JB Industry Property
Johor Bahru is not one industrial market. It is six or seven of them, and picking the right one moves your P&L more than any rent negotiation. This section takes them one area at a time: what each corridor is built for, what it costs to rent, buy or build there, what tenure you are likely to get, and which operations should look somewhere else.
⚡ Usually a reply within 15 minutes · 9am–10pm MYT · rent, buy, build or land
⚡ How to use this section
Do not start from a map. Start from what your cargo does:
If it flies → start with Senai / Kulai.
If it sails — heavy or in bulk → start with Pasir Gudang / Tanjung Langsat.
If it crosses to Singapore daily → start with Iskandar Puteri or Tampoi.
If you do not know yet → message me. That is the cheapest question you will ask all year.
Johor Bahru industrial areas, one page each
All eight area guides are published. Each one opens straight into the full page — who the corridor suits, industry class, rents and sale prices, land, tenure, and what sits around the plot.
All eight belts on one chart: are you a sea person or an air person?
No industrial belt in Johor is close to a port and close to the airport. This chart puts all eight on the same axes: further left means nearer Senai Airport, further down means nearer the closest container or deep-water port. The bottom-left corner is empty — that is not an omission, there is genuinely no such place in Johor. So the first decision is not which area. It is which side.
- Exporting by sea, high volume, quay distance matters — look at the bottom right: Pasir Gudang, Tanjung Pelepas, Masai.
- Exporting by air, high value and low volume, deadline-driven — look at the top left: Senai / Kulai, the only belt in Johor that sits against the airport.
- Wanting both usually gets you neither. The middle ground — Kempas, Tampoi, Tebrau — wins on domestic distribution and labour supply, not on international freight.
Senai / Kulai
The airport and highway corridor. Electronics, precision engineering, food processing, logistics and the data-centre supply chain.
Pasir Gudang / Tanjung Langsat
Johor’s port and petrochemical corridor. Bulk liquids, oleochemicals, marine fabrication, heavy logistics. Where you go when your cargo needs a berth.
Iskandar Puteri / Gelang Patah / SiLC
Second Link and PTP side. Modern managed parks, MNC tenants, Singapore-facing operations that cross daily.
Tebrau / Desa Cemerlang / Mount Austin
Dense light industry close to the city and to housing. Workshops, trading with assembly, service businesses that need to be near customers.
Tampoi / Skudai / Larkin
The oldest inner-city industrial stock. Small units, central location, tight yards — and the shortest run to the Causeway.
Masai / Seri Alam / Ulu Tiram
The eastern belt feeding Pasir Gudang. Cheaper than the port itself, close enough to serve it, with a large local labour catchment.
Kempas / Kempas Utama
Well connected to both the highway spine and the city. Mixed-age stock and an active resale market.
Tanjung Pelepas / Tanjung Bin
Port-side and energy-side. Free zone logistics, transhipment-linked operations and heavy industry with deep-water access.
📌 Do not wait for the page to be written
Every area above is one I already work in. If the guide is not published yet, message me and I will send you the same information directly — current rents, asking prices, available units and the tenure position for that corridor.
The same eight questions, every time
A consistent format is what lets you actually compare two areas, instead of being spun by two brochures written to different standards.
Positioning and industry class
Which businesses gain from being there, light versus medium versus heavy, import or export bias — and, just as important, who should look elsewhere.
Logistics
Air freight or sea freight, real distances to the airport, both ports and both crossings, highway access, and the reality of peak-hour queues.
Rent, sale price and land
One card per factory type (size, rent, sale price, typical occupier), plus range charts for rent and land, then an estate-by-estate breakdown.
Setting up and investing
Foreign ownership floor, levy and state consent; tenure, title conditions and land search; power, water and effluent capacity; licences, worker accommodation, exit liquidity.
Looking for a factory, a warehouse or land in Johor?
Send me three things: what you produce, roughly how much space and power you need, and whether you want to rent, buy or build. I will come back with the right area first and the available units second — in that order, because getting the area wrong is the expensive mistake.
Louis Koh · 11 years in Malaysian property · usually a reply within 15 minutes
Factory rent in Johor Bahru in ringgit per month
Asking rents are quoted per square foot, but budgets are set per month. This is the same September 2026 asking band converted to a monthly figure for three common unit sizes, belt by belt. Multiply psf by built-up area — a 10,000 sq ft unit at RM1.50 psf is RM15,000 a month.
| Industrial belt | Asking psf | 5,000 sq ft | 10,000 sq ft | 20,000 sq ft |
|---|---|---|---|---|
| Masai · Seri Alam · Ulu Tiram | RM1.00 – 2.00 | RM5,000 – 10,000 | RM10,000 – 20,000 | RM20,000 – 40,000 |
| Senai · Kulai | RM1.10 – 2.60 | RM5,500 – 13,000 | RM11,000 – 26,000 | RM22,000 – 52,000 |
| Tanjung Pelepas · Tanjung Bin | RM1.20 – 2.60 | RM6,000 – 13,000 | RM12,000 – 26,000 | RM24,000 – 52,000 |
| Pasir Gudang · Tanjung Langsat | RM1.30 – 2.60 | RM6,500 – 13,000 | RM13,000 – 26,000 | RM26,000 – 52,000 |
| Kempas · Kempas Utama | RM1.30 – 2.00 | RM6,500 – 10,000 | RM13,000 – 20,000 | RM26,000 – 40,000 |
| Tebrau · Desa Cemerlang · Johor Jaya | RM1.40 – 2.20 | RM7,000 – 11,000 | RM14,000 – 22,000 | RM28,000 – 44,000 |
| Tampoi · Skudai · Larkin | RM1.55 – 2.20 | RM7,750 – 11,000 | RM15,500 – 22,000 | RM31,000 – 44,000 |
| Iskandar Puteri · Gelang Patah · SiLC | RM1.80 – 2.80 | RM9,000 – 14,000 | RM18,000 – 28,000 | RM36,000 – 56,000 |
← Swipe to see the full table →
What these figures are and are not
They are arithmetic on publicly advertised asking bands as at September 2026 — psf multiplied by floor area. They are not transacted rents, and they exclude service charge, assessment, insurance, and the fit-out you will need. Add those before you compare against your current occupancy cost.
Small, cheap, for sale, or land — the four other things people ask
Small factory for rent in Johor Bahru
Under 5,000 sq ft means a terrace factory, and the deepest supply is in Tampoi and Skudai and Tebrau and Mount Austin. Budget roughly RM2,000 – 11,000 a month depending on belt and building age. The constraints are one front shutter, a shared power supply and light-industry title.
Small warehouse for rent in Johor Bahru
Storage under 10,000 sq ft is usually a converted factory rather than a purpose-built gudang. Check clear height before you sign: under 6 metres you get two beam levels, not four.
Cheap factory for rent in Johor Bahru
The lowest asking band of the eight belts is Masai, Seri Alam and Ulu Tiram at RM1.00 psf — about RM10,000 a month for 10,000 sq ft. You pay for it in distance from the Causeway and a thinner local labour pool, so model transport allowance before you decide.
Factory for sale and industrial land
Industrial land runs RM20 – 130 psf across the eight belts, cheapest in Masai and dearest in SiLC. Much of the detached sale market never reaches a portal. Non-citizens also face a disputed minimum purchase price and a 4% Johor foreign levy — every area page sets out both.
Or start from the building instead of the area
Four pages, one per building type, each with the specification ranges, the price band by belt, and who the type does not suit. These are also the words the portals file the stock under.
Kilang berkembar — semi-detached factory
5,000 – 15,000 sq ft, your own side wall and yard, 6 – 9 m clear height. The most rented industrial building type in Johor.
Kilang teres — terrace factory
1,500 – 5,000 sq ft, one shutter at the front, 4.5 – 7 m. The cheapest way into a legitimate industrial address, and the tightest constraints.
Kilang sesebuah — detached factory
20,000 sq ft and up, 9 – 12 m, 200 A to 1 MVA, own substation. Full production lines and regional distribution.
Gudang — warehouse
Dock height, clear height and floor loading are the three numbers that decide it — and half the stock advertised as a warehouse is a factory shell.
What Johor Bahru industrial property costs, and what it is called
How much is factory rent in Johor Bahru?
A typical 10,000 sq ft factory in Johor Bahru rents for about RM10,000 to RM28,000 a month, with most of the market between RM13,000 and RM20,000. Across the eight belts on this page, publicly advertised asking rents run RM1.00 – 2.80 per square foot per month and industrial land RM20 – 130 psf, as at September 2026. Masai, Seri Alam and Ulu Tiram are the cheapest to enter at RM1.00 psf; Iskandar Puteri and SiLC are the most expensive at RM1.80 psf and up. These are asking bands from public listings, not transacted prices.
Which belt should I look at first?
If it flies — Senai / Kulai, next to the air cargo terminal. If it sails, heavy or in bulk — Pasir Gudang / Tanjung Langsat, or PTP for transhipment. If it crosses to Singapore daily — Iskandar Puteri for the Second Link, Tebrau or Tampoi for the Causeway. If cost decides — Masai / Seri Alam. Each area page carries the rents, land bands, tenure and power for that belt.
The Malay words the listings use
Most Johor industrial stock is advertised in Malay first — including by the agents quoting you in English. If you are searching the portals yourself, these are the words that actually return results:
Each area page lists the estate names that belt is advertised under — Kawasan Perindustrian Senai, Taman Perindustrian Cemerlang, Kempas Utama, SiLC, Taman Perindustrian Tanjung Pelepas and the rest — because the same building is often listed under three different names.