The RM1.1 billion NCT InnoSphere will span 137 acres of free zone land and be developed in eight phases (Photo by NCT)
This article first appeared in The Edge Malaysia Weekly City & Country’s Special Report – Evolving Landscapes,Emerging Opportunities, on October 27, 2025 – November 2, 2025
As NCT Group of Companies made progressive strides with the NCT Smart Industrial Park (NSIP) in Kuala Langat, Selangor, it continued to expand its footprint in the industrial property segment by establishing a presence in the northern region of Malaysia with the official launch of NCT InnoSphere (NIS) last September.
“Our expansion into Bukit Kayu Hitam reflects a clear strategic intent to unlock the untapped potential of the northern region and contribute meaningfully to the nation’s wider economic transformation. We view Kedah as a region with tremendous opportunity. Its location in Malaysia’s Zero Mile Zone makes it the first touchpoint for cross-border trade, connecting RM70 billion worth of goods each year,” says NCT Alliance Bhd executive director Yap Chun Theng.
Located in the Delapan Special Border Economic Zone (SBEZ) in Bukit Kayu Hitam, Kedah, the RM1.1 billion NIS will span 137 acres of free zone land and be developed in eight phases. There will be more than 230 industrial units including semi-detached, detached, cluster, terraced and built-to-suit configurations developed.
For context, the 4,400-acre Delapan SBEZ, which is on the Malaysia-Thailand border, is aimed at melding the two countries’ economic strengths. The master developer is Northern Gateway, a subsidiary of Minister of Finance Inc.
Yap says the first phase of NIS is underway with infrastructure preparation and site works progressing as planned. “We have already seen encouraging responses from both domestic and international investors, particularly those in logistics, advanced manufacturing and the electrical and electronics sectors.”
In terms of the park’s features, he says the successful formula used at NSIP is being replicated in the design and planning of NIS. As such, the development will include renewable energy, solar-enabled facilities, electric vehicle charging infrastructure and energy-efficient building concepts that will enable tenants to operate responsibly and cost-effectively.
Meanwhile, green corridors, smart water management and circular resource systems will be implemented to strengthen the ecological balance and its long-term resilience.
In addition, NIS has also received a Silver Provisional GreenRE Certification, the first managed industrial park (MIP) in northern Malaysia to receive this recognition.
The intelligence system is another big part of NIS as it will be utilised to manage energy, utilities and waste efficiently. “These systems form part of the park’s broader smart infrastructure plan, ensuring that sustainability is measured, data-driven and embedded into daily operations,” says Yap.
“All these efforts are guided by our group’s ESG Roadmap 2025-2029 which defines measurable targets for emission reductions, sustainable procurement and resource efficiency.”
A strategic location
Besides the park’s design that prioritises sustainability, another exciting feature of NIS is its unique location.
“Bukit Kayu Hitam’s location gives NIS a natural advantage as it sits at the very first point of Malaysia’s supply chain. Every shipment entering from Thailand begins its journey here, creating what we call the ‘first load advantage’. Bukit Kayu Hitam offers the ideal foundation for an integrated industrial ecosystem that supports national growth and regional balance,” says Yap.
He further explains that the location gives added advantages to NIS in terms of infrastructure connectivity. “NIS benefits from integration with key infrastructure such as the Bukit Kayu Hitam Inland Port; the Immigration, Customs, Quarantine and Security complex at Bukit Kayu Hitam; and the Northern Digital Corridor. Coupled with access to more than 60 free trade agreements, this location connects investors directly to regional and global markets,” he adds.
Investor appeal
While NCT is making sure that NIS is equipped with the best technologies and features for the benefit of its future tenants, securing the right partners is also pertinent in ensuring the development is a success.
“From the early planning stage, we have worked closely with institutions that share our vision of creating a well-structured and investor-friendly industrial environment. Our collaboration with Northern Gateway ensures that NIS is seamlessly integrated within the zone’s master plan,” says Yap.
“This coordination enables efficient infrastructure delivery, well-managed utilities and streamlined regulatory processes that give investors confidence from the outset.”
Besides aligning with Northern Gateway, NCT is strengthening its relationship with the Malaysian Investment Development Authority.
“We are engaging with them to facilitate investment incentives, customs coordination and licensing support. To facilitate this, NIS will establish a dedicated one-stop centre that assists businesses in obtaining approvals, permits and operational guidance,” he says.
He adds that these partnerships ensure that investors have access to both physical and institutional support needed to operate efficiently in NIS.
Impacting the economy
As this is NCT’s second MIP and first in the northern region, the company’s strategy is to drive its growth in the industrial property segment, says Yap.
“NIS complements our first MIP — NSIP — in Selangor. Together, they form a unified strategy with NSIP driving central growth while NIS anchors the northern region.”
He adds that this approach aligns with the New Industrial Master Plan 2030 as it strengthens supply chain resilience, advances technology adoption and attracts high-value industries.
“Through NIS, our ambition is to help drive Malaysia’s next phase of industrialisation that is sustainable, inclusive and globally competitive while positioning Kedah as an important growth corridor in Asean. NIS will stimulate cross-border trade and supply chain activity, reinforcing Kedah’s position as a key northern gateway for commerce and logistics,” says Yap.
He expects the industrial park to draw companies from high-value sectors such as electrical and electronics, semiconductors, automotive components, logistics and food manufacturing. This diversity will drive knowledge transfer, support small and medium enterprises and enhance productivity across the regional economy, he says.
The developer is currently focusing on completing the infrastructure of the park. “Our focus is on completing the core infrastructure and preparing the site to welcome the first group of investors. The initial stage is crucial in setting the standard of quality, efficiency and long-term value creation across the development,” says Yap.
NCT is also focusing on other phases of the park. This includes the introduction of more advanced facilities, renewable energy integration and enhanced logistics capacity to support high-value industries and future expansion.
“Each phase is being designed to strengthen the park’s ecosystem and sustain its growth over time,” he says.
Ultimately, NCT aspires for NIS to become “a northern engine of opportunity”. “It is a place where businesses can thrive, innovation can take root and Malaysia’s industrial progress can continue to advance in a sustainable way,” he adds.