Five industrial parks in Johor to watch

At a glance

1. Ibrahim Technopolis and Sedenak Tech Park, Kulai

Developer: JLand Group, part of Johor Corporation (JCorp). Scale: Ibrahim Technopolis covers about 7,290 acres with a reported value of about RM27 billion, developed through to 2047. Sedenak Tech Park (STeP), its data-centre core, covers about 1,376 acres in East and West phases.

Why it matters: Every plot in STeP East has been taken up by data-centre operators, with about RM30 billion of investment reported. In August 2026 YTL Power announced a proposed gigawatt-scale data-centre campus on 145 acres of STeP West, with an option over a further 400 acres. Tiong Nam has also announced plans for a logistics hub in the area.

Infrastructure: A 275kV substation supplies up to 800MW, with a 500kV substation for the West phase reported for energisation by end-2026. Water supply is reported to rise from 10 to 56.4 million litres a day after 2027.

Watch: Johor now approves only air-cooled Tier 3 and Tier 4 data centres and refuses water-intensive ones. State reporting places the township just outside the JS-SEZ boundary; confirm the zone status of any specific plot before relying on JS-SEZ incentives.

Sources: YTL Power International press release, 19 Aug 2026; The Edge Malaysia, 24 Dec 2025; Malay Mail/Bernama, 4 Dec 2025; NST, 27 Nov 2025; Bernama, 10 Mar 2026.

2. Eco Business Park 8, Kulai

Developer: a joint venture of Eco World Development (45%), SD Guthrie (45%) and Permodalan Darul Ta'zim, the Johor state investment arm (10%). Scale: about 935 acres of freehold land, with a reported gross development value of RM3.75 billion over 8 to 10 years.

Focus: AI and high-tech supply chains, electrical and electronics, biotech and medtech, food technology and logistics. The land acquisition, at RM814.8 million (about RM20 psf of land), completed in June 2026. No launch date or tenants had been announced as at the date of this guide.

Track record nearby: EcoWorld's Quantum Edge park in Kulai sold out to data-centre buyers; its final two parcels sold for RM280.8 million in April 2026.

Sources: EdgeProp, 19 Nov 2025, 2 Dec 2025, 24 Apr 2026 and 27 Jun 2026; Eco World Development presentation, 1Q FY2026; Business Today, 12 Jun 2026.

3. MS Industrial Park @ Kulai

Developer: Mah Sing Group (60%) and KLK Land (40%). Scale: about 419 acres of freehold land, with a reported gross development value of RM2.26 billion.

Product: cluster, semi-detached and detached factories, plus industrial land parcels of about 1 to 8 acres, aimed at advanced manufacturing, logistics, technology and digital infrastructure. Shareholders approved the project in July 2026, and completion of the land purchase was expected in the fourth quarter of 2026.

Watch: ready-built factories suit companies that want to buy rather than build. Launch timing and pricing should be confirmed with the developer; analyst expectations are not company guidance.

Sources: The Edge Malaysia, 19 Dec 2025 and 22 Jul 2026; NST, 19 Dec 2025; The Star, 22 Jul 2026 and 30 Jul 2026.

4. MBW Innexus Industrial City, Tanjung Langsat

Developer: MB World Group. Scale: about 732 acres of freehold land, with a reported gross development value of about RM2 billion. Focus: heavy industry, close to Tanjung Langsat Port (about 6 km), in the area the JS-SEZ targets for downstream specialty chemicals.

Status: launched in August 2025, with the first phase of 13 plots targeted for the second quarter of 2027. It was launched with a smart-park design and bank financing in place.

Watch: no tenants had been named in public sources, and the developer is not listed, so less information is published. Heavy industry also carries more environmental and technical approvals.

Sources: Bernama, 20 Aug 2025; EdgeProp, 20–21 Aug 2025.

5. 103° Free Commercial Zone, Iskandar Puteri

Developer: a joint venture between Singapore's Equalbase and Sunway Group. Scale: about 55 hectares, planned at over 6 million sq ft across four phases, with a reported value of about RM8 billion.

Status: operations began in March 2026, and the first 1.5 million sq ft is fully leased, including about 720,000 sq ft to GXO as its Southeast Asia hub. Further phases of about 750,000 sq ft (early 2027) and 1 million sq ft (early 2028) were reported. It was the first project fast-tracked under Johor's "Super Lane" approvals.

Watch: this is a lease-only, duty-free free commercial zone. It suits regional distribution and logistics occupiers, not companies wanting to own their premises.

Sources: EdgeProp SG, 28 Nov 2023; EdgeProp, 23 Sep 2025 and 30 Mar 2026.

Also on the radar

• IJM Land's Sedenak industrial park: a 307-acre park with a reported value of RM1.96 billion, a joint venture with a Ministry of Finance-linked company (May 2026).
• AME Elite, Pontian: 176.5 acres acquired in September 2026 for RM199.8 million, adding to its i-Park portfolio.
• Quantum Edge and YTL Green Data Center Park, Kulai: established data-centre locations that show where the cluster is forming.

Sources: IJM Corporation press release, 25 May 2026; The Star and The Edge Malaysia, 10 Sep 2026.

What to check before committing to a new park

1. Power and water on the plot, not just the park: when capacity reaches your boundary, and at what cost.
2. Land use and express condition for your specific activity, and any estate rules on use and alterations.
3. Timing risk: roads, utilities and approvals in a new park can run behind the launch schedule.
4. JS-SEZ status of the plot, if an incentive depends on being inside a flagship zone. The master plan is expected in December 2026.
5. Tenure and title: freehold or leasehold, and whether individual titles have been issued.

Sources

1. YTL Power International, "YTL Power and JLand Group collaborate on new gigawatt-scale data centre campus at Sedenak Tech Park", 19 Aug 2026.
2. The Edge Malaysia, "Ibrahim Technopolis to advance Johor's industries, build JLand Group's asset base", 24 Dec 2025.
3. Malay Mail / Bernama, "JLand secures RM30b FDI for StepEast data centre in Johor", 4 Dec 2025.
4. New Straits Times, "Johor tightens approvals for data centres", 27 Nov 2025.
5. Bernama, "Data centres: Johor won't sacrifice people's welfare for investment", 10 Mar 2026.
6. EdgeProp, "PDT, SD Guthrie and EcoWorld form partnership to develop Eco Business Park 8 in Kulai", 19 Nov 2025.
7. EdgeProp, "SD Guthrie boosts stake in Johor industrial park JV to 45%", 2 Dec 2025.
8. EdgeProp, "EcoWorld, SD Guthrie confirm completion of EBP8 land acquisition", 27 Jun 2026.
9. EdgeProp, "EcoWorld sells last two parcels at Quantum Edge Kulai for RM280.8 mil", 24 Apr 2026.
10. The Edge Malaysia, "Mah Sing and KLK team up to develop RM2.26 bil industrial park in Johor's JS-SEZ", 19 Dec 2025.
11. The Edge Malaysia, "Mah Sing gets shareholders' nod for RM2.26 bil MS Industrial Park @ Kulai", 22 Jul 2026.
12. The Star, "Mah Sing to develop RM2.26bil GDV industrial park in Johor", 22 Jul 2026.
13. Bernama, "MBW Innexus Industrial City to create 37,000 jobs, RM2 bln GDV", 20 Aug 2025.
14. EdgeProp, "Equalbase-Sunway JV signs GXO full tenancy at 103° Free Commercial Zone Johor", 23 Sep 2025.
15. EdgeProp, "Sunway, Equalbase open 103° Free Commercial Zone Johor as operations commence", 30 Mar 2026.
16. IJM Corporation, "IJM Land and MOF Inc.'s SOCAT formalise JV to develop RM1.96 billion industrial park in Sedenak", 25 May 2026.
17. The Star, "AME Elite to acquire 176.5 acres in JS-SEZ for RM199.8mil", 10 Sep 2026.
18. Malay Mail, "Malaysia, Singapore to jointly launch JS-SEZ master plan in December", 31 Jul 2026.

This guide summarises publicly reported information as at 25 October 2026 for discussion only. Project details, timelines and figures are as reported by the developers and the press, may change, and have not been independently verified. It is not investment, legal or valuation advice, and it is not an offer or a listing of any property in these parks. Ronald Mak | Johor Realtor (REN 80365), PropNex Realty Sdn. Bhd. (1264951-W), E (1) 1800/2.