Johor industrial parks compared: size, tenure and factory rent in nine parks
Johor's main industrial parks range from 136 to 612 acres, and a standard cluster factory asks RM6,000 a month at Eco Business Park 3 in Kota Masai against RM8,500 to RM11,000 at Eco Business Park 1 in Tebrau. The cheapest space in this list is a RM4,000 terrace at Lima Kedai; the port option is i-Parc, about 1 km from Tanjung Pelepas, at RM7,000 to RM12,500.
Updated 24 October 2026 · Chris Liew, REN 08014, PropNex Realty
Which Johor industrial parks does this guide compare?
This guide compares the nine Johor industrial parks that each have a full guide on Malaysia Factory Space, with rents taken from the adverts on this site in September and October 2026. Rents are monthly asking figures for the unit type shown, not transacted deals, so treat them as the starting point of a negotiation.
| Park | Where | Size | Asking rent a month | Tenure in adverts |
|---|---|---|---|---|
| Eco Business Park 1 | Tebrau, JB | 612 acres | RM8,500 to RM11,000 (intermediate cluster) | Mostly freehold |
| Eco Business Park 2 | Senai Airport City | 383 acres | RM9,300 (4,283 sq ft cluster) | Freehold |
| Eco Business Park 3 | Kota Masai, Pasir Gudang side | 248 acres | RM6,000 to RM6,400 (standard cluster) | Check title |
| i-Park @ Senai Airport City | Senai | About 190 acres | RM2.80 psf (detached, Jul 2026) | Freehold |
| Desa Cemerlang | Ulu Tiram | 600 acres, close to 980 factories | RM6,300 upwards; RM1.11 to RM1.84 psf of land | Freehold |
| Frontier Industrial Park | Inside Desa Cemerlang | 136 acres, 173 factories | RM12,800 (6,349 sq ft semi-D) | Check title |
| i-Parc @ Tanjung Pelepas | Gelang Patah | About 1 km to the port | RM7,000 to RM12,500 (3-storey semi-D) | Freehold |
| Taman Industri Jaya | Skudai | 198 acres | RM4,700 to RM7,500 (terrace) | 991-year lease in 3 adverts |
| Taman Perindustrian Dato Yunus Sulaiman | Lima Kedai, Skudai to Gelang Patah | Small estate | RM4,000 (30 x 90 ft terrace) | Freehold |
Each park name links to its own page with the full rent and sale ranges, power and ceiling figures, and the sources. For the area-wide view across all Johor listings, the Johor factory rent price index breaks rents down by area.
Where is the cheapest factory rent in a Johor park?
The cheapest factory rent in this comparison is RM4,000 a month, asked for two 30 x 90 ft freehold terrace units at Taman Perindustrian Dato Yunus Sulaiman in Lima Kedai, about RM1.23 to RM1.48 per sq ft. Terraces in Taman Industri Jaya, Skudai, ask more: RM4,700 to RM7,500 for 2,650 to 3,900 sq ft, or RM1.74 to RM1.93 per sq ft.
If you want a gated park rather than an older terrace row, Eco Business Park 3 at Kota Masai is the value pick. Its standard cluster units asked RM6,000 to RM6,400 a month in September 2026, about RM1.32 to RM1.86 per sq ft. The same kind of unit in Eco Business Park 1, Tebrau, asks RM8,500 to RM11,000, because the Tebrau park sits closer to the city and its workforce. Desa Cemerlang in Ulu Tiram starts at about RM6,300 a month, with cluster and semi-D rents working out at RM1.11 to RM1.84 per sq ft of land.
Which park suits port or airport logistics?
For sea freight, i-Parc @ Tanjung Pelepas is the closest park in this list to a port: about 1 km from the Port of Tanjung Pelepas in Gelang Patah. Its 3-storey semi-detached factories of 5,075 to 6,475 sq ft ask RM7,000 to RM12,500 a month or RM1.75 million to RM1.85 million to buy, and every advert states 150 A power.
For air cargo, two parks sit at Senai Airport City. Eco Business Park 2 is 383 acres, freehold, 7 km from Senai International Airport and 3 km from the North-South Expressway, with a 4,283 sq ft cluster asking RM9,300 a month. i-Park @ Senai Airport City is a managed park of about 190 acres with detached units of 8,800 to 72,600 sq ft, asking about RM2.80 per sq ft and RM389 to RM603 per sq ft to buy. It costs more, and suits a firm that wants multinational neighbours and park management.
How do the gated EcoWorld parks differ from the older estates?
The three EcoWorld parks (Eco Business Park 1, 2 and 3) are gated, phased estates of cluster and semi-detached factories, and nearly everything on offer now is an owner's resale or tenancy. When The Edge visited Eco Business Park 1 in December 2016, the first release had sold out at about RM420 per sq ft for clusters and RM350 for semi-Ds, with a maintenance fee of 3 sen per sq ft.
Desa Cemerlang is the older model: a 600-acre freehold estate built from 1989 onwards with close to 980 factories, so the stock runs from small terraces to big detached plants. Frontier Industrial Park is the newer gated section inside it, 136 acres and 173 factories by WB Land, with a 2,212-bed workers' dormitory in the park. A 6,349 sq ft semi-D there asks RM12,800 a month, about RM2.02 per sq ft.
How should you shortlist a Johor industrial park?
- Start from where your staff and trucks go. Tebrau and Ulu Tiram draw on the JB workforce, Senai on the airport and expressway, Gelang Patah on the port.
- Set the power you need before you view. Clusters in Eco Business Park 1 usually carry 150 amp and semi-Ds 200 amp, while one Dato Yunus Sulaiman terrace states only 60 amp.
- Check the ceiling and floor loading on the unit. Eco Business Park 1 adverts state 7.5 to 9 metres and 10 kN per sq m.
- Ask for a land search on the exact lot. Tenure differs inside a single park: most Eco Business Park 1 adverts say freehold, but two say strata.
- Compare the rent per sq ft, not the monthly figure, against the current Johor factory listings.
Questions people ask about Johor industrial parks
What are the main industrial parks in Johor Bahru?
Nine parks are covered on this site: Eco Business Park 1 in Tebrau, Eco Business Park 2 and i-Park in Senai, Eco Business Park 3 at Kota Masai, Desa Cemerlang and Frontier in Ulu Tiram, Taman Industri Jaya and Taman Perindustrian Dato Yunus Sulaiman on the Skudai side, and i-Parc next to the Port of Tanjung Pelepas.
Which Johor industrial park has the cheapest factory rent?
RM4,000 a month is the lowest asking rent in this comparison, for 30 x 90 ft terrace units at Taman Perindustrian Dato Yunus Sulaiman, Lima Kedai. Among the gated EcoWorld parks, Eco Business Park 3 at Kota Masai is cheapest, with standard cluster factories at RM6,000 to RM6,400 a month in September 2026.
Which is the biggest industrial park in Johor Bahru?
Eco Business Park 1 in Tebrau is the largest park here at 612 acres, followed by Desa Cemerlang at about 600 acres and close to 980 factories. Eco Business Park 2 in Senai is 383 acres and Eco Business Park 3 at Kota Masai is 248 acres, going by The Edge in December 2016.
Are Johor industrial parks freehold?
Most are freehold, but not all. Eco Business Park 2, i-Park @ Senai Airport City, i-Parc @ Tanjung Pelepas and the Dato Yunus Sulaiman terraces are advertised as freehold, while three Taman Industri Jaya adverts state a 991-year lease. Tenure sits on each title, so ask for a land search on the exact lot.
How much does a factory in a Johor industrial park cost to buy?
RM1.75 million to RM1.85 million buys a 3-storey semi-D at i-Parc @ Tanjung Pelepas, the lowest entry in this list. Cluster factories in Eco Business Park 1 ask RM2.68 million to RM3.2 million and in Eco Business Park 2 about RM2.78 million. A new detached plot at Frontier is quoted near RM11 million.
Which Johor industrial park is best for exporters?
i-Parc @ Tanjung Pelepas suits sea freight, sitting about 1 km from the Port of Tanjung Pelepas, with 150 A power in every advert. For air cargo and multinational neighbours, i-Park and Eco Business Park 2 sit at Senai Airport City, the latter 7 km from Senai International Airport and 3 km from the North-South Expressway.
Not sure which park fits?
Send me the built-up, power and move-in date you need, and where your staff live or your containers go. I will reply with two or three parks that fit, the units free in each and what owners have accepted recently.
WhatsApp Chris +60 10-369 8656Every figure on this page is taken from the nine park guides on this site, which cite their own sources: asking rents and prices from this site's adverts read between 10 and 21 October 2026 (Eco Business Park 3 cluster rents from September 2026 adverts, i-Park detached rent from July 2026), park sizes from The Edge Malaysia (December 2016), EcoWorld, S P Setia, AME Elite and The Star (30 March 2022), and Desa Cemerlang facts from Crescendo Corporation Berhad. Asking figures change and are not valuations. Malaysia Factory Space is run by Chris Liew, REN 08014, PropNex Realty.