Article Summary
Malaysia’s industrial property market is booming, fueled by e-commerce, data center investments, and major infrastructure projects. Hotspots like Johor, Penang, Sabah, and Sarawak are rising, while the Klang Valley expects new warehouse supply in 2H2025.
马来西亚工业地产快速成长，受电商、数据中心投资及大型基建推动。柔佛、槟城、沙巴、砂拉越表现亮眼，巴生谷也将在 2025 下半年迎来新仓库供应。
马来西亚工业地产快速成长，受电商、数据中心投资及大型基建推动。柔佛、槟城、沙巴、砂拉越表现亮眼，巴生谷也将在 2025 下半年迎来新仓库供应。
Introduction
Malaysia’s industrial property sector has entered an exciting new growth phase. Once seen mainly as functional spaces for factories and warehouses, industrial assets are now becoming a key engine for the country’s economy. With the rapid rise of e-commerce, foreign direct investment in data centers, and major infrastructure developments, industrial real estate is no longer just about storage and production — it is about sustainability, connectivity, and powering Malaysia’s role in the global supply chain.
引言
马来西亚工业地产正迎来一个令人振奋的成长阶段。过去，它常被视为单纯的工厂与仓库空间，如今却已成为推动国家经济的重要引擎。随着电商快速崛起、外资在数据中心的大规模投入，以及重大基建项目的推进，工业地产不再只是“储存与生产”的载体，而是关乎可持续发展、区域联通与全球供应链的重要环节。
Key Market Drivers
1. E-commerce Expansion
Consumer spending habits have changed dramatically, with online shopping continuing to grow across Malaysia and the region. This surge in e-commerce is fueling strong demand for logistics hubs, last-mile distribution centers, and automated warehouses. Businesses are seeking strategically located facilities to meet faster delivery expectations and rising order volumes.
1. 电商扩张
消费者的购物习惯正在快速转变，线上购物持续在马来西亚与区域内增长。电商的蓬勃发展直接带动了对物流中心、末端配送枢纽以及自动化仓储的需求。企业迫切需要在交通便利的地点布局，以满足更快的配送时效和不断上升的订单量。
2. Data Center Investments
Johor has emerged as a focal point for global tech companies investing in large-scale data centers. These investments are not only pushing up demand for industrial land but also reshaping the value of surrounding assets. The rise of the digital economy means more high-specification facilities are needed, further lifting the profile of Malaysia’s industrial market.
2. 数据中心投资
柔佛已成为全球科技巨头布局大型数据中心的核心区域。这类投资不仅推高了工业用地需求，也重塑了周边资产的价值。随着数字经济崛起，市场对高规格设施的需求持续攀升，进一步提升了马来西亚工业地产的战略地位。
3. Foreign Direct Investment & Infrastructure
Robust inflows of foreign direct investment, combined with strategic projects like the East Coast Rail Link (ECRL) and the Johor-Singapore Special Economic Zone (JS-SEZ), are strengthening Malaysia’s industrial foundation. Improved connectivity between key economic corridors is expected to reduce transportation costs and open up new industrial clusters.
3. 外资与基建
大量外资流入，再加上 东海岸铁路 (ECRL) 与 柔佛—新加坡特别经济区 (JS-SEZ) 等重大项目，正在强化马来西亚的产业基础。经济走廊之间的联通性提升，不仅有助于降低运输成本，也将催生新的工业聚落。
4. Sustainability & Digitalization
Increasingly, multinational tenants are prioritizing sustainability. Green-certified buildings, renewable energy integration, and digitally enabled facilities are fast becoming the new standard. Developers that can deliver high-spec, energy-efficient industrial spaces will be best positioned to capture demand in this evolving market.
4. 可持续与数字化
跨国企业租户越来越重视可持续发展。绿色认证大楼、可再生能源的应用以及数字化设施，正在成为市场新标准。能够提供高规格、节能型工业空间的开发商，将在未来竞争中占据优势。
Emerging Regional Hotspots
• Johor: Leading the way with data center investments and the upcoming JS-SEZ, which is expected to further boost cross-border trade and industrial growth.
• Penang: Driven by its established semiconductor and electronics ecosystem, Penang continues to attract high-tech manufacturing and supporting industries.
• Sabah & Sarawak: Making progress with green technology parks, renewable energy projects, and sustainability-focused industrial development. These regions are gradually emerging as future growth areas.
区域热点
• 柔佛：凭借数据中心投资与即将启动的柔新经济特区，柔佛有望在跨境贸易与产业发展方面继续领先。
• 槟城：依托半导体与电子产业生态，槟城持续吸引高科技制造业与相关产业。
• 沙巴与砂拉越：积极推动绿色科技园、可再生能源项目与可持续发展产业，逐渐崛起为潜在的增长区域。
Supply & Demand Dynamics
The Klang Valley is set to experience a significant addition of warehouse supply in the second half of 2025. This wave of new completions will reshape market dynamics, offering tenants more choices but also creating competition among landlords.
At the same time, gaps in infrastructure and the growing complexity of operations are driving demand for high-specification factories — facilities that offer higher ceilings, better loading capacities, and integrated digital systems. The shift from conventional warehouses to modern, high-tech industrial facilities is already underway.
供需动态
预计巴生谷将在 2025 年下半年迎来大量新仓库供应。这一波新完工项目将重塑市场格局，给予租户更多选择，同时也加剧业主之间的竞争。
与此同时，基础设施差距与运营复杂度的上升，正在推动市场对 高规格厂房 的需求——更高的楼底、更强的承载力以及数字化系统，正在逐步取代传统型仓库。
Outlook & Investment Opportunities
Overall, Malaysia’s industrial property market is projected to maintain robust growth. The twin forces of e-commerce expansion and a rebound in export-oriented industries are expected to sustain strong demand.
For investors and developers, opportunities lie in:
• Green-certified warehouses and factories
• Strategically located logistics hubs with highway access
• Flexible, high-spec factories that meet international standards
However, investors should also watch for potential challenges, including oversupply risks in certain corridors and the need for sufficient infrastructure support, particularly in power and transport.
展望与投资机会
总体而言，马来西亚工业地产预计将保持强劲增长。电商扩张与出口导向型产业回升将继续支撑市场需求。
投资者与发展商可重点关注：
• 绿色认证仓库与厂房
• 临近高速公路的战略型物流枢纽
• 符合国际标准的灵活高规格厂房
但同时，也应注意潜在挑战，例如某些区域可能出现的供应过剩风险，以及电力与交通基础设施配套的不足。
Conclusion
Malaysia’s industrial property sector in 2025 is not just about space — it is about enabling global trade, supporting the digital economy, and building a sustainable future. With strategic hotspots like Johor, Penang, Sabah, and Sarawak leading the way, and with Klang Valley preparing for new supply, the industrial sector is set to remain one of the most resilient and attractive investment classes in the coming years.
👉 For advisory or opportunities in industrial real estate, feel free to reach out:
📞 +6019-3320367
📧 vincentyim@teamiqi.com
总结
2025 年的马来西亚工业地产，不仅仅是“空间”的概念，而是关乎全球贸易、数字经济与可持续未来的关键支撑。随着柔佛、槟城、沙巴与砂拉越等热点区域领跑，再加上巴生谷即将迎来新供应，工业地产将继续是未来几年内最具韧性与吸引力的投资资产类别之一。
👉 工业地产相关咨询与投资机会，欢迎联系我：
📞 +6019-3320367
📧 vincentyim@teamiqi.com
Malaysia’s industrial property sector has entered an exciting new growth phase. Once seen mainly as functional spaces for factories and warehouses, industrial assets are now becoming a key engine for the country’s economy. With the rapid rise of e-commerce, foreign direct investment in data centers, and major infrastructure developments, industrial real estate is no longer just about storage and production — it is about sustainability, connectivity, and powering Malaysia’s role in the global supply chain.
引言
马来西亚工业地产正迎来一个令人振奋的成长阶段。过去，它常被视为单纯的工厂与仓库空间，如今却已成为推动国家经济的重要引擎。随着电商快速崛起、外资在数据中心的大规模投入，以及重大基建项目的推进，工业地产不再只是“储存与生产”的载体，而是关乎可持续发展、区域联通与全球供应链的重要环节。
Key Market Drivers
1. E-commerce Expansion
Consumer spending habits have changed dramatically, with online shopping continuing to grow across Malaysia and the region. This surge in e-commerce is fueling strong demand for logistics hubs, last-mile distribution centers, and automated warehouses. Businesses are seeking strategically located facilities to meet faster delivery expectations and rising order volumes.
1. 电商扩张
消费者的购物习惯正在快速转变，线上购物持续在马来西亚与区域内增长。电商的蓬勃发展直接带动了对物流中心、末端配送枢纽以及自动化仓储的需求。企业迫切需要在交通便利的地点布局，以满足更快的配送时效和不断上升的订单量。
2. Data Center Investments
Johor has emerged as a focal point for global tech companies investing in large-scale data centers. These investments are not only pushing up demand for industrial land but also reshaping the value of surrounding assets. The rise of the digital economy means more high-specification facilities are needed, further lifting the profile of Malaysia’s industrial market.
2. 数据中心投资
柔佛已成为全球科技巨头布局大型数据中心的核心区域。这类投资不仅推高了工业用地需求，也重塑了周边资产的价值。随着数字经济崛起，市场对高规格设施的需求持续攀升，进一步提升了马来西亚工业地产的战略地位。
3. Foreign Direct Investment & Infrastructure
Robust inflows of foreign direct investment, combined with strategic projects like the East Coast Rail Link (ECRL) and the Johor-Singapore Special Economic Zone (JS-SEZ), are strengthening Malaysia’s industrial foundation. Improved connectivity between key economic corridors is expected to reduce transportation costs and open up new industrial clusters.
3. 外资与基建
大量外资流入，再加上 东海岸铁路 (ECRL) 与 柔佛—新加坡特别经济区 (JS-SEZ) 等重大项目，正在强化马来西亚的产业基础。经济走廊之间的联通性提升，不仅有助于降低运输成本，也将催生新的工业聚落。
4. Sustainability & Digitalization
Increasingly, multinational tenants are prioritizing sustainability. Green-certified buildings, renewable energy integration, and digitally enabled facilities are fast becoming the new standard. Developers that can deliver high-spec, energy-efficient industrial spaces will be best positioned to capture demand in this evolving market.
4. 可持续与数字化
跨国企业租户越来越重视可持续发展。绿色认证大楼、可再生能源的应用以及数字化设施，正在成为市场新标准。能够提供高规格、节能型工业空间的开发商，将在未来竞争中占据优势。
Emerging Regional Hotspots
• Johor: Leading the way with data center investments and the upcoming JS-SEZ, which is expected to further boost cross-border trade and industrial growth.
• Penang: Driven by its established semiconductor and electronics ecosystem, Penang continues to attract high-tech manufacturing and supporting industries.
• Sabah & Sarawak: Making progress with green technology parks, renewable energy projects, and sustainability-focused industrial development. These regions are gradually emerging as future growth areas.
区域热点
• 柔佛：凭借数据中心投资与即将启动的柔新经济特区，柔佛有望在跨境贸易与产业发展方面继续领先。
• 槟城：依托半导体与电子产业生态，槟城持续吸引高科技制造业与相关产业。
• 沙巴与砂拉越：积极推动绿色科技园、可再生能源项目与可持续发展产业，逐渐崛起为潜在的增长区域。
Supply & Demand Dynamics
The Klang Valley is set to experience a significant addition of warehouse supply in the second half of 2025. This wave of new completions will reshape market dynamics, offering tenants more choices but also creating competition among landlords.
At the same time, gaps in infrastructure and the growing complexity of operations are driving demand for high-specification factories — facilities that offer higher ceilings, better loading capacities, and integrated digital systems. The shift from conventional warehouses to modern, high-tech industrial facilities is already underway.
供需动态
预计巴生谷将在 2025 年下半年迎来大量新仓库供应。这一波新完工项目将重塑市场格局，给予租户更多选择，同时也加剧业主之间的竞争。
与此同时，基础设施差距与运营复杂度的上升，正在推动市场对 高规格厂房 的需求——更高的楼底、更强的承载力以及数字化系统，正在逐步取代传统型仓库。
Outlook & Investment Opportunities
Overall, Malaysia’s industrial property market is projected to maintain robust growth. The twin forces of e-commerce expansion and a rebound in export-oriented industries are expected to sustain strong demand.
For investors and developers, opportunities lie in:
• Green-certified warehouses and factories
• Strategically located logistics hubs with highway access
• Flexible, high-spec factories that meet international standards
However, investors should also watch for potential challenges, including oversupply risks in certain corridors and the need for sufficient infrastructure support, particularly in power and transport.
展望与投资机会
总体而言，马来西亚工业地产预计将保持强劲增长。电商扩张与出口导向型产业回升将继续支撑市场需求。
投资者与发展商可重点关注：
• 绿色认证仓库与厂房
• 临近高速公路的战略型物流枢纽
• 符合国际标准的灵活高规格厂房
但同时，也应注意潜在挑战，例如某些区域可能出现的供应过剩风险，以及电力与交通基础设施配套的不足。
Conclusion
Malaysia’s industrial property sector in 2025 is not just about space — it is about enabling global trade, supporting the digital economy, and building a sustainable future. With strategic hotspots like Johor, Penang, Sabah, and Sarawak leading the way, and with Klang Valley preparing for new supply, the industrial sector is set to remain one of the most resilient and attractive investment classes in the coming years.
👉 For advisory or opportunities in industrial real estate, feel free to reach out:
📞 +6019-3320367
📧 vincentyim@teamiqi.com
总结
2025 年的马来西亚工业地产，不仅仅是“空间”的概念，而是关乎全球贸易、数字经济与可持续未来的关键支撑。随着柔佛、槟城、沙巴与砂拉越等热点区域领跑，再加上巴生谷即将迎来新供应，工业地产将继续是未来几年内最具韧性与吸引力的投资资产类别之一。
👉 工业地产相关咨询与投资机会，欢迎联系我：
📞 +6019-3320367
📧 vincentyim@teamiqi.com