Setia Alaman Industrial Park: Klang or Shah Alam, Who Has Bought and What to Check Before You Buy a Plot

Key Takeaways

• Setia Alaman Industrial Park is a 399-acre S P Setia park with 75 plots of industrial land, 6 plots of commercial land and 2 petrol station plots, planned for light and medium industry. A 2024 analyst briefing splits the acreage into 312 acres of industrial land and 87 acres of commercial land.
• A Bursa Malaysia filing places plots in the park in Mukim Kapar, Daerah Klang, although S P Setia's 2025 report labels the park Shah Alam. Go by the title, not the label.
• Take-up was 85% for industrial land plots and 90% for commercial shoplots at 31 May 2026, so the first question is which plots the developer still holds.
• S P Setia's 2025 report says a ramp for flyover access was still under construction. Confirm whether it is open before you plan truck routes around it.
• I have no JPPH line for this park alone. The nearest set is Bukit Raja, where JPPH-registered transactions record 20 industrial land deals in 24 months at a median RM13.54 million and RM155 psf of land.

Is Setia Alaman Industrial Park in Klang or Shah Alam?

On the land record, Klang. FM Global Logistics told Bursa Malaysia that its plots are in Setia Alaman Industrial Park, Mukim Kapar, Daerah Klang, and the park's brochure says it is in the Klang district. The confusion comes from the different labels used for the same park:

Source	How it describes the location
FM Global filing, 2024	Mukim Kapar, Daerah Klang
S P Setia brochure	Klang district
S P Setia analyst briefing, Q3 2024	Klang, Selangor
S P Setia Integrated Report 2024	Bukit Raja, Klang and Shah Alam corridor
S P Setia Integrated Report 2025	Shah Alam, Selangor
S P Setia statement, 2025	5km from Bandar Setia Alam
The Edge, August 2026	In the 4,000-acre Setia Alam township

This matters because a sale document ties you to a mukim and a district, not to a marketing name. Compare the township next door: a property register in Top Glove's annual report records its buildings in Seksyen U13, Bandar Setia Alam, under Mukim Bukit Raja, Daerah Petaling. Same Setia brand, different district.

Which council approves a factory here?

I have not found a document that names the council for this park, so treat it as a question to close before you pay. The draft Klang local plan covers part of Daerah Klang, mainly Mukim Kapar and Mukim Klang, under what was then Majlis Perbandaran Klang and is now Majlis Bandaraya Diraja Klang (MBDK). That points to MBDK for a plot in Mukim Kapar. But the plan covers only part of the district, and the brochure's amenities list for the wider area includes an MBSA branch office, so neither fact settles it for your lot.

When a client looks at a plot here, I ask for the planning approval or approved layout that covers it, because the issuing council is named on the document. The council handles planning permission, building plans and the business licence. Quit rent goes to the land office for the district on the title, as my quit rent guide explains.

Setia Alaman is also not BBR Business Park, a separate estate by Sime Darby Property in the same Bukit Raja corridor. For the wider Klang side, see Ms Teh's Setia Alaman page. FactoryHub keeps a park profile too.

What is in the Setia Alaman master plan?

The brochure's master plan shows these components:

Component	What the brochure shows
Industrial	Light Industrial Zone, Medium Industrial Zones 1, 2 and 3, and SME Zones 1 and 2
Commercial	6 commercial plots, 2 and 3 storey shop lots, and SOFO units
Support	2 petrol station plots, a central park and a Centralised Labour Quarters (CLQ)

The brochure also lists 100-foot internal roads, a 40-foot building road frontage, five main access points and 5G connectivity. It names electronics, machinery, transhipment, warehousing, logistics, light processing and manufacturing as target sectors. Research house MBSB, reported by the NST, adds rooftop solar, rainwater harvesting, advanced wastewater treatment, green lease clauses and readiness for district cooling.

SME Zone 1 is drawn with visibly smaller lots than the medium zones, but the brochure does not publish plot sizes. The sizes I can verify are 2.82 and 2.84 acres in the FM Global filings and 42 acres for the warehouse campus below. Treat brochure items as the developer's plan, and ask which of them are already delivered to the plot you want.

Who has bought in Setia Alaman, and how much is left?

S P Setia reports more than 20 buyers across logistics, warehousing, hardware, manufacturing, F&B and factory operations, with RM323 million of sales in 2025. Its 2024 briefing lists purchasers in logistics, machinery distribution, steel, food and beverage distribution, warehouse development and cold storage. Two names I can verify from public records:

• FM Global Logistics signed agreements in 2023 and 2024 to buy four plots, 9A, 9B, 10A and 10B, totalling about 11.34 acres, to expand its third-party logistics warehousing. The March 2024 filing sets out the price of plots 10A and 10B.
• Ally Logistic Property of Taiwan partnered S P Setia on a 42-acre campus with two build-to-lease warehouses, one cold chain and one ambient, with automated storage and retrieval, about 1.5 million sq ft and 150,000 pallet locations. MBSB expected construction to start in FY26. I have not seen confirmation that it has started.

The developer's own value estimate has grown, from RM3.09 billion in its 2024 report to RM4 billion in its 2025 report. The take-up figure does not tell you which plots remain, and the 2024 briefing marked some land plots as reserved for joint ventures, so ask for the current availability plan.

S P Setia's stated model is selling infrastructure-ready plots and using built-to-suit deals. For most buyers that likely means building, not moving into a finished factory. My guide on building a factory covers contractor's all risk and build-to-suit terms. If you need a building sooner, compare factories for sale in Shah Alam. If you want land, compare industrial land in Shah Alam.

How do trucks get to Setia Alaman?

The brochure gives 21 km to the ports, 25 km to Subang Airport and 55 km to KLIA. FM Global's filing names the NKVE-Setia Alam Link, NKVE, New North Klang Straits Bypass and Federal Highway. The Edge adds WCE, Shapadu Highway and DASH, and lists Northport, Westport and the upcoming ECRL Kapar station among the park's connections.

The brochure promises a dedicated direct ramp from Persiaran Setia Alam. The 2025 report describes the ramp as under construction, and The Star reported the same in September 2025. On a site visit I drive the route a 40-footer would take at shift change, and I ask which access points are open today and which are still planned.

What do JPPH-registered transactions show nearby?

These are JPPH-registered transactions for Bukit Raja, 24 months to August 2026. The area is wider than this park, so read them as nearby context, not as Setia Alaman prices. Every psf figure is per sq ft of land.

Type	Recorded deals	Median price	Typical range	RM psf of land	Median land
Industrial land	20	RM13.54 million	RM11 million to RM22.83 million	RM155 psf of land	Not stated
Terrace factory	22	RM1 million	RM850,000 to RM1.5 million	RM530 psf of land	1,604 sq ft
Semi-detached factory	19	RM9.8 million	RM5.59 million to RM10.39 million	RM446 psf of land	21,980 sq ft
Detached factory	16	RM14.9 million	RM8.35 million to RM15.89 million	RM342 psf of land	43,572 sq ft

For comparison, JPPH-registered transactions in Shah Alam record 6 industrial land deals in the same period, median price RM20.77 million, typical range RM19.94 million to RM36.1 million, RM210 psf of land. These are the records available so far, not every unit sold, and the Bukit Raja data has no rent line.

What should you check before buying a plot in Setia Alaman?

1. Title category and conditions. S P Setia's reports show rezoning from mixed development to industrial moving in stages: planning work in 2022, a 2025 target and approval for additional land. Read the title or an official search for your own plot, including the category of land use and express conditions. My land title guide lists the same checks for Serendah and Batang Kali.
2. Bank charge. At the time of the FM Global deal, each plot was charged to Maybank Islamic Berhad. Have your lawyer confirm in the sale agreement how a charge on your plot is redeemed, and run a search before the balance is paid.
3. Plot identity. The same filing showed the postal address as not available yet. Tie the plot number to the survey plan and the master plan, and confirm its road frontage.
4. Your process against the zone. The park is positioned for light and medium industry. Read Ms Teh's light, medium and heavy guide, then ask the council and the Department of Environment about emissions, wastewater or scheduled waste before you pay a deposit.
5. Power. The brochure publishes no supply capacity, so ask the developer and TNB what is available at your plot. My TNB compact substation guide explains when a site needs its own substation.
6. Estate obligations. Green lease clauses and shared facilities are part of the plan, so ask whether the sale documents or estate rules carry any solar, wastewater, rainwater or service charge obligations.
7. Purchase costs. Budget stamp duty and legal fees on top of the land price.

If you are comparing a Setia Alaman plot with land or factories in Shah Alam or northern Selangor, WhatsApp Jason Low on +60 12-288 1834.