Overview
Jenjarom sits in the Kuala Langat district, south of Klang and west of Putrajaya. Once primarily an agricultural area known for palm oil plantations and fishing villages, Jenjarom has evolved into one of Greater KL's most promising emerging industrial corridors. The transformation has been driven by land availability, competitive pricing, and improved road connectivity — particularly the South Klang Valley Expressway (SKVE) which has dramatically reduced travel times to Port Klang and the wider Klang Valley.
The area appeals to businesses that need space — either large factory floor plates or land for purpose-built facilities — at prices significantly below established zones like Shah Alam or even Klang. Several new industrial parks have been developed in the past five years, attracting a mix of SME manufacturers, food processors, and logistics operators looking for room to expand.
Key Industries
Jenjarom's industrial base is growing and diversifying:
- Food Processing & Manufacturing — The area has become a hub for food factories, including snack production, frozen food, and halal-certified processing. The availability of large floor plates and affordable land makes it attractive for operations requiring extensive production lines.
- Furniture & Timber — Several furniture manufacturers and timber processing facilities operate in the area, drawn by the generous lot sizes.
- Recycling & Waste Management — Some industrial estates accommodate recycling and waste processing operations, taking advantage of the area's distance from residential zones.
- Light Manufacturing — SMEs in plastics, packaging, metal fabrication, and general assembly. Many are businesses that have relocated from pricier areas in PJ, Shah Alam, or Klang.
Infrastructure & Connectivity
- SKVE (South Klang Valley Expressway) — The key connector. Provides direct access to Port Klang (approximately 25 minutes), KLIA (approximately 30 minutes), and the wider Klang Valley highway network.
- Federal Route 5 — The traditional route connecting Banting to Klang, running through Jenjarom.
- Port Klang — Accessible within 25–35 minutes via SKVE, making it viable for businesses that need occasional port access without paying Klang-area premiums.
- KLIA / KLIA2 — Approximately 30 minutes via SKVE and ELITE, relevant for businesses with air freight needs.
- Power & Utilities — TNB supply is available in established industrial parks. Newer developments include upgraded substations, though some fringe areas may require infrastructure investment.
- Broadband — Fibre connectivity available in newer industrial parks; older or more rural pockets may have limited options.
Investment Highlights
- Rental rates: RM2–5 per sqft. Among the lowest in Greater KL for proper industrial-zoned space. New factory units typically RM3.50–5; older units and semi-D factories from RM2.
- Land prices: RM35–80 per sqft for industrial-zoned land. Significantly cheaper than Shah Alam (RM150+) or Klang (RM80+).
- Availability: Good. Active new development with several industrial parks offering ready-built units and build-to-suit options.
- Lot sizes: Generous compared to established areas. Common to find 1–5 acre plots, which are increasingly scarce in Klang or Shah Alam.
- Lease terms: Flexible. Developers in newer parks often offer 2+1 or 3+2 year leases. Land is available on 30-60 year leasehold.
Development Potential
Jenjarom's trajectory is upward. The completion of the SKVE removed the area's biggest limitation — accessibility — and opened it up to businesses that previously would not have considered locating this far south. Several major developers have launched industrial park projects in the wider Kuala Langat corridor, bringing better specifications and planned infrastructure.
The area benefits from proximity to two growth nodes: the Carey Island maritime industrial development (long-term) and the expanding KLIA aeropolis zone. While these mega-projects are years from full impact, they signal sustained government investment in the southern corridor.
Challenges remain. Some roads within Jenjarom are still narrow two-lane routes more suited to plantation traffic than container lorries. Flood risk in low-lying areas near the coast is a real consideration — prospective tenants should verify drainage and elevation for any property south of the main SKVE interchange.
For businesses seeking affordable industrial space with genuine growth potential, Jenjarom offers a compelling value proposition. The key is choosing the right industrial park — those with proper road access, drainage infrastructure, and proximity to the SKVE interchange.