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Press Release: Knight Frank- Port Infrastructure, a factor for the growth of logistics industry

16 February 2021, Malaysia – Knight Frank, the independent global property consultancy, has  launched its New Frontiers – Regions of Opportunities: Infrastructure Impact on Industrial and E Commerce and Supply Chain Evolution’s Impact on Industrial real estate, highlighting the  opportunities for industrial real estate in Asia Pacific.  

The COVID-19 Pandemic will leave a lasting impression on the commercial real estate sector across  Asia-Pacific. While it brought more pain to the already battered retail sector, it put more wind in the sails  of the industrial sector via the flourishing e-commerce industry, as many business-to-consumer (B2C)  firms were forced to adapt quickly as lockdowns and movement restrictions in many markets prompted  a huge shift to online retail activity. Much of this activity will remain permanent going forward and result  in higher online retail sales growth and penetration across the region, regardless of market maturity. 

MarketEstimated end-2020  online retail penetration  (%)Estimated  online retail growth in 2020 (% YoY)
Chinese Mainland 33% 12%
South Korea 30% 20%
Australia 15% 13%
Japan 12% 20%
Singapore 10% 11%
Vietnam 8% 8%
Indonesia 6% 13%
India 5% 8%
Malaysia 5% 17%
Thailand 4% 11%
Philippines 2% 17%
Average  14%
Sources: Knight Frank Research


Allan Sim, Executive Director of Capital Markets, Knight Frank Malaysia, says, “The pandemic has  accelerated the adoption of online retailing across selected key markets in Asia-Pacific, with the  average online penetration growth estimated at 14% in 2020. Malaysia’s online retail growth of 17%  during the year, the third highest among the countries reviewed only translates to a country online  penetration of 5%. Hence, there is much potential for further growth. 

“We observed notable MNCs choosing Malaysia as the location for their Regional Distribution Centres (RDC) in the likes of IKEA Asean RDC, Zalora Regional E-Fulfilment Hub, Lazada E-commerce RDC,  Nestle DC, BMW Regional Parts DC, VW Regional Aftersales & Parts DC, Bosch RDC and Broadcom  Global DC.

“A well-developed infrastructure includes road and rail networks, port facility, readiness of utility – water,  electricity and internet connection are important for e-commerce activities. With concerted efforts by the  government and various stakeholders in maintaining the competitiveness of Port Klang, the largest port  in the country as a platform for supply chain, Klang is in the radar of many developers, manufacturers  and investors.” 

Malaysia tops the ASEAN region with c.US$250 million spent on transport infrastructure investments  per million capita over the past two decades. One key driver behind Malaysia’s lead is the East Coast  Rail Link (ECRL) project, which will connect the main port of Klang on the Straits of Melaka to Kota  Bharu in the north east of the peninsular. Malaysia has attracted over 78% of the top 50 global logistics  players to set their footprint in the country.  

Earlier, the Knight Frank Malaysia’s Real Estate Highlights 2H2020 had reported that during the review  period, Majlis Perbandaran Klang received a surge in applications for development planning of industrial  projects. Circa 38.9% of the applications were for new standalone factories on pockets of land, followed  by 29.9% of applications for legalisation of unlicensed factories under Program Pemutihan, 26.0% for  extension or amendment to existing premises and the remaining 5.2% for new built-to-sell factories.  

A few logistics providers in Klang such as AS Transit Warehouse Sdn Bhd, Bersatu Integrated Logistics  Sdn Bhd, Eminent JV Group Sdn Bhd, GD Fit International (M) Sdn Bhd and Reefer Logistics Sdn Bhd  are leveraging on the opportunities for business expansion. 

Similar to Klang Valley, Johor has also benefited from the rapid growth of e-commerce. With import and  export activities between countries becoming more significant, Johor Port recently announced a  breakthrough of over 1 million twenty-foot equivalent units (TEUs) for year 2020 and remains optimistic  of its future prospects.  

Debbie Choy, Director of Knight Frank Johor, says, “Johor is also observed to be the choice of  automakers in housing their regional distribution centres. BMW has set up their RDC on over 58 acres  of land in the Free Industrial Zone of Senai International Airport while Volkswagen has set up a 538,196 sq ft facilities in the Port of Tanjung Pelepas.  

“Johor is often referred to as a strong competitor to Singapore given the more economical prices and  friendlier exchange rates. However, response time along with transparency in requirements are often a  concern for investors and operators, thus, on-going efforts by relevant stakeholders in improving and  streamlining processes in these aspects will prove to show better result in the coming years. Johor is  well poised to ride the wave of this trend being supported with three seaports and an airport  complemented with free trade zones nearby.” 

In 2020, Penang industrial property market saw active activities compared to others. Penang remains  on track in attracting investment from both local and foreign companies. The setting up of US-based  Dexcom Inc and Ultra Clean Holdings Inc (UCT)’s first facilities in Penang are proof that the state has  a strong industrial eco-system.  

Mark Saw, Executive Director of Knight Frank Penang, says, “We are excited to see the North  Butterworth Container Terminal (NBCT) being gazetted as a free trade zone starting February 2021.  Such move will elevate Penang from being the manufacturing base for electrical & electronics (E&E)  industry as the NBCT will be able to cater to warehousing and logistics needs of local and global players.” 

Keith Ooi, Deputy Managing Director of Knight Frank Malaysia, concludes, “The industrial market  in Malaysia has seen steady growth in recent years largely due to higher e-commerce penetration rate resulting in additional warehousing space requirements to meet the surge in last mile delivery as well  as the structural shift towards omnichannel retailing. We anticipate the momentum gained this past year  to continue into 2021 as the demand remains resilient despite challenging economic conditions. 

“Going forward, prime industrial asset values are expected to rise over the near term, particularly in well  planned secondary industrial locations such as Klang due to the rapid growth and spill over demand for  prime grade industrial space from its neighbouring locality of Shah Alam, where land and property prices  are predominantly higher compared to secondary industrial locations. Again, with the low interest rate  environment, yields are expected to remain at low levels. Typically, prime grade industrial assets with  strong tenant covenants coupled with good accessibility will better weather future headwinds.” 

End of Press Release — 

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Charles Tan The Founder The Writer Kopiandproperty
Charles Tan

Charles is Founder of He writes from his investment experience for the the past 20 years in investments including property, stock, unit trust and more as well as readings and conversations with many property gurus in the industry. is an independent property blog which is not affiliated to any media company, property developer or even real estate agencies.


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