A managed industrial park in Selangor is a fenced industrial park with controlled entry whose roads, drains, lighting, security and shared facilities are run by an appointed Industrial Park Manager instead of being handed to the local council, under a state guideline in force since 24 November 2021. Occupiers pay a maintenance fee that funds cleaning, security and upkeep. Each park sets its own rate, and the fee does not replace quit rent or assessment.
What is a managed industrial park in Selangor?
A fenced park with controlled entry, run by an appointed Industrial Park Manager (IPM) instead of the local council.
Fenced all round, with restricted entry.
The developer, or a manager it appoints, with an office in the park.
An ordinary park is handed to the council to maintain.
The state or council may replace a failing manager.
Photo for illustration purposes only- Invest Selangor's chief executive told EdgeProp in March 2026 that the model needs gated, fully managed parks with dedicated park managers.
- Penang's own guideline (February 2025) has managed parks developed entirely as strata.
"As an industrial builder, I noticed that after we hand the properties over to the customers, the environment becomes very run-down. ... It struck me that the park must be sustainable and have a long-lasting outlook. That's why I came up with the concept of gated and guarded industrial parks with maintenance."
Read the full report on theedgemalaysia.com
Which managed industrial parks are there in Selangor?
Knight Frank, quoted in NCT Alliance's August 2025 Bursa filing, named five under way.
Given its Master Services Agreement by the Kuala Langat council. (The Star, September 2026) See our NSIP guide.
220 acres, freehold. (EdgeProp)
Named by Knight Frank in 2025.
Named by Knight Frank in 2025; no fee in 2019 (below).
Named by Knight Frank in 2025.
What does the maintenance fee pay for?
Daily maintenance and management: cleanliness, security and facilities (Knight Frank, in NCT's 2025 filing). The guideline's list:
Roads, drains, street lights, retention ponds, CCTV, traffic lights. The council only resurfaces and upgrades.
Sweeping, grass cutting, drain cleaning and waste collection, except scheduled (hazardous) waste.
Fenced and guarded: 24-hour security, patrols, CCTV, a control centre.
Landscaping, a food court, heavy-vehicle parking, the workers' hostel area, worker transport, an emergency team.
Photo for illustration purposes only- The guideline lets the park manager charge separately for extra services, such as cleaning inside buildings and additional security.
- In a strata park, the maintenance account is limited to regular spending (Strata Management Act 2013, section 10).
How much is the maintenance fee, and how is it charged?
No Selangor managed park has published a current fee we could verify; the guideline asks only for a reasonable fee, set by the agreements.
per sq ft a month (Axis AME): security, CCTV, intercom and a generator for street lamps and common areas
The Edge · May 2013per sq ft, about RM200 to RM300 a month for a semi-D: security and public spaces. Johor parks; none published for EBP V.
EdgeProp · January 2017Occupiers paid for guards; the council maintained sold sections. Listed as a managed park in 2025: ask what applies now.
The Edge · November 2019Our arithmetic3 sen per sq ft a month on 10,000 sq ft is RM300 a month, or RM3,600 a year.
- Neither source said whether the rate was on land or built-up area; the agreement sets the basis and billing.
What legal agreement makes the maintenance fee payable?
Contracts, plus statute in a strata park. The guideline requires three agreements before the CCC is issued:
- Developer and buyer or tenant: the sale or tenancy agreement names the manager, the fee and its services.
- Developer and park manager.
- Park manager and council: scope, claims and liability; a phased park adds an agreement per phase.
Individual titles or strata titles?
The guideline allows either, or both. The rules differ:
Individual titles
- What binds you
- A deed of mutual covenant (DMC), signed with the sale and purchase agreement
- Its force
- Contract only: federal law has no collection rule for individual titles
Strata titles
- Who collects
- The developer, then the joint management body (JMB), then the management corporation (MC)
- Sinking fund
- At least 10% of the Charges, for repainting and replacing common fixtures
- Disputes
- The Strata Management Tribunal, for claims up to RM250,000
What does the maintenance fee not cover?
It pays for the park's shared services, not the land's taxes.
- YesPark security: guards, gates, patrols, CCTVA park manager dutyAsk: the park manager (IPM)
- YesPark roads, drains, street lights, landscapingUpkeep only; the council resurfacesAsk: the IPM, then the council
- YesCommon-area cleaning and rubbishA park manager dutyAsk: the IPM
- NoScheduled (hazardous) wasteOutside the manager's waste dutyAsk: the IPM and the DOE
- ExtraCleaning inside your factoryOnly as a paid extra serviceAsk: the IPM
- NoQuit rent (cukai tanah)Owed to the State; due 1 January (National Land Code, section 94)Ask: the land office
- NoAssessment (cukai taksiran)A council tax on rental value; Hulu Selangor, for one, charges industry 7%Ask: the local council
Buyers ask for both bills: see the documents to prepare before you list.
Who pays the maintenance fee: the owner or the tenant?
Whatever the tenancy agreement says.
Owner or tenant (Selangor guideline): the tenancy decides.
Usually the landlord's, unless the tenancy says otherwise (Ooi & Ooi).
Recoverable from the owner, a later owner or whoever gets the rent (section 60).
Agree in writing who pays, any increase and extras.
What should you check before buying or renting in a managed industrial park?
Get it in writing: the guideline puts the fee and services in the sale or tenancy agreement.
- The agreementsThe fee clause, the DMC or management agreement; strata by-laws (section 32).
- The current rateAmount, area charged on, billing cycle, last increase, who decides.
- What the fee coversA written list, and what is billed on top.
- Arrears on the unitA paid-up letter from the manager, JMB or MC.
- The sinking fund (strata)Balance and latest accounts.
- Park rulesLorry hours, signage, renovation approvals.
- Who runs the parkManager appointed, council agreement signed.
- Quit rent and assessmentRecent receipts, separate from the fee.
Comparing managed parks? Send Chris the park, size, power and timing you need, and he will check what fits.
WhatsApp ChrisSee also factory power, writing a requirement and freehold or leasehold. Owners: guidelines for owners. Agents: post a buyer's requirement.
Sources (15)
- Selangor State Government (PLANMalaysia@Selangor with Invest Selangor), Garis Panduan Pembangunan Taman Perindustrian Berkonsepkan Managed Industrial Park Negeri Selangor, in force 24 November 2021 (definitions, IPM duties, management fee, extra services, agreements): investselangor.my
- NCT Alliance Berhad, Bursa Malaysia announcement, 21 August 2025 (Knight Frank on the MIP model and the five Selangor MIPs; NSIP park manager): insage.com.my
- The Star, "NCT Alliance marks NSIP milestone with Phase 1 handover, KM2 launch", 8 September 2026: thestar.com.my
- EdgeProp, "In conversation with: Invest Selangor CEO Datuk Hasan Azhari Hj Idris", 9 March 2026: edgeprop.my
- The Edge, "Modernising industrial parks", The Edge weekly, 6-12 May 2013 (i-Park@Indahpura, Kelvin Lee): theedgemalaysia.com
- EdgeProp, "EcoWorld builds hassle-free business parks in Johor", 3 January 2017: edgeprop.my
- The Edge, "City of Elmina expands to include industrial precinct", 4-10 November 2019: theedgemalaysia.com
- EdgeProp, "The Compass @ Kota Seri Langat officially launched on Aug 25", 25 August 2022: edgeprop.my
- PLANMalaysia Pulau Pinang, Garis Panduan Perancangan Managed Industrial Park (MIP) Negeri Pulau Pinang, February 2025: jpbd.penang.gov.my
- Strata Management Act 2013 (Act 757), sections 4, 10, 11, 12, 25, 32, 52, 60, 102 and 105 and the Fourth Schedule: ppj.gov.my
- ZICO IP (Jeyakuhan S K Jeyasingam), "Gated and guarded communities in Malaysia", Conventus Law, 15 December 2020: conventuslaw.com
- Halim Hong & Quek, "Applicability and Effect of Deed of Mutual Covenants (DMC)", 27 April 2023: hhq.com.my
- Azmi & Associates, "Malaysia: Non-Payment Of Quit Rent And Assessment: What Will Happen To Your Property?", Conventus Law, 11 April 2025 (National Land Code sections 93 and 94): conventuslaw.com
- Majlis Perbandaran Hulu Selangor, Soalan Lazim (FAQ) Senarai Nilaian Baru, 2024: mphs.gov.my
- Ooi & Ooi (Natalie Ooi and Nicholas Ooi), Chambers Global Practice Guides, Real Estate 2025, Malaysia: chambers.com
Common questions
What is a managed industrial park?
A managed industrial park is a centralised, fenced industrial park with restricted, controlled entry whose common property is managed and maintained by an appointed Industrial Park Manager instead of the local council. Selangor set out the model in a state guideline in force since 24 November 2021, and Penang approved its own guideline in February 2025. Occupiers pay a maintenance fee that funds the park's upkeep.
What does the maintenance fee in a managed industrial park cover?
The fee pays for the park's shared services. Knight Frank, quoted in NCT Alliance's 2025 Bursa filing, says it funds daily maintenance and management, including cleanliness, security and facilities maintenance. Selangor's guideline lists roads, drains, street lights, CCTV, cleaning, waste collection, landscaping, 24-hour security and shared facilities. Cleaning inside your factory and other extra services can be charged separately.
How much is the maintenance fee in a managed industrial park?
There is no standard rate: each park sets its own under its agreements, and Selangor's guideline asks only for a reasonable rate. Published figures are few and old. Axis AME set three sen per sq ft a month at i-Park@Indahpura in Johor in 2013, The Edge reported, and EcoWorld's Johor business parks had a fee of three sen per sq ft in 2017, EdgeProp reported. Ask for the current rate in writing.
Does the maintenance fee include quit rent and assessment?
No. Quit rent (cukai tanah) is rent payable to the State Authority for alienated land and falls due on 1 January under section 94 of the National Land Code. Assessment (cukai taksiran) is a tax imposed by the local council on the property's estimated annual rental value. Both are paid separately from a managed industrial park's maintenance fee, to the land office and the council.
Is a sinking fund compulsory in a strata industrial park?
Yes, in a stratified park under the Strata Management Act 2013. Owners pay a sinking fund contribution of 10% of the maintenance Charges, and a joint management body may set a higher figure at a general meeting but not a lower one. Under the Act, the sinking fund pays for repainting common property and renewing or replacing its fixtures and fittings.
Who pays the maintenance fee, the landlord or the tenant?
It depends on the tenancy agreement. Selangor's managed industrial park guideline says the fee is charged to the factory owner or the tenant, and law firm Ooi & Ooi notes that landlords typically pay quit rent and assessment unless the tenancy says otherwise. In a strata park, a management corporation can recover unpaid Charges from the owner or from whoever receives the rent.