PETALING JAYA (Sept 4): Location may be the fundamental strategy in the real estate game, but some recent data on Sepang’s industrial market point to another tactical gambit that could turn the tables.
Home to Kuala Lumpur International Airport (KLIA), the Sepang address is stamped by its link to the country’s main aviation gateway, lending it a clear advantage — especially for industrial players — in terms of transnational connectivity, and further supported by strategic infrastructure such as direct access to major highways like the North–South Expressway Central Link (ELITE).
Sited in southern Selangor, the district is one of the primary drivers of the country’s top-performing economic contributors.
Beyond conventional services and trade, Sepang attracts high-impact investments from aerospace, aviation, logistics, high-skilled manufacturing and advanced technology industries. The large-scale industrial ecosystem has also stimulated the growth of micro, small, and medium-sized enterprises (MSMEs) that provide support services, primarily in areas such as Dengkil, Kota Warisan, Salak Tinggi and Sungai Pelek, covering logistics support, retail, F&B, accommodation and maintenance, among others.
But with a range as wide as RM300,000 to RM18 million, Sepang’s industrial property market is deeper than just a location story.
Data tracking 2023–2025 transactions compiled by property data analytics firm Oregeon Property Consultancy Sdn Bhd show that industrial pricing remains highly asset-specific, with factory configuration, land and built-up area, age, specifications and tenure among the factors that can affect what buyers are willing to pay.
Wide gap between link and detached factories
Across the dataset, on the lowest end of the continuum is a single link-factory that changed hands at RM300,000. The values then extend all the way to RM18.21 million for large detached factory-and-office units in developer-sales.
But the divergence is not a simple case of Site A equals Price A, and Site B equals Price B.
Even within the same development at Taman Mas in Dengkil, prices ranged from RM980,000–RM1.38 million for link factories, to RM3 million–RM3.6 million for semidee factories.
A similar hierarchy is visible at Taman Meranti Jaya, where smaller link factories predominantly transacted at RM1.2 million–RM1.58 million, compared with RM4.5 million–RM5.5 million for semidee factories, and RM5.45 million–RM11.5 million for detached factory-and-office properties.
Oregeon says the differentiation was driven mainly by land and built-up areas across the product tiers, as well as differences in specifications.
“It isn’t a location effect within Sepang — the same schemes contain multiple tiers,” Oregeon tells EdgeProp.
Oregeon says the data indicates three broad price tiers: link factories at roughly RM300,000–RM3.1 million, semidee factories at about RM3.25 million–RM6.65 million, and detached factories and factory-and-office products at about RM5.45 million–RM18.21 million.
Smaller link factories form entry rung
At the lower end of the subsale sample are smaller 1.5-storey link factories in established schemes such as Kosmopleks, Taman Mas in Dengkil and Taman Meranti Jaya.
Kosmopleks recorded seven transactions involving 1.5-storey link factories with land areas of 2,000–2,965 sq ft. Considerations ranged RM400,000–RM680,000 in 2023 and 2024, while a single transaction was recorded at RM300,000 in 2025.
At Taman Mas, 11 transactions involving 1.5-storey link factories with land areas of 2,000–2,965 sq ft ranged RM980,000–RM1.38 million in 2023–2025.
Comparable smaller link-factory transactions at Taman Meranti Jaya occupied a somewhat higher range, though the land areas were predominantly the same 2,000–2,965 sq ft. Twelve were recorded there, ranging RM1.2 million–RM1.58 million for smaller lots, while one larger 2023 transaction was recorded at RM2.1 million.
The data show that smaller link factories in several established schemes provide an entry point well below the prices of larger industrial formats.
Semidee factories occupy broader middle
Move up to semidee factories and transaction values rise substantially, but there is still considerable variation between schemes.
The clearest illustration comes from Taman Mas itself.
Seven transactions involving 1.5-storey semidee factories with land areas of 7,233–9,860 sq ft recorded RM3 million–RM3.6 million in 2023–2025. Meanwhile, smaller link factories changed hands at RM980,000–RM1.38 million in the same development.
Similarly, Taman Meranti Jaya recorded four semidee transactions ranging RM4.5 million–RM5.5 million, compared with predominantly RM1.2 million–RM1.58 million for its smaller link factories.
Elsewhere, the middle tier becomes less tidy.
At Lake 6 Entrepreneur Park, eight semidee factory transactions ranged RM3.7 million–RM6.65 million in 2023–2025, reflecting the different land sizes and building configurations.
Sinar Meranti Teknologi Park recorded four semidee transactions ranging RM4.76 million–RM6 million, while Perdana Industrial Park @ Putra Perdana recorded four subsales of three-storey semidees at RM4.1 million–RM4.98 million.
Larger factories push into eight figures
The larger-format end of the market looks markedly different.
Three detached factory-and-office subsales at Taman Meranti Jaya ranged RM5.45 million–RM11.5 million, reflecting their larger land sizes and built-ups.
Cipta Serenia @ Serenia City illustrates the upper end of Oregeon’s developer-sales data. Its table records 40 observations at the development: seven detached factory-and-office units and 33 semidee factories.
The seven detached factory-and-office observations chalked up RM13 million–RM18.21 million, with the highest considerations involving 2.5-storey units on larger land parcels. Meanwhile, semidee factories at Cipta Serenia were sold from RM6.64 million to about RM11 million.
They illustrate how far large-format new-build industrial products can sit above Sepang’s established smaller factory stock.
Taman Meranti Jaya, Taman Mas lead subsale activity
Transaction numbers also show where activity in Oregeon’s subsale sample is concentrated.
Across the 13 schemes examined, the dataset records 97 subsale transactions between 2023 and 2025. Taman Meranti Jaya accounted for 19 transactions and Taman Mas for 18, giving the two developments a combined 37 transactions, or about 38.1% of the sample.
New generation starts higher
While the subsale market shows the breadth of existing industrial stock, projects under development indicate where the newer end of the market is heading.
Suntrack Hub 2 in Salak Tinggi comprises 62 semidee factories on a 26.34-acre leasehold site, with prices starting from RM4.1 million. The starting price sits within the broad range already observed for semidee factory transactions in several established Sepang schemes.
While this does not mean RM4 million has become a new district-wide floor, it shows that some incoming purpose-built industrial supply is entering the market at price points substantially above the district’s smaller established link-factory stock.
Product, not proximity alone
The transaction evidence points to a Sepang industrial market that is becoming increasingly differentiated by what buyers are purchasing rather than simply where a property sits.
Smaller established link factories can still transact around or below RM1 million in parts of the district. Semidee factories occupy a considerably higher absolute price range in the data, while large-format detached products can reach eight figures.
As a new generation of larger and more purpose-built industrial projects enters the Sepang-KLIA and wider southern Selangor corridor, that differentiation could become more pronounced. Actual transaction evidence, rather than launch prices, will ultimately determine whether buyers accept those higher price points.
Oregeon is the preferred valuation partner for the Realtors’ Roundtable (RRT) 2026 — the premier benchmark for real estate excellence across Malaysia and Singapore, recognising top-tier agents distinguished by market expertise, professional integrity and client dedication.
Note: The dataset covers a selection of industrial subsales and developer sales rather than the entire Sepang market, and therefore, should not be treated as a single like-for-like price series, nor as the general price level for the indicated developments, nor as indication of the most liquid schemes. The relatively small number of observations in several schemes means these figures are better treated as transaction ranges than measures of market appreciation. Developer-sales observations should not be treated as directly comparable with resales of older schemes elsewhere in the district. ……….EdgeProp monthly brings you data, insights and solutions for an evolving market. Subscribe now for your free copy!