Rawang or Serendah for a New Factory: Land, Power, Access and Approvals Compared

Key Takeaways

• Rawang and Serendah sit next to each other on the northern edge of the Klang Valley, but they fall under different councils. According to the Selangor State Assembly list of industrial areas by council, Rawang, Kundang and Kuang estates are in Gombak district under Majlis Perbandaran Selayang (MPS), while Serendah, Sungai Choh, Bukit Beruntung and Batang Kali estates are in Hulu Selangor under Majlis Perbandaran Hulu Selangor (MPHS).
• Land and factories cost less in Serendah. JPPH-registered transactions show industrial land at RM56 psf of land in Rawang & Kundang against RM35 psf of land in Serendah, and semi-detached factories at RM374 psf of land against RM201 psf of land.
• Rawang has the deeper stock of built factories and a more active rental market (registered median rent RM1.30 psf/month against RM0.95 psf/month in Serendah). Serendah is where large plots and build-to-suit sites are easier to find.
• Power is decided by load, not by town. Under TNB's supply handbook, a load above 350 kVA needs a direct cable from a new substation, and from 1,000 kVA the supply moves to 11kV with possible extra land for a main intake substation (PPU). On greenfield land in either town, budget for that land and building.
• Serendah's longer-term edge is rail: the ECRL Bandar Serendah station is planned for passengers and cargo, and the Gombak to Port Klang section is due to be completed by December 2027 and fully operational in January 2028.

Which council approves a factory in Rawang, and which in Serendah?

This is the first thing to settle, because the council decides your planning permission, building plans, Certificate of Completion and Compliance (CCC) follow-up and business licence. The state's written answer listing industrial areas by local authority puts these estates under MPS (Gombak district): Kawasan Perindustrian Rawang, Rawang Perdana, PKNS Industrial Park Rawang (Batu 16 and Batu 20), Rawang Integrated, Saujana Teknologi Rawang, Rawang Food Industrial Park, Kuang, Kundang and Kundang Jaya.

The same list puts these under MPHS (Hulu Selangor district): Sungai Choh, Bandar Perodua Serendah, Jalan Monorel, Anugerah Suria, Batu 30 Serendah, Bukit Beruntung and Bandar Bukit Sentosa, Jasmine Bukit Beruntung, Bandar Sungai Buaya, Batang Kali (MIEL and Selisek) and the UMW High Value Manufacturing Park.

The practical point: many listings say "Rawang" when the lot is really in Sungai Choh or Bukit Beruntung, which are Hulu Selangor. Check the mukim and district on the title before you plan, because the council, the district land office and the local plan all follow that line. Both councils run applications through the One Stop Centre (OSC). For example, Media Selangor reported that MPHS approved Linergy Power's RM260 million battery assembly plant plan in Serendah at its OSC meeting on 20 June 2025.

How do land and factory prices compare?

These are JPPH-registered transactions to July 2026, from FactoryHub's Rawang & Kundang and Serendah pages. Sale psf is per sq ft of land, so compare within the same factory type only.

JPPH-registered, 24 months	Rawang & Kundang	Serendah
Industrial land	117 deals, median RM2.54 million, RM56 psf of land	69 deals, median RM2.52 million, RM35 psf of land
Terrace factory	38 deals, median RM670,000, RM328 psf of land	268 deals, median RM250,000, RM115 psf of land
Semi-detached factory	110 deals, median RM4.2 million, RM374 psf of land	29 deals, median RM3.16 million, RM201 psf of land
Detached factory	16 deals, median RM6.92 million, RM237 psf of land, median land 26,215 sq ft	8 deals, median RM7.75 million, RM139 psf of land, median land 52,369 sq ft
Factory rent	24 tenancies, median RM1.30 psf/month	28 tenancies, median RM0.95 psf/month

Two things stand out. First, the detached factory deals in Serendah sat on land about twice the size of those in Rawang, which matches what buyers see on the ground: Serendah is where the big lots are. Second, land is moving in both places. Like-for-like industrial land prices rose 21% across 6 parks in Rawang & Kundang and 18% across 4 parks in Serendah, comparing the last 12 months with the 12 before.

In Serendah the busiest park in the registered data is Bukit Beruntung (138 deals in 24 months), so most of its terrace factory deals are small older units there, which is why the terrace median is low. If you want to see what is offered in each estate, start with the Rawang area page, the Serendah area page and the Bukit Beruntung industrial area.

How much power can you get, and what does it cost to bring it in?

TNB's Electricity Supply Application Handbook (ESAH 3.1) sets the minimum supply scheme by maximum demand, and it applies the same way in both towns:

Maximum demand	Minimum supply scheme (ESAH Table 3-1)
Above 100 kVA to 350 kVA	400V cable from a feeder pillar or a new or existing substation
Above 350 kVA to 1,000 kVA	400V direct cable from a new substation
1,000 kVA to below 5,000 kVA	11kV from a TNB switching station, extra PPU land may be needed
5,000 kVA to 25,000 kVA	33kV, extra PMU land may be needed

The handbook also says that where a new substation is needed, the owner provides the substation land and building to TNB, either by transfer or lease at a nominal value. So the real difference between the towns is the type of property you buy:

• An existing factory in Rawang. Ask for the TNB bill and the switchboard rating. If the current supply already covers your load, you avoid the substation process altogether.
• Raw land in Serendah or Rawang. Ask TNB about capacity early, and keep space on your layout for the substation. UMW's park plan shared through MIDA already marks TNB reserve, PPU and PMU sites inside the park, which helps heavy-load users.

If you are comparing plots for a new plant, Jason's industrial land page lists what is currently offered across his areas.

Which is better for lorries, workers and the port?

Rawang has the more developed road grid. The toll-free Rawang Bypass, which FMT reported as a 9 km road costing RM628 million, opened in November 2017 to ease the Serendah to Selayang trip. Kundang and Kuang sit on the LATAR Expressway, and Sunway is building a managed industrial park in Kuang: Sunway Property added 99.6 freehold acres for RM65.1 million in June 2025 beside its 245-acre site, with LATAR access. A bigger town also means a larger nearby workforce and more support trades.

Serendah is reached by Federal Route 1 and the North-South Expressway. UMW's slides give the HVM Park as about 4 km from the Rawang Bypass, 8 km from the Sungai Buaya interchange and 10 km from the Bukit Beruntung interchange. For workers, UMW has proposed centralised labour quarters in the park with 6,120 beds over 18 storeys.

For containers, both towns run south to Port Klang by road today. The change to watch is the East Coast Rail Link. Bernama reported that Bandar Serendah will be a passenger and cargo station, linking the Port Klang and East Coast routes. In March 2026 the government said the Gombak to Port Klang alignment will be completed by December 2027 and fully operational in January 2028. UMW's slides place the station about 3 km from its park.

Which should you choose?

Choose Rawang if you want a ready-built factory, need to move in within months, rely on a large local workforce, or want to rent first. Its estates include Rawang Integrated, Rawang Perdana and Saujana Teknologi Rawang, and registered rents are higher there (RM1.30 against RM0.95 psf/month), which reflects firmer tenant demand. See the Rawang Integrated Industrial Park guide.

Choose Serendah if you need several acres, plan a build-to-suit plant, want room for later phases, or can use ECRL cargo after 2028. Land is cheaper per sq ft and larger plots come up more often. Large manufacturers have already chosen it: UMW sold 140 acres of its 861-acre park to LONGi for RM304.92 million in 2022. See the Serendah Industrial Park guide.

Whichever you pick, check the industry class on the title and the DOE buffer before you sign. Ms Teh's light, medium and heavy industry guide explains the categories, and the North Selangor corridor page shows how Rawang, Serendah, Sungai Choh and Kundang fit together.

What should you check before you sign in either town?

1. District and council on the title: Gombak (MPS) or Hulu Selangor (MPHS).
2. Land use category and express condition: industrial, and which class of industry.
3. Tenure: in Rawang & Kundang, registered freehold factories had a median price of RM4.1 million (144 deals) against RM3.43 million for leasehold (26 deals), though that gap also mixes location, size and type.
4. Power: current supply against your maximum demand, and whether substation land is needed.
5. CCC and approved building plans for any existing factory, including later extensions.
6. Lorry access: turning space for 40 ft trailers and the route to the nearest interchange.

To compare specific factories or industrial land in Rawang and Serendah, WhatsApp Jason Low on +60 12-288 1834.