Bukit Raja, Klang: Ms Teh's notes on Taman Perindustrian Bukit Raja, Bukit Raja Selatan, the council and roads

Where Bukit Raja is

Bukit Raja was a Sime Darby oil palm estate. The name now mostly refers to the industrial and residential areas north of Klang town, and parts of the new township sit in Mukim Kapar, so you will also see Bukit Raja addresses described as Kapar.

The first industrial area grew up around Bandar Baru Klang and the Federal Highway. Long-established occupiers there include Amsteel's steel mills and Mox-Linde Gases, and UMW Toyota runs an assembly plant in Bukit Raja. The newer Bandar Bukit Raja township, launched in 2002, runs north towards the West Coast Expressway's Kapar (Bandar Bukit Raja North) interchange.

Taman Perindustrian Bukit Raja and Bukit Raja Selatan: which is which

The name covers estates on both sides of the Klang and Shah Alam council boundary, so check which one an address means. Selangor's 2025 list of industrial areas puts four Bukit Raja rows under Klang (MBDK): Kawasan Perindustrian Bukit Raja, Kawasan Perindustrian Ladang Bukit Raja, and Kawasan Perindustrian Sungai Puloh / Klang Utama, all with the locality Klang Utama and Bukit Raja, plus Kawasan Perindustrian Bukit Raja (Fasa 1, 2 and 3) Northern Gateway and Bandar Bukit Raja (BBR4) in Bandar Bukit Raja. Klang-side addresses use postcode 41050 Klang; UMW Toyota's assembly plant, for example, is on Jalan Keluli 2/KU2, Kawasan Perindustrian Bukit Raja, 41050 Klang.

Bukit Raja Selatan is the Shah Alam side. The same state list files Taman Perindustrian Bukit Raja, Seksyen 7 under the Shah Alam city council (MBSA), and addresses there read Kawasan Perindustrian Bukit Raja Selatan, Seksyen 7, 40000 Shah Alam, as on Pharmaniaga's facility on Lorong Keluli 1B. It sits near i-City. Ms Teh lists units there under Bukit Raja because buyers search the two together, but the planning authority, assessment and licences are Shah Alam's, not Klang's.

Bandar Bukit Raja Industrial Park

Sime Darby Property plans 42% to 47% of the freehold township as industrial land. In 2019 The Edge reported about 869 acres of industrial projects planned to 2035, with 304 acres already developed and occupied. The 2023 brochure lists Stage 4 at 654 acres and 267 units, to be launched from 2024.

Stock is mainly ready-built semi-detached and detached factories, from small units of 5,000 to 8,000 sq ft, mostly bought by local firms, up to tailored sites of 30 to 40 acres for larger occupiers. The 39-acre Bandar Bukit Raja Industrial Gateway, a joint venture with Mitsui and Mitsubishi Estate, offers land lease and built-to-suit facilities instead of outright sale.

In June 2026 EdgeProp reported that the business park is designed for light and medium industry and does not take heavy industry. Finished floor levels are set 1.1 m above the road and retention ponds are sized for a 200-year storm, above the drainage department's 100-year requirement.

• Semi-detached factories (2023 brochure): minimum 9 m ceiling at the production area, 200 A, floor load up to 15 kN/m² (about 1.5 tonnes/m²).
• Detached factories (2023 brochure): minimum 12 m ceiling, up to 300 A, floor load up to 20 kN/m² (about 2 tonnes/m²).
• Check the industry class your process needs before you commit: heavy industry belongs elsewhere.

H&A Industrial Park @ Bukit Raja

H&A Industrial Park @ Bukit Raja is a separate, smaller park from Sime Darby Property's. H&A Holdings is developing it on 19.709 acres of freehold land as detached (bungalow) and semi-detached factories, with land from 12,947 sq ft and built-up from 7,407 sq ft. The developer lists the project as 2024 to 2026. Its master plan puts the main frontage on Lorong Haji Abdul Manan, on the Meru side of Bukit Raja.

The master plan shows 47 lots, 46 semi-detached and 1 detached. The developer's catalogue gives every unit a 40 ft eave and 3 tonnes/m² (about 30 kN/m²) floor loading, with 200A for the semi-detached units and 400A for the detached one. On 12 October 2026 two units in the estate were listed for sale: RM5.5 million for 7,407 sq ft built-up on about 13,000 sq ft of land, and RM8.26 million for 11,114 sq ft built-up on 10,674 sq ft of land, about RM423 and RM774 psf of land. These are asking prices. JPPH has no recorded sale in the estate yet; the registered semi-detached median for the whole Bukit Raja area was RM446 psf of land over the 24 months to July 2026.

The developer gives Northport at 17 km, Port Klang at 20 km and Westports at 36 km, a little further than Bandar Bukit Raja. It suits buyers who want a new freehold unit with a high eave close to Setia Alam and Meru.

Roads, ports and rail

The NKVE starts at the Bukit Raja interchange, which also links to the New North Klang Straits Bypass towards Klang and Port Klang, and to the Federal Highway towards Shah Alam and Kuala Lumpur. The West Coast Expressway cuts through the township.

Sime Darby Property's brochure puts Port Klang at 12 km, Northport at 13 km, Westports at 32 km and KLIA at 60 km. That makes Bukit Raja a better fit for firms that serve customers across the Klang Valley, or ship through Northport, than for operations that move containers through Westports every day. For those, compare Pulau Indah and Westport.

The brochure also points to the planned ECRL Kapar station. ECRL cargo operations are due to start in early 2028.

Recent deals and asking rents

In September 2026 PTT Synergy agreed to buy four freehold detached factories under construction in Phase i18A of Bandar Bukit Raja from Sime Darby Property for RM31.997 million in total, or RM7.75 million to RM8.24 million each. Each has about 8,414 sq ft of built-up factory plus a two-storey office, on 2.17 acres of land combined. By our calculation that is roughly RM340 psf of land, buildings included.

At the larger end, Axis REIT agreed in 2024 to buy Amsteel's steel complex in Bukit Raja, about 924,000 sq ft of lettable space, for RM313 million on a sale-and-leaseback, plus a 7.1-acre storage yard for RM38.8 million. Earlier in 2024 it bought a 199,500 sq ft leasehold complex on Jalan Waja, in the older Bukit Raja industrial area, for RM49 million.

For rent, the 54 factories and warehouses listed in Bukit Raja in October 2026 asked a median of about RM1.94 psf a month, with the middle half between RM1.75 and RM2.27; detached factories asked RM1.60 to RM2.30. Those are asking rents. JPPH has no Bukit Raja-only rent median; registered factory tenancies across Klang and Port Klang had a median of RM1.44 psf a month over the 24 months to July 2026. See factories for rent and warehouses for rent across Klang.

What to check before you buy or rent

Bukit Raja mixes new and old stock, so the checks differ by part of the area.

• Tenure: Bandar Bukit Raja is freehold, but some lots in the older industrial area are leasehold, such as the Jalan Waja complex Axis REIT bought. Read the title of the exact lot; the leasehold guide explains what to look for.
• Industry class: the new park takes light and medium industry only. Confirm your process fits before you sign.
• Units under construction: new factories are often sold before completion, with vacant possession up to 36 months later. Plan your move around that date.
• Specs: compare power, ceiling height and floor load with your machines and racking, and check that a 40 ft container truck can turn into the loading area.