Sungai Buloh and Kepong Factory Prices 2026: Bolton, TSB, Taman Sains and KIP Industrial Parks
JPPH sale and rent benchmarks for Sungai Buloh, Kota Damansara and Kepong to July 2026, with guides to Taman Industri Bolton, TSB, Taman Sains Selangor, Taman Usahawan Kepong and KIP.
Key Takeaways
- Sungai Buloh factory prices (JPPH, 24 months to July 2026): terrace factory median RM1.49 million (RM606 psf of land), semi-detached RM5.26 million, detached RM7.8 million, industrial land RM86 psf. Factory rent median RM1.71 psf a month across 132 registered tenancies.
- Kepong and Batu Caves cost more per square foot: on the Selangor side (Selayang, Batu Caves, Kepong) a terrace factory median was RM2.05 million (RM938 psf of land) over 138 deals; in Kepong, Kuala Lumpur, RM2.02 million (RM982 psf of land). Rent on the Selangor side was RM2.25 psf.
- Taman Industri Bolton (Bolton Industrial Park), Batu Caves was developed in 1992 by Bolton Bhd, now Symphony Life. JPPH recorded 17 deals there, mostly terrace factories, at a median RM2.1 million.
- "TSB" is Taman Industri Sungai Buloh, the estate on the Jalan TSB roads. JPPH's Sungai Buloh Industrial Park records show 21 deals at a median RM2.3 million. Taman Sains Selangor in Kota Damansara is a separate park next to it, where registered rents run at about RM2.50 psf.
- Taman Usahawan Kepong and Kepong Industrial Park (KIP) are on the Kuala Lumpur side. "Petronas Kepong Industrial Park" is the PETRONAS station on Persiaran KIP Utama inside KIP, not a separate estate.
- Check tenure first: 130 of 142 factory deals in Sungai Buloh were leasehold, while 135 of 163 on the Selangor side of Kepong and Selayang were freehold.
A terrace factory in Sungai Buloh sold at a median RM1.5 million in the 24 months to July 2026, against about RM2.0 million on the Kepong and Batu Caves side, based on JPPH-recorded transactions. The main named parks are Taman Industri Bolton in Batu Caves, Taman Industri Sungai Buloh (TSB), Taman Sains Selangor in Kota Damansara, Taman Usahawan Kepong and Kepong Industrial Park (KIP). Sungai Buloh is cheaper per square foot but mostly leasehold; the Selangor side of Kepong is mostly freehold.
Sungai Buloh and Kepong industrial parks at a glance
| Park | Area | Main stock | JPPH (24 months to July 2026) |
|---|---|---|---|
| Taman Industri Bolton (Bolton Industrial Park) | Batu Caves, Selangor | Terrace and detached factories | 17 deals, median RM2.1 million |
| Taman Industri Sungai Buloh (TSB) | Sungai Buloh, Selangor | Terrace and semi-detached factories | 21 deals, median RM2.3 million |
| Taman Industri SB Jaya | Sungai Buloh | Terrace factories | 12 deals, median RM2.07 million |
| Taman Sains Selangor | Kota Damansara | Technology park, terrace and semi-detached units | Rent about RM2.50 psf (5 tenancies) |
| Mah Sing Integrated Industrial Park | Sungai Buloh | Terrace factories | 21 deals, median RM1.25 million |
| Sungai Tua Industrial Park | Selayang and Batu Caves | Terrace factories | 24 deals, median RM3.8 million |
| Kepong Light Industrial Park | Kepong, Selangor side | Terrace factories | 17 deals, median RM1.4 million |
| Sri Edaran Light Industrial Park | Kepong, Kuala Lumpur | Terrace factories | 14 deals, median RM2.05 million |
| Taman Usahawan Kepong (Kepong Entrepreneurs Park) | Kepong, Kuala Lumpur | Terrace and semi-detached factories | 5 deals, too few for a median |
| Kepong Industrial Park (KIP) | Kepong, Kuala Lumpur | Terrace factories and warehouses | Too few deals in 24 months to publish |
The figures come from three JPPH data areas: Sungai Buloh and Kota Damansara, Selayang and Kepong on the Selangor side and Kepong and Jinjang in Kuala Lumpur. Kepong straddles the state border, so the same name can sit in two data sets with different prices and councils.
Taman Industri Bolton (Bolton Industrial Park), Batu Caves
Taman Industri Bolton, also called Taman Perindustrian Bolton or Bolton Industrial Park, is a mature freehold estate in Batu Caves, north of Kepong. Symphony Life Bhd, which was called Bolton Bhd until it rebranded in 2013, lists "developed Bolton Industrial Park in Batu Caves, Selangor" as a 1992 milestone in its annual report. Streets are named Jalan TIB.
JPPH recorded 17 deals under "Kawasan Industrial Bolton" in the 24 months to July 2026, mostly terrace factories, at a median of RM2.1 million. Nearby Batu Caves estates traded in a similar band: Taman Sri Batu Caves at a median RM3.46 million and Kawasan Perusahaan Ringan Batu Caves at RM2.4 million.
Bolton suits SMEs that want a freehold title close to Kuala Lumpur: trading, light assembly, printing, food production and workshops. Older units often need power and roof upgrades, so price these in before you offer. Browse factories for sale in Batu Caves for current units.
TSB: Taman Industri Sungai Buloh
"TSB Sungai Buloh" refers to Taman Industri Sungai Buloh (also written Taman Perindustrian Sungai Buloh), the estate whose roads are named Jalan TSB 1, TSB 2 and so on, off the Sungai Buloh-Kota Damansara road. JPPH records it as Sungai Buloh Industrial Park: 21 deals in 24 months, mostly terrace factories, at a median of RM2.3 million.
Neighbouring estates give a fuller picture of the Sungai Buloh market:
- Taman Industri SB Jaya: 12 deals, terrace median RM2.07 million.
- Mah Sing Integrated Industrial Park: 21 deals, terrace median RM1.25 million, the cheapest entry in the area.
- Sunway Damansara: 19 deals, terrace median RM3.0 million.
- EM Hub: 9 deals in stratified industrial units, median RM1.55 million.
- Kampung Baru Sungai Buloh: 43 deals, mainly land, median RM5.63 million at RM115 psf of land.
Most of these titles are leasehold. If you are weighing a lease against a purchase, our freehold vs leasehold factory guide for Sungai Buloh explains how tenure affects rent, financing and resale.
Taman Sains Selangor, Kota Damansara
Taman Sains Selangor (Selangor Science Park) sits along the Jalan Teknologi roads in Kota Damansara, next to TSB. It was planned as a technology park, so the stock leans towards clean light industry, R&D, electronics and showroom-office factories rather than heavy manufacturing. Its sister project in Sepang, Taman Sains Selangor 2, was rebranded Selangor Cyber Valley by PKNS in 2016; people searching "Taman Sains Selangor" for factories almost always mean the Kota Damansara park.
JPPH recorded five registered factory tenancies at Taman Sains Selangor in 24 months, at about RM2.50 psf a month, above the Sungai Buloh median of RM1.71 psf. Sale prices in Kota Damansara are the highest in this guide: semi-detached factories in Seksyen 3 traded at a median RM8.3 million.
Taman Usahawan Kepong (Kepong Entrepreneurs Park)
Taman Usahawan Kepong is on the Kuala Lumpur side of Kepong, around Jalan Metro Perdana, and falls under DBKL. It is a mix of terrace and semi-detached factories and shop-offices, popular with trading and light manufacturing SMEs. JPPH recorded five industrial deals under "Kepong Entrepreneurs Park" in 24 months, too few for a median.
For a benchmark, use the Kepong and Jinjang (KL) data: terrace factory median RM2.02 million (RM982 psf of land) on about 2,400 sq ft of land, and detached factory median RM10 million (RM554 psf of land). Current units are listed under factories for sale in Kepong.
Kepong Industrial Park (KIP) and "Petronas Kepong Industrial Park"
Kepong Industrial Park (KIP) is the Kuala Lumpur estate that gave the KIP Group its name. The group traces its name to Kepong Industrial Park, where it began after its founding in 1993. The park is mainly terrace factories and warehouses along the Jalan KIP and Persiaran KIP roads.
"Petronas Kepong Industrial Park" is the PETRONAS station on Persiaran KIP Utama inside the estate. It is a landmark, not a separate park; check current details on the PETRONAS station finder. JPPH recorded too few deals under the KIP name in the 24 months to July 2026 to publish a median, so use the Kepong KL terrace median of RM2.02 million and nearby Sri Edaran Light Industrial Park (RM2.05 million) as reference points.
Other Kepong-area estates that trade often: Sungai Tua Industrial Park (24 deals, RM3.8 million), Kepong Light Industrial Park (17 deals, RM1.4 million), Meda Industrial Park and Tago Business Park (13 deals each, about RM1.9 million), Springcrest Industrial Park and Taman Jinjang Baru.
Sungai Buloh and Kepong factory prices 2026 (JPPH data)
All figures are JPPH-recorded transactions in the 24 months to July 2026, not asking prices. Psf figures are per sq ft of land.
| Type | Sungai Buloh and Kota Damansara | Selayang and Kepong (Selangor) | Kepong and Jinjang (KL) |
|---|---|---|---|
| Terrace factory | RM1.49m (RM606 psf), 64 deals | RM2.05m (RM938 psf), 138 deals | RM2.02m (RM982 psf), 47 deals |
| Semi-detached factory | RM5.26m (RM648 psf), 32 deals | RM5.31m (RM731 psf), 10 deals | Too few deals |
| Detached factory | RM7.8m (RM198 psf), 32 deals | RM11m (RM392 psf), 13 deals | RM10m (RM554 psf), 19 deals |
| Stratified industrial unit | RM1.55m, 9 deals | Too few deals | Too few deals |
| Industrial land | RM86 psf, 36 deals | RM90 psf, 5 deals | RM179 psf, 6 deals |
Activity slowed in the latest year. In Sungai Buloh, 57 deals were recorded in the 12 months to July 2026 against 117 in the year before; on the Selangor side of Kepong and Selayang, 55 against 111. If you need a professional view of what your factory is worth, start with the park-level medians above.
Factory rent in Sungai Buloh and Kepong
| Type | Sungai Buloh median rent | Selayang and Kepong (Selangor) median rent |
|---|---|---|
| All factories | RM1.71 psf, RM7,100 a month (132 tenancies) | RM2.25 psf, RM6,000 a month (27 tenancies) |
| Terrace factory | RM1.76 psf, RM4,300 for about 2,400 sq ft | RM2.28 psf, RM4,900 for about 2,000 sq ft |
| Semi-detached factory | RM1.86 psf, RM13,000 for about 5,400 sq ft | Too few tenancies |
| Detached factory | RM1.50 psf, RM9,500 for about 5,300 sq ft | RM2.25 psf, RM6,600 for about 4,050 sq ft |
| Stratified unit | RM2.10 psf, RM5,500 a month | Too few tenancies |
Small units rent at higher rates per square foot: Sungai Buloh units under 3,000 sq ft let at a median RM1.88 psf, while 10,000 to 30,000 sq ft units let at RM1.50 psf, about RM21,000 a month. Browse factories for rent in Sungai Buloh for current units. For warehouse users, our Sungai Buloh warehouse guide matches food, e-commerce and logistics needs to the right estates.
Freehold or leasehold: the big difference between the two sides
- Sungai Buloh and Kota Damansara: 130 of 142 factory deals with known tenure were leasehold. Freehold factories had a median price of RM6.78 million against RM3.35 million for leasehold, a gap that mixes location, size and type, not tenure alone.
- Selayang, Batu Caves and Kepong (Selangor): 135 of 163 were freehold; the freehold median price was RM2.2 million against RM2.15 million for leasehold.
- Kepong (KL): 57 of 70 were leasehold, at a median RM2.1 million against RM10 million for freehold, a gap that mixes location, size and type, not tenure alone.
Check the remaining lease term on any leasehold title. Banks lend less, and buyers pay less, as the term runs down, and extending a lease needs state approval and a premium. Ask your bank how it treats the remaining term before you sign.
What moves factory prices in Sungai Buloh and Kepong
- State and tenure. The same terrace factory can sit in Kuala Lumpur or Selangor, freehold or leasehold. As the tenure figures above show, that changes the price you pay and what a bank will lend.
- Built-up and land ratio. A unit with spare land for an extension or loading yard is worth more than one built to the boundary.
- Power and ceiling height. Most terrace units in Bolton, TSB and KIP were built for light industry. A unit that already has higher amps, a taller roof or a crane beam saves you months of upgrade work.
- Approvals. A factory with a CCC that matches what is on site sells faster and finances more easily than one with unapproved extensions.
- Access. Units close to the expressway or an MRT station, with room for a 40 ft trailer to turn, rent and resell more easily.
Getting there: highways and rail
- Expressways. Sungai Buloh has its own North-South Expressway interchange and toll plaza, and the Kepong side is served by the Middle Ring Road 2 (MRR2) and the Duta-Ulu Klang Expressway (DUKE). The LATAR Expressway and the Guthrie Corridor Expressway link the area north-west to Rawang, Shah Alam and Klang.
- MRT. The MRT Putrajaya Line runs from Kwasa Damansara through Sri Damansara, Kepong Baru and Jinjang; its first phase opened on 16 June 2022 and the full line on 16 March 2023, according to MRT Corp. The Kajang Line also starts at Kwasa Damansara, next to Kota Damansara.
- KTM Komuter stops at Sungai Buloh, Kepong and Batu Caves.
Good rail access helps you hire, because factory staff can commute without a car. For trailers, check the route from your unit to the expressway: older rows in Bolton and TSB were not designed for 40 ft containers.
New industrial supply near Sungai Buloh
Land is scarce in Sungai Buloh, so new supply is going to the north-west along the LATAR Expressway. In July 2026 AME Elite and KLK Land previewed i-Park@Coalfields, a 151.2-acre freehold park with a GDV of RM1.3 billion, starting with 1.5-storey semi-detached factories. If you need a newer building than Sungai Buloh offers, compare it with the wider northern corridor in our Rawang and Sungai Buloh corridor guide.
How much money do you need to buy a factory in Sungai Buloh or Kepong?
Take a terrace factory at the RM2.0 million Kepong median as an example, with a 90% loan:
| Cost | Amount | Basis |
|---|---|---|
| Down payment (10%) | RM200,000 | Depends on your bank's margin of finance |
| Stamp duty on the transfer | RM64,000 | 1% on the first RM100,000, 2% to RM500,000, 3% to RM1 million, 4% above (Ministry of Finance) |
| Stamp duty on the loan | RM9,000 | 0.5% of a RM1.8 million loan (LHDN) |
| Legal fees for the SPA | about RM21,250 plus 8% SST | 1.25% on the first RM500,000 and 1% after that under the 2023 scale; up to 25% discount allowed (Malay Mail) |
| Valuation, loan legal fees, disbursements | Budget RM20,000 to RM30,000 | Quotes vary by bank and firm |
That puts the cash needed at roughly RM315,000 to RM330,000 for a RM2.0 million factory, before renovation and moving costs.
Checklist before you buy or rent in Sungai Buloh or Kepong
- Which state and council? Kepong is split between Kuala Lumpur (DBKL) and Selangor. On the Selangor side, Batu Caves and Selayang fall under Majlis Perbandaran Selayang (MPS); Sungai Buloh and Kota Damansara are split between MBPJ and MBSA. The assessment bill tells you which applies.
- Tenure and remaining lease. Most Sungai Buloh and KL-side Kepong titles are leasehold. Confirm the expiry date on the title.
- Approved use and CCC. Older estates often have extensions and mezzanines built without approval. Compare the approved plans with what is on site.
- Power. Terrace factories in Bolton, TSB and KIP usually have modest supply. Confirm the amps and ask TNB about upgrades before you commit.
- Trailer access and parking. Narrow back lanes and on-street parking are common in older Kepong estates.
- Flood history. Parts of Sungai Buloh and Kepong are low-lying. Check the JPS flood information portal and ask neighbours.
FAQ
How much is a factory in Sungai Buloh in 2026?
JPPH-recorded deals in the 24 months to July 2026 put a Sungai Buloh terrace factory at a median RM1.49 million (RM606 psf of land), a semi-detached factory at RM5.26 million and a detached factory at RM7.8 million. Industrial land had a median of RM86 psf. Kota Damansara units cost more, with Seksyen 3 semi-detached factories at a median RM8.3 million.
Where is Taman Industri Bolton?
Taman Industri Bolton, or Bolton Industrial Park, is a freehold estate in Batu Caves, Selangor, north of Kepong, with streets named Jalan TIB. It was developed in 1992 by Bolton Bhd, now Symphony Life. JPPH recorded 17 deals there in 24 months at a median RM2.1 million.
What is TSB in Sungai Buloh?
TSB stands for Taman Industri Sungai Buloh, also called Taman Perindustrian Sungai Buloh, whose roads are named Jalan TSB. JPPH records it as Sungai Buloh Industrial Park, with 21 deals in 24 months at a median RM2.3 million. It sits next to Taman Sains Selangor in Kota Damansara.
Where is Taman Usahawan Kepong?
Taman Usahawan Kepong (Kepong Entrepreneurs Park) is on the Kuala Lumpur side of Kepong, around Jalan Metro Perdana, under DBKL. It mixes terrace and semi-detached factories with shop-offices. Kepong KL terrace factories sold at a median RM2.02 million in the 24 months to July 2026.
What is Petronas Kepong Industrial Park?
It is the PETRONAS petrol station on Persiaran KIP Utama inside Kepong Industrial Park (KIP) in Kuala Lumpur, not a separate estate. A factory described as near it is in or next to KIP. KIP itself is mainly terrace factories and warehouses.
How much is factory rent in Sungai Buloh and Kepong?
Registered tenancies show a median RM1.71 psf a month in Sungai Buloh and RM2.25 psf on the Selangor side of Kepong, Selayang and Batu Caves. A terrace factory of about 2,000 to 2,400 sq ft rents for roughly RM4,300 to RM4,900 a month. Taman Sains Selangor units let at about RM2.50 psf.
How much money do I need to buy a factory in Sungai Buloh?
For a RM2.0 million terrace factory with a 90% loan, budget about RM315,000 to RM330,000 in cash. That covers the 10% down payment, RM64,000 stamp duty on the transfer, 0.5% stamp duty on the loan and legal and valuation fees. Renovation and moving costs come on top.
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:
