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Padang Meha, Kulim

Padang Meha Factory and Land, Kulim

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Where it is

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Area Overview

Why Padang Meha

Padang Meha Industrial Area, Kulim — Kedah

Padang Meha is the industrial area north-east of Kulim Hi-Tech Park in Kulim district, Kedah, and it works very differently from its famous neighbour. Kulim Hi-Tech Park is a single state-run park on leasehold land; Padang Meha (Kawasan Perindustrian Padang Meha, with titles in Mukim Padang Meha and Pekan Padang Meha and addresses under Padang Serai or Karangan) is a cluster of privately owned, mostly freehold industrial estates and converted plantation land. In Kulim Municipal Council's 17,552-acre Kulim Industrial Corridor master plan, which splits the district into seven zones from KIC 1 to KIC 7, Padang Meha falls in KIC 4 and KIC 5 — which is where the '@ KIC' in project names comes from. The names you will see include Kulim East Industrial Park, KIC 5 industrial land (marketed as about 250 acres in 19 plots), and Global View, which the council's plan lists as a project spanning KIC 4 and KIC 5; the same plan earmarks large land banks in KIC 5 for Sime Darby and Jupiter Development. Agents sometimes advertise this land as 'Kulim Hi-Tech Park', but it lies outside the park's boundary.

The anchor is Inokom Corporation, Sime Darby's car-assembly plant on Lot 38, Mukim Padang Meha — 78 hectares (about 193 acres) of freehold land, operating since 1997 and assembling for BMW, Mini, Mazda, Hyundai, Porsche and Chery. Inokom opened its RM300 million Paint Shop 3 in August 2026, taking capacity to 100,000 painted bodies a year, and in October 2026 BYD named Inokom its Malaysian assembly partner, while Kia's assembly moves to Gurun from the third quarter of 2026. Around it, XSD International Paper bought 300 acres from Sime Darby Property in 2018 for a RM1.2 billion green paper industry park, and in September 2024 PGF Capital's NetZero Technology bought 23.9 acres of freehold land in Kulim East Industrial Park for RM40 million to build an insulation plant, with the first phase due to start production in the first half of 2026. The council's plan also lists a special-steel project by Leader Steel on about 200 acres in KIC 5. Automotive, paper, insulation and steel — this is a medium-to-heavy industrial district, the kind of plant that Kulim Hi-Tech Park's high-tech screening does not cater for.

Padang Meha sits roughly 6 to 8 km north-east of Kulim Hi-Tech Park, from where the Butterworth–Kulim Expressway runs to Butterworth and the North–South Expressway; PGF Capital puts its Kulim East site about 30 minutes from Perai and 45 minutes from Penang Port. Because the area is outside Kulim Hi-Tech Park, power comes from TNB rather than the park's private supplier — one KIC 5 development advertises a 33 kV main intake of 21.25 MW, a 1.8-million-gallon SADA water supply, a Petronas gas pipeline along Jalan Kuala Ketil and 100-foot access roads. Building approvals go through Kulim Municipal Council, which runs an 'E10' fast-track process aimed at taking a new plant from approval to export in ten months.

Market Position

Padang Meha is the freehold alternative in the Kulim corridor. Converted industrial land here is being offered at roughly RM 50 – 60 per square foot in parcels from about 7 acres up to blocks of more than 100 acres, and the most recent recorded deal — PGF Capital's 23.9 acres in Kulim East Industrial Park in September 2024 — worked out at about RM 38 per square foot. That compares with about RM 50 per square foot for a 60-year lease in Kulim Hi-Tech Park, and with roughly RM 80 – 130 per square foot for industrial land in Penang's Bukit Minyak, which is why buyers who want ownership, larger sites or heavier processes come here. Ready-built factories are scarce; most occupiers buy land and build to suit.

Demand is coming from three directions: the supply chain around Inokom as BYD's assembly programme starts, heavier industries such as paper, steel and building materials that need space and buffers, and Penang mainland manufacturers priced out of Seberang Perai. The trade-off is that infrastructure varies from parcel to parcel — some land is fully converted with roads and utilities in place, some is still agricultural and needs conversion — so title, conversion status, power capacity and gas access must be checked lot by lot.

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Frequently asked questions

Is Padang Meha part of Kulim Hi-Tech Park?

No. Padang Meha is a separate industrial area north-east of Kulim Hi-Tech Park, made up of privately owned estates and converted plantation land, mostly on freehold titles. Kulim Hi-Tech Park is a single park on land owned by the state's Kulim Technology Park Corporation and leased to investors. Some listings call Padang Meha land 'Kulim Hi-Tech Park' because the two are close; check the mukim on the title before comparing prices.

What does '@ KIC' mean in names like Globeview or Global View Industrial Park?

KIC stands for the Kulim Industrial Corridor, Kulim Municipal Council's master plan covering 17,552 acres of the district in seven zones, KIC 1 to KIC 7. Padang Meha falls in KIC 4 and KIC 5, while Kulim Hi-Tech Park Phase 4 and 4A make up KIC 2. The council's plan lists Global View as a project spanning KIC 4 and KIC 5. Ask the seller for the project's developer, approved layout and title details, as these private parks are not run by one central developer.

Is land in Padang Meha freehold or leasehold?

Mostly freehold — Inokom's 193-acre plant, the land PGF Capital bought in Kulim East Industrial Park, and most parcels on the market are freehold titles. Some land is still agricultural and must be converted to industrial use before a factory can be built, and some titles carry Bumiputera or other restrictions in interest. Foreign buyers need state consent. Check the category of land use, express conditions and conversion status on each title.

What industries operate in Padang Meha?

A medium-to-heavy industrial mix: car assembly (Inokom, for BMW, Mini, Mazda, Hyundai, Porsche and Chery, and BYD to come), paper and packaging board (XSD International Paper's 300-acre site), building insulation (PGF Capital), and special steel in the council's plans. Several land listings describe the area as a heavy-industry zone. Every project still needs Kulim Municipal Council planning approval and Department of Environment clearance, which decide the buffer each process needs from homes.

What infrastructure is available in Padang Meha?

It depends on the parcel. Because the area is outside Kulim Hi-Tech Park, electricity comes from TNB rather than NUR Power. One KIC 5 development advertises a 33 kV, 21.25 MW main intake, 1.8 million gallons of SADA water supply, a Petronas gas pipeline along Jalan Kuala Ketil, drainage to Sungai Karoh and Sungai Sidam, and 100-foot roads. Converted estates generally come with roads and utilities in place; agricultural land does not. Confirm power, water and gas capacity for your lot with TNB, SADA and Gas Malaysia before buying.

How accessible is Padang Meha?

Padang Meha is roughly 6 to 8 km north-east of Kulim Hi-Tech Park, where the Butterworth–Kulim Expressway begins its run to Butterworth and the North–South Expressway. PGF Capital puts its Kulim East site about 30 minutes from its Perai plant and 45 minutes from Penang Port, and Penang International Airport is about an hour's drive via the Penang Bridge. Kulim town, Padang Serai and Karangan are the nearest towns.

What amenities and labour are nearby?

Padang Meha itself is an industrial and plantation area, so amenities are in the surrounding towns. Kulim town and the Kulim Hi-Tech Park township, a short drive south-west, have housing, shops, banks, the Kulim Avenue commercial area, Kulim Golf Club and Kulim Hospital, while Padang Serai and Karangan provide local shops and services. Workers commute from Kulim, Padang Serai, Lunas, Karangan and the wider Kulim district, and from Seberang Perai via the expressway.

How competitive is pricing in Padang Meha?

Padang Meha is one of the more affordable places to own freehold industrial land within reach of Penang. Prices depend on parcel size, conversion status, infrastructure and title restrictions. Contact a local industrial agent for current market rates and available inventory. As at year 2026, converted freehold industrial land in Padang Meha is asking roughly RM 50 – 60 per square foot, with parcels from about 7 to 40 acres and larger blocks of over 100 acres marketed at around RM 60 per square foot. The most recent recorded deal — PGF Capital's 23.9 acres in Kulim East Industrial Park, bought for RM40 million in September 2024 — worked out at about RM 38 per square foot. Ready-built factories rarely come to market, and most are priced individually.

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Disclaimer: All information on this page is provided in good faith for general guidance only, on an “errors & omissions excepted” (E&OE) basis. Some details — including area information and transacted prices — are compiled from public records, third-party and online sources; they are believed to be accurate but are not guaranteed and may change without notice. Transacted prices are indicative only and do not constitute a valuation. Nothing here is an offer or professional advice, and listings are subject to availability. Please verify all information independently with the relevant authorities and your own professional advisers before making any decision. Scott Seow and Your Industrial & Land Agent accept no responsibility or liability for any loss arising from reliance on this information.