Miri Industrial Property Market: A Multi-Zone Breakdown for 2026

The industrial landscape in Miri has transformed rapidly over the past decade, shaped by energy-sector expansion, small and medium enterprise (SME) growth, and rising demand for logistics and storage spaces. Behind the headlines, however, the real story lies in the individual zones—each with its own pricing patterns, tenant mix, and long-term development trajectory.

This article takes a zone-by-zone look at **Miri’s industrial property trends**, structured to be easy to follow whether you’re an investor, SME owner, or analyst preparing a long-term strategy. Storytelling, grounded insights, and keyword-rich content reflect how each industrial cluster has evolved from 2019 to 2025. You can later upload your own PNG charts directly into your WordPress editor to complement each section.

All transaction insights are based on open-source records available from NAPIC’s open sales data portal.

The Evolution of Miri’s Industrial Property Zones

Industrial growth in Miri has never been uniform. Some zones matured early alongside the oil and gas boom, while others accelerated due to government-led expansions, SME migration, or proximity to residential catchments. From 2019 onward, several districts began to differentiate themselves based on pricing, size preferences, and transaction volumes.

As we walk through each major zone, the narrative will reveal why certain areas emerged as high-demand clusters and how shifting business needs created new hot spots across the city.

Senadin Industrial: A Rising Logistics and SME Hub

Just a few years ago, Senadin’s industrial pocket was seen as a fringe location. But as residential development boomed and cross-border trade to Brunei intensified, Senadin quickly evolved into a base for logistics, warehousing, and SME production houses.

From 2019 to 2025, **price per sq ft in Senadin Industrial climbed steadily**, supported by modern factory stock and better accessibility. Transactions also became more consistent as SMEs relocated from older industrial parks seeking cleaner layouts and safer environments.

Why Senadin Became a Price Climber

• Close proximity to Brunei gateway traffic.
• High-density residential catchments generating service-based demand.
• Availability of newer light-industrial units.
• Infra improvements such as wider roads and better drainage.

If you’re considering Senadin, the story is one of transformation—from a secondary market to an increasingly competitive industrial cluster with solid mid-term appreciation potential.

Pujut Industrial: A Mature Powerhouse With Steady Pricing

Pujut Industrial has been one of Miri’s most established industrial estates for decades. Its pricing and demand profile remain stable rather than explosive, largely due to limited new supply and strong long-term tenancy demand from automotive workshops, engineering firms, and distribution centers.

From 2019–2025, **Pujut’s pricing per sq ft fluctuated within a predictable band**, making it a favourite among conservative investors. Transaction volume remained moderate, yet units listed for sale rarely stayed long due to the location’s central accessibility.

What Keeps Pujut Attractive?

• Strategic central location between Lutong and the city core.
• Established industrial ecosystem with guaranteed tenant flow.
• Lower vacancy risk compared to newer zones.
• Mature infrastructure and commercial support nearby.

While investors may not see rapid capital appreciation here, the stability of Pujut Industrial is its own advantage, especially for those prioritising predictable rental returns.

Lutong Industrial: The Energy-Sector Anchor

Lutong has long been tied to oil and gas activity, making it historically one of Miri’s most important industrial engines. The zone hosts workshops, fabrication yards, service contractors, and longstanding supply-chain players.

From 2020–2023, global energy volatility impacted transaction activity, but by 2024 and into 2025, **Lutong saw a rebirth of interest**, particularly in medium-sized factories used by engineering services, marine contractors, and pipeline support companies.

Key Drivers of Lutong’s Industrial Rebound

• New contracts and expansions among oil and gas service providers.
• High demand for mid-size factories with large land areas.
• Well-developed port and riverfront access for logistics.
• The area’s long-standing reputation for industrial reliability.

Pricing remains one of the highest among all zones due to land scarcity and proximity to major energy players. Investors often view Lutong as a premium industrial location, especially for long-term leasing.

Kuala Baram Industrial: High Land Availability, Long-Term Potential

Kuala Baram tells a very different story—one dominated by large land tracts, lower pricing, and slower but steady industrial take-up. It appeals to buyers with long-term plans, such as storage operators, heavy machinery companies, agricultural processors, or businesses needing expansive land areas.

Between 2019–2025, **price per sq ft stayed among the lowest** in Miri, but land size per transaction tended to be significantly larger than in other zones. Transaction volume remained modest but consistent, driven mostly by purpose-built industrial operations rather than speculative investors.

Why Kuala Baram Stands Out

• Lowest entry price among major industrial districts.
• Large parcel sizes ideal for long-term industrial operations.
• Growing preference from businesses relocating from congested areas.
• Potential upside if future infrastructure upgrades materialise.

The Kuala Baram story is about long-term positioning rather than immediate cashflow. It shines when space and affordability matter more than rapid turnover or central access.

Permyjaya Industrial: The Fastest-Growing Light Industrial Zone

Permyjaya Industrial has seen one of the most dramatic transformations. Fueled by rapid population growth across Desa Indah, Vista Perdana, and other surrounding housing estates, demand for light industrial lots has soared.

Between 2019–2025, **Permyjaya experienced a strong upward pricing trend** as SMEs, distributors, F&B processors, and construction suppliers moved into the area. Transaction volumes rose sharply, especially post-2022, making it one of the hottest investment pockets in the city.

Why Permyjaya Leads Modern Industrial Demand

• Dense residential catchments creating immediate customer base.
• Newer industrial layouts preferred by modern SMEs.
• Improved highways connecting to Senadin, Pujut, and the city center.
• Strong rental demand from small businesses expanding rapidly.

If you want a fast-moving zone with strong future appreciation, Permyjaya Industrial is often at the top of the list.

Price Per Sq Ft Comparison Across Zones

While every zone experienced its own pricing journey, general pricing tiers by 2025 can be summarised as follows:

• Highest tier: Lutong Industrial
• Upper-mid tier: Pujut Industrial, Senadin Industrial
• Mid tier: Permyjaya Industrial
• Lower tier: Kuala Baram Industrial

Transaction Volumes by Zone

Transaction volume trends reveal which areas are most active among buyers and sellers. From 2019–2025, Permyjaya and Senadin consistently saw higher volumes due to SME expansion and residential-driven commercial demand. Pujut remained stable, Lutong rebounded in later years, and Kuala Baram saw slow but steadily growing interest.

Factory vs Warehouse Pricing in Miri

One of the most interesting shifts over the last six years is the widening price gap between factories and warehouses. Prior to 2020, the two were often priced similarly. As SMEs diversified and logistics businesses expanded, the gap became more pronounced.

Key Observations

• Factories command higher prices per sq ft due to utilities, built-in facilities, and layout requirements.
• Warehouses generally close the gap when located near logistics hubs like Lutong or Senadin.
• Demand for cold-storage and specialised warehouses increased warehouse pricing in select pockets.
• Permyjaya saw a spike in warehouse demand post-2022 as food distributors expanded rapidly.

Your warehouse-vs-factory comparison chart can be placed in this section during blog publishing.

What These Trends Mean for Investors in 2026

The Miri industrial market is not a monolithic landscape—it’s a mosaic of zones with different strengths and investor profiles. Some areas deliver high stability; others offer rapid growth. Some favor large land users; others attract compact SMEs. Understanding these nuances enables smarter investment decisions.

In 2026, opportunities tend to fall into three major categories:

1. Stability Zones

Pujut and Lutong deliver predictable returns and lower vacancy risk, ideal for risk-averse investors.

2. Growth Zones

Senadin and Permyjaya provide strong appreciation potential driven by SME activity and residential expansion.

3. Value Zones

Kuala Baram offers affordable entry points with long-term upside tied to infrastructure improvements.

Final Thoughts: A Market Defined by Diversity

What makes Miri’s industrial market compelling is its diversity. Every zone has a unique story shaped by geography, demographics, and business evolution. Whether you’re an investor seeking rental yield, a business owner expanding operations, or a developer analysing growth pockets, the richness of these micro-markets provides multiple pathways to success.

For verified transaction records, always refer to NAPIC’s open sales data portal.

FAQ: Miri Industrial Property Market

How reliable are industrial price trends across different zones?

Because each zone serves different industries and buyer profiles, trends can vary widely. Referencing data from reliable sources such as NAPIC helps clarify long-term trajectories.

Which industrial zone offers the best appreciation potential?

Senadin and Permyjaya currently show the strongest upward momentum due to SME expansion and modern infrastructure growth.

Where can I find the most affordable industrial land?

Kuala Baram consistently offers the lowest price per sq ft, especially for larger parcels suited for long-term industrial operations.

Are factories more expensive than warehouses in Miri?

Yes. Factories generally cost more due to utilities, structural features, and specialised requirements. Warehouse pricing depends heavily on location and access.

Where can I verify actual transaction records?

All public transaction data can be accessed via NAPIC’s open sales data portal.