The Klang Valley Industrial Property Price Map (2026): PSF by District & Area
Two factories can both be “industrial in Selangor” and trade 11× apart per square foot. That's the first thing to internalise before you talk price: where a property sits does more to set its per-foot value than almost anything except its own size.
This is the map. We took 23,808 transacted commercial and industrial deals across Kuala Lumpur and Selangor (Apr 2021–Sep 2025) and ranked every district and locality by median price per square foot of built-up area — transacted prices, not asking prices.
A RM9.5m factory in Glenmarie and a RM200k unit in Serendah aren't 47× apart in value — they're worlds apart in size. Per square foot is the only fair way to compare two locations. — Read PSF, not sticker price
The district league table
| District | Median PSF (built-up) | Median price | Deals |
|---|---|---|---|
| Gombak | ~RM668 | RM3.10m | 617 |
| Kuala Lumpur | ~RM659 | RM2.04m | 296 |
| Sepang | ~RM629 | RM4.10m | 213 |
| Petaling | ~RM612 | RM1.80m | 1,569 |
| Hulu Langat | ~RM553 | RM2.00m | 911 |
| Kuala Selangor | ~RM464 | RM2.32m | 89 |
| Klang | ~RM457 | RM1.97m | 1,068 |
| Kuala Langat | ~RM394 | RM1.68m | 182 |
| Hulu Selangor | ~RM116 | RM0.20m | 672 |
(Sabak Bernam excluded — only 4 deals.)
The shape is inland-and-central beats coastal-and-fringe. Gombak, KL and the Petaling belt command RM610–670/sqft. Klang — the Port Klang district — sits near the bottom at ~RM457, above only the far exurbs. If you assumed the port commanded a premium, the map says otherwise.
Zoom in: the priciest and cheapest localities
District averages hide the real spread. At mukim (locality) level it's stark:
- Top of the market: Bandar Glenmarie (~RM948/sqft), Batu (~RM846), Bandar Sunway (~RM810), Pekan Kajang (~RM806), Pekan Hicom (~RM756). These are mature, central, supply-constrained estates.
- Bottom of the market: Serendah (~RM86), Bandar Serendah (~RM123), Pekan Batu 23 Sg Lalang (~RM205) — the northern Rawang–Serendah growth frontier, where land is cheap and abundant.
That's the ~11× spread, all of it labelled “industrial.” Glenmarie's per-foot value is more than ten times Serendah's.
Why the gap is mostly distance to KL
The single best predictor of a locality's PSF isn't the port, the highway, or the airport — it's how far it is from the Kuala Lumpur city centre. Across the dataset, per-foot value falls cleanly the further out you go (and falls about 2–3× faster with KL-centre distance than with port distance). The premium mukims cluster 5–15km from the CBD; the cheap frontier sits 40km+ out.
The practical reading:
- Buying for occupation: the cheapest usable PSF for your operation usually sits one ring out from the premium core — Klang, Kapar, Dengkil, Rawang — where you still get access without paying central prices.
- Buying for value retention: central, supply-constrained mukims hold PSF best. The frontier is cheaper for a reason — abundant developable land caps appreciation.
- Comparing two listings: convert both to PSF first. A “cheaper” factory that's bigger can easily be the more expensive buy per foot.
Looking for a specific district on this map? Browse current listings → — Want your own number?
Frequently asked questions
Which Klang Valley district has the most expensive industrial property?
By median price per square foot, Gombak (~RM668) and Kuala Lumpur (~RM659) lead, followed by Sepang (~RM629) and Petaling (~RM612).
Where is industrial property cheapest in the Klang Valley?
The northern frontier — Serendah and Bandar Serendah in Hulu Selangor — from roughly RM86–123/sqft, versus ~RM948 in Bandar Glenmarie. The cheap land reflects abundant supply far from KL.
Is Klang (Port Klang) expensive because of the port?
No. Klang district sits near the bottom at ~RM457/sqft for capital value. The port lifts rents and logistics demand, not per-foot capital value.
About the authors
This series is by Jay Kew — an industrial property agent in the Klang Valley who brokers factory, warehouse and land deals across KL and Selangor — and Jasper Wu, the data scientist who builds the valuation models behind it. Connect: Jasper on LinkedIn.
Disclosure: Jay is a practising agent with a commercial interest in this market; every figure here comes from transacted-price data and a documented method, so you can check the reasoning rather than take our word for it.
