, which recorded 22 sales at a median of RM6.25 million, and the Elmina area further north-west.
Which Shah Alam section fits your budget?
| Need | Sections to shortlist | JPPH median to compare |
|---|---|---|
| Small terrace unit under RM1.5 million | Seksyen 34 (Bukit Kemuning), Seksyen 33 (Technology Park) | RM840,000 to RM1.1 million |
| Terrace with a more central address | Seksyen 27 (HICOM), Kota Kemuning (Seksyen 31) | RM1.9 million to RM2.1 million |
| Semi-D for manufacturing | Seksyen 16, Seksyen 26 | RM3.47 million to RM4.9 million |
| Semi-D with a large office component | U1 (Temasya, Hicom-Glenmarie), Bukit Jelutong (U8) | RM6.25 million to RM6.85 million |
| Large detached plot | Seksyen 15, Seksyen 23, HICOM detached stock | Seksyen 15 median RM15.3 million |
Shah Alam factory prices and rents by building type
Section-level samples are small, so use the citywide figures as your baseline. All figures are JPPH-recorded transactions to July 2026.
| Building type | Sales (24 months) | Median price | Median land | Median psf (land) | Median rent (psf a month) |
|---|---|---|---|---|---|
| Terrace factory | 72 | RM1.13 million | 2,007 sq ft | RM489 | RM1.79 (median 2,400 sq ft, RM4,400 a month) |
| Semi-detached | 68 | RM5.92 million | 10,802 sq ft | RM523 | RM2.12 (median 8,810 sq ft) |
| Detached | 22 | RM16 million | 65,401 sq ft | RM310 | RM1.55 (median 10,960 sq ft) |
| Industrial land | 6 | RM20.77 million | Land only | RM210 psf of land | n/a |
Freehold dominates: 140 factory sales were freehold against 24 leasehold. For current asking prices, browse factories for sale in Shah Alam, factories for rent in Shah Alam and warehouses for rent in Shah Alam. For lease terms and zone-by-zone rent, see the Shah Alam factory rent guide and the Shah Alam warehouse rent guide.
Access by section
- Seksyen 15, 16, 22, 23 and U1: the Federal Highway is the main artery, with the KTM Komuter line running through central Shah Alam.
- HICOM (Seksyen 26, 27, 28): Federal Highway on the north side and KESAS to the south.
- Seksyen 31 to 36 (Kemuning): KESAS and the Kemuning-Shah Alam Highway, with the shortest run towards Klang and Port Klang.
- U8 Bukit Jelutong: the NKVE is close by.
Checklist before you commit to a Shah Alam section
- Get the land title and confirm the mukim, lot number, tenure and category of land use (industrial).
- Check the lot's zoning on SISMAPS, PLANMalaysia Selangor's planning map, or ask MBSA's planning department. Section names alone do not tell you the zoning.
- Ask for the approved building plan and the CCC or CF. Older units in Seksyen 15, 16 and 26 often have extensions.
- Confirm the TNB supply (amperage or kVA) and floor loading against your machines.
- For processes with emissions, effluent or scheduled waste, check with the Department of Environment and MBSA before signing, especially in sections next to housing (27, 28, 22).
- Compare the asking price with the JPPH medians above, for the section and the building type.
If you want us to shortlist units across several sections, use find me a factory.
FAQ
Which sections in Shah Alam are industrial areas?
The main industrial sections are Seksyen 15, 16, 22 and 23 in the centre, the HICOM Industrial Estate in Seksyen 26, 27 and 28, Seksyen 33 and 34 around Bukit Kemuning, and U1 (Glenmarie). Seksyen 31 (Kota Kemuning) and Seksyen 36 (AMJ) also have industrial parks. Seksyen 19, 32, U5 and U10 are mainly residential.
Where is the HICOM Industrial Estate in Shah Alam?
The HICOM Industrial Estate, also called Taman Perindustrian Hicom, covers Seksyen 26 and parts of Seksyen 27 and 28, filed under the mukim of Pekan HICOM. It is south of the Federal Highway, with KESAS on its southern side. It was the site of Proton's Shah Alam plant, which ended vehicle production on 30 September 2025.
Is Seksyen 23 Shah Alam an industrial area?
Yes. Seksyen 23 is an established industrial section with detached and semi-detached factories along roads such as Jalan Pelabur and Persiaran Perusahaan. Hap Seng Business Park is located there. Recent sales are few, so compare any asking price with nearby Seksyen 16 and Seksyen 26 deals.
How much does a factory in Shah Alam cost by section?
In the 24 months to July 2026, JPPH recorded median prices of RM840,000 for Bukit Kemuning terraces (Seksyen 34), RM1.1 million in Shah Alam Technology Park (Seksyen 33), RM2.1 million in Seksyen 27, RM3.47 million in Seksyen 16, RM4.9 million in Seksyen 26 and RM6.85 million in Temasya (U1). By type, terrace factories had a median of RM489 psf of land.
Are there factories in Seksyen U5 or U10 Shah Alam?
U10 has no industrial estate; it is residential (Alam Budiman, Puncak Perdana, Alam Suria). U5 is mainly residential with an older light-industrial pocket at Bandar Pinggiran Subang, where most recorded sales are from 2016 or earlier. For modern factories nearby, look at U1 Glenmarie or Bukit Jelutong in U8.
What is the factory rent in Shah Alam?
JPPH-registered factory tenancies in Shah Alam in the 24 months to July 2026 had a median of RM1.73 psf a month, or RM6,000 a month. Terraces had a median of RM1.79 psf and detached factories RM1.55 psf. Hicom-Glenmarie leases had a median of about RM1.50 psf and Kota Kemuning about RM1.88 psf.
How do I check if a Shah Alam factory lot is zoned industrial?
Check the category of land use on the title, then look up the lot on SISMAPS, PLANMalaysia Selangor's planning map, or ask MBSA's planning department. Also ask the seller for the approved building plan and the CCC or CF. This matters most in mixed sections such as Seksyen 22, 27 and 28.
Buying or renting, talk to us
Send us the numbers that decide the shortlist: required amps, built-up area, floor loading, preferred area and target date. We reply with what actually exists, including units that are not advertised publicly. For 800A to 4,000A+ requirements, see high-power factories in Selangor.
| Agent | Licence | Mobile / WhatsApp | |
|---|---|---|---|
| Adam | 60176729873 | +60 17-672 9873 | |
| Yuki | 60167724476 | +60 16-772 4476 |
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