Taman Perindustrian Subang Utama, Shah Alam: Location, Council and What to Check Before You Buy or Rent a Factory

Key Takeaways

• Taman Perindustrian Subang Utama is in Seksyen 22, Shah Alam (postcode 40300), under Majlis Bandaraya Shah Alam (MBSA). Despite the name, it is not in Subang Jaya.
• The Selangor State Assembly's 2025 list of industrial areas does not use the name Subang Utama. It records Taman Perindustrian Lion, Seksyen 22, and official addresses use both names on the same roads.
• Tenure is not uniform. Mapletree's annual report shows one Seksyen 22 logistics hub on a 99-year lease and another on freehold, so read each title.
• MBSA's assessment tax page lists industrial holdings at 7.00% of annual value for buildings and 5.50% for vacant land, with payment windows closing on 28 February and 31 August.
• Persiaran Jubli Perak, a main road into Seksyen 22, was among four Shah Alam routes closed by rising water on 24 November 2025. Ask about floods and test your truck route.

Where is Taman Perindustrian Subang Utama, and is it in Subang Jaya?

It is in Seksyen 22 of Shah Alam. Published addresses such as Nippon Paint's on Jalan SU 4 and Panasonic's on Jalan Puchong carry the 40300 Shah Alam postcode. FactoryHub's profile of Lion Industrial Park and Subang Utama gives Persiaran Jubli Perak, Jalan Puchong and Persiaran Tengku Ampuan as the main roads. For a map, the transfer register behind that profile centres Seksyen 22 lots near 3.047, 101.543 and Lion Industrial Park lots near 3.044, 101.541.

The word "Subang" causes the confusion. Some online listings tag this estate under Subang Jaya, and several estates with similar names answer to a different council:

Estate	Where	Council
Taman Perindustrian Subang Utama and Lion, Seksyen 22	Shah Alam, 40300	MBSA
Lion Industrial Park, Section 26 side	Shah Alam, 40400	MBSA
UEP and Taman Perindustrian Subang (Sungai Penaga)	Subang Jaya, 47600 to 47630	Majlis Bandaraya Subang Jaya
Subang Hi-Tech	Batu Tiga, on the Federal Highway	Majlis Bandaraya Subang Jaya

The council decides the assessment bill, the premises licence and the planning file, so confirm it from the title and the tax bill rather than a listing headline. One more trap: Lion Group's name is also used on a separate Lion Industrial Park in Beranang, Hulu Langat.

Why do addresses say Lion Industrial Park, Jalan SU or Jalan Puchong?

Because one road grid carries two estate names. The state's 2016 answer listed Lion Industrial Park under both Section 22 and Section 26, while the 2025 list shows only Taman Perindustrian Lion, Seksyen 22. Occupiers' own addresses show the overlap:

Occupier	Published address	Activity
Automotive Industries	Lot 9, Jalan Puchong, Section 22, Lion Industrial Park. Plant 2: Jalan Subang Utama 2, Section 22	Body parts and chassis
Panasonic Appliances Air-Conditioning Malaysia	No 17, Jalan Puchong, Taman Perindustrian Subang Utama, Seksyen 22	Air-conditioner manufacturing
Panasonic Malaysia logistics centre	Lot PT 324, Lion Industrial Park, Jalan SU 8, Phase II, Seksyen 22	Distribution
Nippon Paint (Malaysia)	Lot I-17, Taman Perindustrian Subang Utama, Jalan SU 4	Paint
KJ Can (Selangor)	Lot 19, Jalan SU 4, Taman Perindustrian Subang Utama, Seksyen 22	Tin cans and components
G-Force, Mapletree Logistics Trust	Jalan SU 6A, Persiaran Tengku Ampuan, Lion Industrial Park, Section 26, 40400	Logistics

Jalan Puchong appears under both names, and so do the Jalan SU roads. This Jalan Puchong is also a road inside Seksyen 22, not Puchong town. In practice, run the official land search on the lot and title number, never on the estate name. The JPPH register also splits the area by mukim, with Seksyen 22 under Shah Alam and Lion Industrial Park under Baru HICOM, so the title may not read the way the advert does.

What kinds of factory are on record here?

The register has no separate entry called Subang Utama. The FactoryHub profile shows these names, built from JPPH-registered transfers since 2010. A lot counts once and only lots that changed hands are counted, so read this as a guide to the mix, not a full count.

Register name	Lots on record	Lots of 20,000 sq ft or more	Typical plot	Types
Seksyen 22 Shah Alam	27	8	8,700 sq ft	Terrace, semi-D and detached factories
Lion Industrial Park Shah Alam	10	6	32,400 sq ft	Mostly detached, some terrace
Gravitas Seksyen 22	7	0	2,800 sq ft	Terrace factories

Larger logistics buildings sit in the same section, including Mapletree Logistics Hub Shah Alam and Mapletree Logistics Hub Jubli.

What do factories sell and rent for around Subang Utama?

There is no registered median for Subang Utama alone, so use the JPPH-registered transactions for Shah Alam as a whole as context, for the 24 months to August 2026. These are the records available so far, not every deal. Sale psf is per sq ft of land.

Type	Recorded deals	Median price	Typical range	RM psf of land
Terrace factory	70	RM1.13 million	RM840,000 to RM1.79 million	RM484
Semi-detached factory	66	RM5.92 million	RM4.62 million to RM7.14 million	RM514
Detached factory	20	RM16 million	RM13.61 million to RM36.2 million	RM335
Industrial land	6	RM20.77 million	RM19.94 million to RM36.1 million	RM210

The 119 registered factory tenancies have a median rent of RM1.71 psf/month and a typical term of 24 months. By type, terrace factories are at RM1.79 psf/month, semi-detached at RM2.12 psf/month and detached at RM1.50 psf/month. Freehold factories show a median of RM3.36 million (136 deals) against RM5.92 million for leasehold (22 deals), but that gap mixes location, size and type, not tenure alone. Separate "Subang" figures cover estates such as Sungai Penaga, so do not read them as this estate's prices.

What does MBSA charge, and what licence do you need?

MBSA's assessment tax page sets annual value as the estimated gross monthly rent times 12, or 10% of market value for vacant land. It lists industrial rates of 7.00% for buildings and 5.50% for vacant land. The page says these were approved for 2014 and its own worked example uses a different residential rate, so take the rate from the current bill.

As an illustration only: if the council's rent estimate matched the registered semi-detached median of RM17,300 a month, annual value would be RM207,600 and the tax RM14,532 a year, or RM7,266 a term. The council sets its own figure.

Payment windows are 1 January to 28 February and 1 July to 31 August. After that MBSA can issue a Form E notice with a RM20 charge and 15 days to pay, then a Form F warrant at 4% of the arrears, with seizure and sale of movable property as later steps. A buyer should get an arrears statement before completion, and a tenant should see who pays in the lease. Quit rent is a separate state charge, covered in the quit rent guide.

For operating, MBSA's composite licence combines the premises and signboard licences, and lists a RM100 processing fee for industrial applications. For planning, the gazetted plan is Rancangan Tempatan MBSA 2035 (Penggantian), Gazette No. 2642 of 7 July 2022. A draft chapter of that plan groups Taman Perindustrian Subang Utama and Kawasan Perindustrian Ampuan Lion under its medium and heavy industry category. It is only a draft, so check the gazetted plan and your lot's planning permission, using Ms Teh's light, medium and heavy industry guide for the terms.

How do trucks get in, and does the area flood?

The Kemuning-Shah Alam Highway (LKSA) has an interchange at Bulatan Jubli Perak. Prolintas describes it as a 14.7 km link from KESAS at Kota Kemuning to Federal Highway Route 2, with toll plazas at Alam Impian and Sri Muda. FactoryHub's profile puts the estate about 18 km from Northport and 37 km from KLIA in a straight line, and the road distance is further, so drive the real route with your own truck class at shift change.

Flooding is a real check here. On 24 November 2025, Sinar Harian reported that Persiaran Jubli Perak and Persiaran Perusahaan were among four routes closed, and FMT reported that MBSA named Persiaran Jubli Perak among affected areas and closed Jalan Batu Tiga Lama towards Taman Mesra. In December 2021, Utusan reported wider flooding in Shah Alam that cut the Federal Highway, NKVE and ELITE. These reports describe roads, not individual factories, so ask about each unit.

What should you check before you buy or rent here?

1. Title. Run an official search on the lot. Note tenure, years left, land use category and any restriction in interest. The freehold and leasehold guide explains what changes for a buyer.
2. Building approvals. Ask for the CF or CCC, and check that the extensions on site appear on the approved plans.
3. Council record. Confirm MBSA as the council, the assessment arrears and a licence that matches your activity.
4. Power. Read the TNB bill and main switchboard rating. If you need more load, the compact substation guide sets out what to ask.
5. Flood history. Ask the owner when water last reached the road and the floor, compare floor level with the road, and check that your insurance covers flood.
6. Truck access. Check the turning room for a 40-footer, the height and number of loading bays, and any roadside parking on your street.

To compare, see factories for rent, factories for sale and warehouses for rent across Shah Alam, or the neighbouring Seksyen 23 industrial area.

To view a factory in Taman Perindustrian Subang Utama or nearby, WhatsApp Jason Low on +60 12-288 1834.