Terrace factory for rent in Johor: what they ask and what you get
The terrace factory is where most small firms start in Johor: 2,000 to 4,500 sq ft, a roller shutter, three-phase power and a rent a young business can carry. Here is what the terrace adverts on this site ask today, area by area, and how to tell a good one from a cheap one.
Updated 6 October 2026 · Chris Liew, REN 08014, PropNex Realty
What a terrace factory is
A terrace factory, also called a link factory, is one unit in a row. It shares a wall with the neighbour on each side, so everything comes in and goes out through the front shutter. End lots and corner lots have one open side and usually ask more for it.
Most of the Johor stock is 1.5 storey: a full-height production floor with a mezzanine office over the front. Single-storey and two-storey rows exist too. A cluster factory is four units joined so that each has two open sides, and a semi-detached factory shares one wall only. Both give you a side yard where a lorry can stand. A terrace unit does not, and that explains most of what follows.
What terrace factories ask in Johor today
On 6 October 2026 this site carried 28 terrace factory adverts with a rent quoted. Twenty-four are whole single units. Two are part lets: a ground-floor front portion in Permas Jaya at RM2,300 and the ground floor of a Tampoi unit at RM4,000. The last two are pairs of adjoining units, at RM10,000 in Kota Masai and RM15,000 in Desa Cemerlang.
The 24 single units ask RM3,500 to RM8,000 a month, and the middle of the list is RM5,000. Thirteen ask RM5,000 or less. Seven ask more than RM5,000 and up to RM7,000. Four ask RM8,000.
Eighteen of them state a built-up area. On those, the asking rent works out at RM1.28 to RM2.27 per sq ft a month, with the midpoint at about RM1.76.
| Area | Adverts | Asking rent a month | Per sq ft |
|---|---|---|---|
| Senai and Kulai (Indahpura, Empire Park, Taman Putri, Senai) | 12 | RM3,500 to RM8,000 | RM1.28 to RM2.25 |
| Skudai (Taman Industri Jaya, Taman Universiti) | 7 | RM4,500 to RM7,000 | RM1.74 to RM2.11 |
| Pasir Gudang and Masai (Bandar Seri Alam, Kota Puteri, Kota Masai) | 3 | RM5,000 and RM8,000; RM10,000 for a pair | RM2.27 on the one unit with a stated built-up |
| Desa Cemerlang and Ulu Tiram | 3 | RM6,500 and RM8,000; RM15,000 for a pair | RM1.33 to RM1.67 |
| Johor Bahru side (Tampoi, Taman Perindustrian Dato Yunus Sulaiman, Permas Jaya) | 3 | RM4,000 for a whole unit; RM4,000 and RM2,300 for part lets | Not compared, two are part lets |
Senai and Kulai hold 12 of the 28 adverts, which is why that row has both the cheapest unit and one of the dearest. Supply is deep there, so owners compete. Skudai is tighter: seven adverts, nothing under RM4,500, and RM1.74 psf is the lowest rate among the units that state a built-up.
For the wider market, our Johor factory rent price index puts most factories of every type at RM1.10 to RM2.79 psf as at 16 September 2026. Terrace units sit inside that band. They are cheap in total because they are small, not because the rate per foot is low.
Six units that show the range
| Unit | Built-up | Power | Asking rent | Per sq ft |
|---|---|---|---|---|
| Stellar Park, Indahpura, 1.5 storey, main road | 3,046 sq ft | 100 amp | RM3,900 | RM1.28 |
| Taman Industri Kelapa Sawit, Kulai, 1.5 storey | 2,695 sq ft | 100 amp | RM3,500 | RM1.30 |
| Ulu Tiram, 60 x 90 ft lot, fully covered | 6,000 sq ft | 150 amp | RM8,000, negotiable | RM1.33 |
| Senai, 1.5 storey, 12 m ceiling | 4,320 sq ft | 100 amp | RM6,000 | RM1.39 |
| Desa Cemerlang, 1.5 storey, 40 x 100 ft lot | 4,500 sq ft | 100 amp | RM6,500 | RM1.44 |
| Bandar Seri Alam, 1.5 storey | 2,200 sq ft | 150 amp | RM5,000 | RM2.27 |
The Senai unit is the one I would view first if you rack goods high. A 12 metre ceiling and a floor rated at 15 kN per sq m are rare on a terrace lot, and it asks RM1.39 psf. The Seri Alam unit is the dearest per foot in the whole list and one of only two with 150 amp. Power is what you are paying for there.
If you searched for a unit in Taman Perindustrian Dato Yunus Sulaiman, the one listed here is a 2,700 sq ft lot with 60 amp at RM4,000 a month.
Size, power and height: what owners advertise
Size. The usual lot is 24 to 30 ft wide and 80 to 110 ft deep. Built-up on the single units runs from 1,853 to 6,000 sq ft, and 15 of the 18 with a stated figure are between 2,200 and 4,500 sq ft. Wider lots exist: 40 x 100 ft in Desa Cemerlang and 60 x 90 ft in Ulu Tiram.
Power. Twenty adverts state the supply. Fourteen have 100 amp, four have 60 amp and two have 150 amp. TNB's ordinary three-phase, 400 volt supply covers a maximum demand of up to 72 kVA at 100 amp. Above that the supply is CT-metered. So a 100 amp unit tops out at about 72 kVA and a 60 amp unit at roughly 43 kVA on the same basis. Add up the nameplate load of your machines, compressor and air-conditioning before you view anything.
Height and floor. Twelve adverts state a ceiling height. Five give 7.5 metres, and whole units range from 6 to 12 metres. Six state floor loading: five at 10 kN per sq m and the Senai unit at 15.
Category. Of the 20 adverts that state one, 19 say light industrial. The exception is a 1.5 storey unit in Kota Puteri, Masai, advertised as medium industrial at RM8,000.
Terrace against cluster and semi-detached
| Type | Adverts quoting a rent | What they ask a month |
|---|---|---|
| Terrace, whole single unit | 24 | RM3,500 to RM8,000; 13 at RM5,000 or less |
| Cluster | 17 | From RM6,000; only 2 under RM8,500 |
| Semi-detached | 34 | From RM6,000; 31 at RM10,000 or more |
Per square foot the gap almost disappears. Terrace units ask RM1.28 to RM2.27, and 24 of the 33 semi-detached adverts with a stated built-up fall between RM1.40 and RM2.45. You rent a terrace unit because the monthly total is small. What you give up is the yard.
One exception is worth knowing. The two cluster units under RM8,500 are both in Eco Business Park 3 in Kota Masai, at RM6,000 and RM6,300, with 150 amp, an 8 metre ceiling and two open sides. If your budget is already RM6,500 for a terrace unit, look at those before you sign.
Cash you need to move in
Owners in Johor normally ask for a security deposit of two to three months' rent and a utility deposit of one month. Both are refundable at the end of the tenancy. You also pay the first month's rent and the stamp duty on the agreement. For a tenancy of more than one year and up to three, the 2026 duty is RM3 for every RM250 of annual rent, rounded up, with no exempt amount.
| Monthly rent | Deposits at 2 + 1 | Deposits at 3 + 1 | Stamp duty, 2-year tenancy | Day-one cash with first month |
|---|---|---|---|---|
| RM3,500 | RM10,500 | RM14,000 | RM504 | RM14,504 to RM18,004 |
| RM5,000 | RM15,000 | RM20,000 | RM720 | RM20,720 to RM25,720 |
| RM8,000 | RM24,000 | RM32,000 | RM1,152 | RM33,152 to RM41,152 |
The agreement has to be stamped within 30 days of signing, through LHDN's e-Duti Setem on MyTax. The lawyer's fee for drafting it is extra and I have left it out because it varies. The agreement states who pays the duty, so read that clause before you budget.
If you would rather buy
Seven terrace factories are for sale on this site, from RM994,999 for a tenanted corner unit in Kulai to RM2,250,000 for a corner lot in K-City, Indahpura. Four state a rent as well, which gives a gross asking yield before quit rent, assessment, insurance and repairs.
| Unit | Asking price | Rent stated | Gross yield |
|---|---|---|---|
| Ulu Tiram, 6,000 sq ft | RM1,800,000 | RM8,000 | 5.3% |
| Kulai corner, 4,590 sq ft, tenanted to May 2028 | RM994,999 | RM4,290 | 5.2% |
| K-City corner lot, Indahpura | RM2,250,000 | RM8,000 | 4.3% |
| Taman Industri Jaya, 2,650 sq ft | RM1,400,000 | RM4,700 | 4.0% |
If you are sure of the location, a unit at 5% gross with a tenant in place is a fair place to start an offer. If you are not sure, rent first. More stock is on the factory for sale in Johor page.
What to check at the viewing
- Read the amp rating on the meter board yourself. Adverts get it wrong and owners sometimes upgrade.
- Measure the roller shutter against your tallest delivery.
- Stand in the road and work out where a lorry will stop while it unloads. On a terrace row there is no side yard.
- Ask whether the mezzanine is original or added, and for the approved plan if it was added.
- Confirm with the local council that your trade can be licensed on that lot before you pay a deposit.
My take
A terrace factory suits a firm that needs 2,000 to 4,500 sq ft and less than 72 kVA. I would start in Senai and Kulai. Twelve of the 28 adverts are there, and so are three of the four cheapest units per sq ft. Go to Skudai if your staff and customers are on that side, and accept RM1.74 psf and up.
Once you catch yourself asking for 150 amp, a side yard or room for a container to stand, stop looking at terrace rows. Price a cluster unit, then come back to me with the two numbers and I will tell you which owner will move.
Questions tenants ask about terrace factories
How much is a terrace factory for rent in Johor?
On this site on 6 October 2026, 24 whole terrace units asked RM3,500 to RM8,000 a month, and 13 of them asked RM5,000 or less. On the 18 that state a built-up area, that works out at RM1.28 to RM2.27 per sq ft a month.
How big is a terrace factory?
The usual lot is 24 to 30 ft wide and 80 to 110 ft deep. Built-up on the units listed here runs from 1,853 to 6,000 sq ft, and 15 of the 18 with a stated figure are between 2,200 and 4,500 sq ft.
How much power does a terrace factory have?
Of the 20 terrace adverts here that state the supply, 14 have 100 amp, four have 60 amp and two have 150 amp, all three-phase where the phase is stated. TNB's ordinary three-phase supply covers a maximum demand of up to 72 kVA at 100 amp.
Which area in Johor has the cheapest terrace factory rent?
Senai and Kulai. The lowest monthly ask is RM3,500 for a 2,695 sq ft unit in Kulai, and three of the four cheapest units per sq ft are in that belt: RM1.28 in Indahpura, RM1.30 in Kulai and RM1.39 in Senai. The fourth is a 6,000 sq ft unit in Ulu Tiram at RM1.33.
What is the difference between a terrace factory and a cluster factory?
A terrace unit sits in a row and shares a wall on both sides, so goods come in through the front shutter. A cluster factory is four units joined so that each has two open sides and its own side yard. On this site cluster units start at RM6,000 a month and only two of 17 ask less than RM8,500.
How much deposit do I need to rent a terrace factory?
Owners normally ask for two to three months' rent as a security deposit and one month as a utility deposit, on top of the first month's rent. At RM5,000 a month that is RM15,000 to RM20,000 in deposits, plus RM5,000 rent and RM720 stamp duty on a two-year tenancy.
Can I rent only the ground floor of a terrace factory?
Sometimes. Two adverts here offer part of a unit: a ground-floor front portion of about 1,200 sq ft in Permas Jaya at RM2,300 a month, and the ground floor of a Tampoi unit at RM4,000. Ask who occupies the rest and how the electricity bill is split.
Looking for a terrace factory in Johor?
Send me the area, built-up, power and move-in date you need. I will come back with what is free now, what the owner is likely to accept, and one cluster or semi-detached option for comparison.
WhatsApp Chris +60 10-369 8656Rents, prices and specifications are asking figures taken from the listings published on this site on 6 October 2026. They change as units are let and are not valuations. Area ranges for all factory types are from this site's rent index as at 16 September 2026. The 72 kVA figure is from TNB's published supply options. Deposit practice is the norm as commonly published by Malaysian industrial agents, and your owner may ask for more. The stamp duty rate and 30-day deadline are the 2026 rules as checked on 3 October 2026. Confirm every figure on the exact unit before you commit. Malaysia Factory Space is run by Chris Liew, REN 08014, PropNex Realty.