外国企业在马来西亚购买工业土地完全指南 | Complete Guide for Foreign Companies to Buy Industrial Land in Malaysia

马来西亚是东南亚最受外资青睐的制造业基地之一。凭借完善的基础设施、战略性地理位置和亲商政策，越来越多的外国企业选择在马来西亚购置工业土地，建立长期制造或物流据点。

Malaysia is one of Southeast Asia’s most attractive manufacturing hubs for foreign investment. With its robust infrastructure, strategic location, and pro-business policies, more and more foreign companies are acquiring industrial land in Malaysia to establish long-term manufacturing and logistics operations.

第一部分：外国企业的定义 | Part 1: What is a “Foreign Company”?

根据马来西亚国家土地法典 (NLC) 1965，以下情况被视为”外资公司”：

Under Malaysia’s National Land Code (NLC) 1965, a company is classified as a “foreign company” if:

• 外国公民或外国公司直接拥有该公司 ≥ 50% 股权 / A non-citizen or foreign entity holds 50% or more shares
• 或该马来西亚注册公司由另一家外资公司多数控股 / Or a Malaysian-registered company is majority-owned by another foreign company

第二部分：外国企业可购买的工业土地类型 | Part 2: Types of Industrial Land Foreign Companies Can Buy

✅ 1. 永久地契工业地 | Freehold Industrial Land

• 产权永久，无须续期 / Permanent ownership, no renewal required
• 外资可购买，但需获得州政府批准（Section 433B NLC）/ Foreign companies can acquire, subject to State Authority consent (Section 433B NLC)

✅ 2. 租赁地契工业地 | Leasehold Industrial Land (60/99 Years)

• 马来西亚工业地产最常见类型（尤以工业园区为主）/ Most common type in industrial parks
• 租期通常 60 或 99 年，可续租 / Tenure of 60 or 99 years, renewable
• 外资购买条件相对宽松，多数只需州政府同意 / Conditions generally more relaxed; most require only State Authority consent

✅ 3. 自由工业区 (FIZ) 土地 | Free Industrial Zone (FIZ) Land

• 位于 MIDA 批准的自由工业区内 / Located within MIDA-approved Free Industrial Zones
• 专门为出口制造业设置，享有免税和简化监管待遇 / Designed for export-oriented manufacturing with tax exemptions and simplified regulations
• 向 MIDA 及相关部门提交申请，按照其审批流程办理 / Submit applications to MIDA and relevant agencies and follow their approval process

✅ 4. 工业园区内单位 | Industrial Units within Approved Parks

• 如 Shah Alam、Penang Bayan Lepas、Iskandar Malaysia 等 / e.g. Shah Alam, Penang Bayan Lepas, Iskandar Malaysia
• 外资制造公司须先向 MIDA 提交申请并取得批准，方可购置相关单位 / Foreign manufacturing companies must submit an application to MIDA and obtain approval before acquiring units

第三部分：关键监管框架 | Part 3: Key Regulatory Framework

第四部分：购地流程 | Part 4: Step-by-Step Process

步骤 1 | Step 1：确定投资目标及土地类型 | Define Investment Purpose & Land Type

• 确定工厂用途（制造 / 仓储 / 物流）/ Define factory purpose (manufacturing / warehouse / logistics)
• 选择州属（雪兰莪 / 柔佛 / 槟城等）及工业区 / Choose state and industrial zone

步骤 2 | Step 2：委托律师及进行尽职调查 | Engage Lawyer & Conduct Due Diligence

• 核查土地产权、地契类型、地方规划限制 / Verify title, land category, zoning restrictions and encumbrances

步骤 3 | Step 3：申请 MIDA 制造业许可 | Apply for MIDA Manufacturing Licence

• 制造业公司须先取得 MIDA 批准 / Manufacturing companies should secure MIDA approval first
• 制造业公司须向 MIDA 提交制造业许可申请，取得批准后方可进行后续购地程序 / Manufacturing companies must submit a manufacturing licence application to MIDA and obtain approval before proceeding with land acquisition

步骤 4 | Step 4：签署意向书 / 买卖合约 | Sign LOI / Sale & Purchase Agreement (SPA)

• 律师草拟合约，买家支付订金（通常 10%）/ Lawyer drafts SPA; buyer pays deposit (typically 10%)

步骤 5 | Step 5：申请州政府同意 | Apply for State Authority Consent (Section 433B NLC)

• 由律师代为向州土地局提交申请 / Submitted via lawyer to State Land Office
• 处理时间：约 3–6 个月 / Processing time: approximately 3–6 months

步骤 6 | Step 6：缴付印花税及完成过户 | Pay Stamp Duty & Complete Transfer

• 印花税：成交价或市值（较高者）的 1–3% / Stamp duty: 1–3% of transaction value or market value (whichever higher)
• 完成土地转让登记 / Complete land transfer registration

步骤 7 | Step 7：申请建筑许可及开始建设 | Apply for Building Permit & Commence Construction

• 向地方政府申请建筑图纸批准 / Apply to local authority for building plan approval
• 重工业需通过 DOE 环境评估 (EIA) / Heavy industry requires DOE Environmental Impact Assessment

结语 | Conclusion

马来西亚对外资工业投资持开放态度，尤其是制造业领域，流程相对清晰。建议投资者提前向 MIDA 申请制造许可，并配合各相关监管机构的审批流程，确保每个步骤合规推进。在落实前聘请本地律师和工业产业顾问进行全面尽职调查，是保障投资顺利落地的关键。

Malaysia maintains an open stance towards foreign industrial investment, particularly in manufacturing. Investors are advised to apply for a MIDA manufacturing licence early and follow the approval processes of all relevant regulatory bodies to ensure full compliance at every stage. Engaging a local lawyer and industrial property consultant for thorough due diligence is strongly recommended before committing to any purchase.

📞 有意在马来西亚投资工业土地？欢迎联系我们了解更多！
Interested in acquiring industrial land in Malaysia? Contact us for more information!