Tera buys 222 acres at Eco Business Park 7 for RM1.01b

Eco Business Park 7 Sdn Bhd signed a conditional sale and purchase agreement on Tuesday, 22 September 2026, to sell two parcels of industrial land totalling 221.665 acres in Mukim Jimah, Port Dickson, to Tera Data Centers (Malaysia) Sdn Bhd for about RM1.013 billion. The seller is the 55:30:15 venture of Eco World Development Group, SD Guthrie and Negeri Sembilan’s NS Corporation that is developing the 1,195-acre park in Parcel C of Malaysia Vision Valley 2.0 (MVV 2.0). Neither side has said what Tera will build, but the buyer describes itself as a developer of “AI-ready, mission-critical campuses” for hyperscale customers.

The deal in numbers

• Price: RM1.013 billion for 221.665 acres (89.7 ha, about 9.66 million sq ft), which works out at roughly RM105 per sq ft or RM4.57 million an acre.
• What the land cost the sellers: the venture bought the whole 1,195-acre freehold estate from SD Guthrie for RM572.76 million under an SPA signed on 18 April 2025, about RM11 per sq ft. Tera is paying nearly ten times that rate.
• A fifth of the park for 1.8 times the whole park’s land cost: the two parcels are 18.5% of the estate’s area, yet the price is 177% of what the venture paid for all 1,195 acres.
• Against the park’s own price list: conventional plots at EBP 7 were being marketed at RM70 to RM75 per sq ft and ready-built factories at RM500 to RM600 per sq ft in mid-2026, according to an analyst note cited by The Star, so the data-centre parcels carry a premium of about 40% over standard industrial lots.
• Against the park’s GDV: at launch the project’s gross development value was put at RM2.95 billion to RM3 billion. This single sale is about a third of that, and together with the RM800 million of phase-one lots and factories sold since November 2025 it takes sales past RM1.8 billion in ten months. The GDV is expected to be revised.
• Who gets what: on the venture’s shareholdings, EcoWorld’s share of the proceeds is about RM557 million, SD Guthrie’s about RM304 million and NS Corp’s about RM152 million, before costs and tax.

Who is Tera Data Centers

Tera Data Centers is headquartered in Singapore to develop and operate “large-scale, next-generation data center campuses across Asia”. Its website lists three markets: Malaysia (Johor and Greater Kuala Lumpur), Thailand (the Eastern Economic Corridor near Bangkok) and Indonesia (Bekasi and Karawang outside Jakarta), and says the platform is backed by “leading international investors including HSG”, the investment firm formerly known as Sequoia China. The joint statement from the sellers calls it “an established data center platform developer building artificial intelligence (AI)-ready, mission-critical campuses across Asia and select global markets”, backed by institutional investors and “led by a management team with extensive experience in large-scale digital infrastructure”.

The Port Dickson purchase would be Tera’s first announced site in Malaysia outside the two hubs it names on its website. At 222 acres it is larger than Microsoft’s two EcoWorld purchases in Johor (123 and 139 acres) and Google’s 58-acre purchase at Eco Business Park V in Puncak Alam, and it is the largest single land sale EcoWorld has announced to a data-centre buyer.

Eco Business Park 7: eighteen months from plantation to hyperscale

EBP 7 sits at Bukit Pelandok in Mukim Jimah, technically in Port Dickson district but at its northern tip, hugging the Selangor border at Sepang. EcoWorld’s own connectivity table puts KLIA’s cargo terminal under 10 km away and the passenger terminal under 15 km, with KLCC 56 km and Port Klang 68 km. Access today is by the B48 state road towards KLIA and Sungai Pelek; a B48 link is proposed within 1 km, the planned Nilai–Labu–Enstek Expressway passes just over 1 km away, and the Nilai–KLIA, KLIA, North–South and ELITE expressways are 13 to 25 km off.

The venture came together quickly. EcoWorld, SD Guthrie and NS Corp signed a memorandum of understanding on 18 December 2024, the SPA for the 1,195 acres followed on 18 April 2025 and a shareholders’ agreement on 20 May 2025, and the land purchase completed on 25 September 2025. Eco World Project Management is the development manager. The park was launched at Labu on 11 November 2025 by Menteri Besar Datuk Seri Aminuddin Harun, with EcoWorld chairman Tan Sri Liew Kee Sin, SD Guthrie chairman Tan Sri Nik Norzrul Thani and NS Corp chief executive Norazhar Musa present. Phase one is the “SME Core”: cluster factories on 60 ft by 100 ft and 60 ft by 120 ft lots, semi-detached factories on 75 ft by 130 ft and 75 ft by 140 ft lots, and industrial parcels of one to five acres. Adhesives maker Techbond Group was an early buyer, taking three parcels for RM27.76 million, and EBP 7 says phase one is 85% taken up with more than RM800 million sold. Chief development officer Datuk Ho Kwee Hong calls the park “the first industrial development launched within Parcel C of MVV 2.0”.

Port Dickson is already a hyperscale address

Tera is not the first data-centre buyer in this corner of Negeri Sembilan. On 5 May 2025 Gamuda’s subsidiary Gamuda DC Infrastructure agreed to sell about 389 acres of converted industrial land in Port Dickson to Pearl Computing Malaysia, the Google affiliate, for RM455.23 million, about RM27 per sq ft, bundled with a RM1.008 billion contract for earthworks, roads, a 65 million-litre-a-day water treatment plant and off-river storage. Gamuda has since won three construction contracts on that site from “a US-headquartered multinational technology company”: RM1.72 billion in April 2026, RM1.71 billion in early August and RM3.57 billion on 28 August 2026 for two single-storey hyperscale buildings due in the third and fourth quarters of 2028. That is RM7.0 billion of data-centre construction within a few kilometres of EBP 7, and it explains why a second operator is prepared to pay four times Google’s land price for a serviced parcel inside a masterplanned park with its own water and power planning.

EcoWorld’s data-centre land bank, five deals in

The Tera sale is the fifth industrial land sale EcoWorld has announced to a data-centre buyer since 2024, and the highest price per square foot except one:

• June 2024: 123.141 acres at Eco Business Park VI, Kulai (now QUANTUM Edge), to Microsoft Payments (Malaysia) for RM402.3 million, RM75 per sq ft.
• February 2025: 138.532 acres at Eco Business Park I, Iskandar Malaysia, to Microsoft for RM693.96 million, RM115 per sq ft.
• February 2025: 58.187 acres at Eco Business Park V, Puncak Alam, to Pearl Computing for RM266.1 million, RM105 per sq ft, plus a build-and-lease agreement on a further 92.44 acres.
• April 2026: the final 49.588 acres at QUANTUM Edge to KNBDC Malaysia Five for RM280.8 million, RM130 per sq ft.
• September 2026: 221.665 acres at Eco Business Park 7, Port Dickson, to Tera for RM1.013 billion, RM105 per sq ft.

EcoWorld’s first-quarter results for the year to January 2026 showed what these sales do to the accounts: record quarterly net profit of RM156.4 million, up from RM80.3 million, driven by completion of the Microsoft and Pearl Computing land sales. The group had said in April that industrial sales made up 36% of its cumulative FY2026 sales of RM4 billion targeted; the Tera deal alone is a quarter of that target, although only EcoWorld’s 55% share is consolidated.

What it means

• Serviced, masterplanned land commands the premium. Google paid about RM27 per sq ft for raw converted land in Port Dickson and then paid Gamuda RM1 billion to make it usable. Tera is paying about RM105 per sq ft for parcels inside a park where the developer carries the roads, drainage, power and water planning. The RM11 per sq ft the venture paid SD Guthrie is the plantation-to-industrial conversion margin in one number.
• MVV 2.0 finally has an anchor. Since its 2018 launch the 380,000-acre Malaysia Vision Valley 2.0 has been more masterplan than market. A RM1 billion data-centre purchase inside its first Parcel C industrial park, next to a RM7 billion Google construction programme, gives the corridor a reference price.
• Watch the conditions. The SPA is conditional. Data-centre land deals in Malaysia have generally completed, but the timeline from signing to completion for Microsoft and Google ran nine to twelve months, and this one will need power and water commitments for a site that size.

SCOTT: It's very hard for players to locate such big land size in Penang and the price of RM105 psf for data-centre land and which is why until today not many data center player or developer choose Penang as their destination.

*Maps: EdgeProp EPIQ and EcoWorld’s Eco Business Park 7 site. Aerial render: EcoWorld via EdgeProp.*