- 5 hours ago
As Selangor’s industrial sector continues to expand, can growth and sustainability move forward together? Liew Tian Xiong and Clement Liaw of EcoWorld explore this balance at Eco Business Park Seven, from its strategic location to the opportunities it aims to unlock for businesses in the region.
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00:15Selangor's industrial sector is expanding fast, and the question most developers face is whether
00:21growth and sustainability can actually move together. In just 14 years, EcoWorld has built
00:27an answer, growing into an industrial platform spanning Malaysia's key growth corridors while
00:33keeping sustainability and agility at the core of its operations. Today, we unpack that strategy
00:39and see it in action at EcoBusiness Park 7, from its significant location to the opportunities
00:45it's designed to unlock.
00:57Welcome to the Investment Insider, brought to you by Invest Selangor, where we're looking
01:01at investing in the state's next decade of growth. Now, joining me today is a representative
01:06from one of Malaysia's leading developers, it's Liu Tianxiang, he is the Deputy CEO of EcoWorld.
01:12Welcome, thank you for joining me on the show.
01:14Oh, thank you for having me.
01:15It's a pleasure to have you on. Now, firstly, when we're talking about EcoWorld, it's a firm
01:20that's widely known as a residential developer. But you've also been building significant industrial
01:25platform spanning from seven EcoBusiness Parks as well as two Quantum Parks. What was the
01:31strategic thinking behind making that sort of expansion, that move into the industrial
01:36space?
01:37I think the correction here is that people think of us as mainly residential and township developers.
01:44But actually, from day one of EcoWorld, we already had business parks. So, as a company,
01:50it has always been in our strategy and our mind that we must be able to afford every pillar,
01:59every offering that we can. So, that ranges from residential to commercial and even industrial.
02:07Because what we really believe in is that the live and the work must coincide. That's how
02:13you have a vibrant township. So, it's not to say that we pivoted into it. It's something
02:20that we always had. But I think because of the industrial, so-called industrial boom that
02:27we're going through in recent years, especially post-COVID, that's why our name has been more
02:31prominent in the industrial space.
02:34Right. Well, thank you for that explanation. But also, I think when you say you've always been
02:38in that space, the footprint is very evident, right? Because you've been part of Malaysia's
02:43key growth corridors. Klang Valley, Malaysian Vision Valley 2.0, as well as the Johor, Singapore
02:50Special Economic Zone, GSSEZ. What does operating on that large scale tell us about your confidence
02:57in Malaysia's industrial future?
02:59So, okay, this is a funny, I've got a funny answer for this. We're always very bullish
03:05about the vision market. Even though that Equal is now 14 years old, we started in 2012,
03:10we became a listed entity in 2013. We've gone through ups and downs, but as a company, every
03:20year is, we fight for our life, up and down, right? So, times are bad, we fight for our life,
03:26times are good, we fight for our life too. And that's why, I mean, you can kind of say that's
03:31why our tagline is creating tomorrow and beyond, right? Because we're always fighting for tomorrow.
03:35So, having, being able to work in such a large scale, I think, has a lot of benefits. And we
03:44think that to really capitalize on what, you know, what the government has done, Malaysia
03:49to the geopolitical environment around the world, Malaysia has a lot of opportunity. Not only are
03:54we a young company, Malaysia is still a very young population. So, we are, we must invest into the
04:02young population by creating these platforms for more jobs to be created, for the economy
04:07to grow. Even like myself, I'm like 35, right?
04:11Very young leader.
04:12Yes, I need to make sure that I myself have a lot of runway. And if you look at our
04:16team as well, our
04:18average age is like 31. From day one until now, meaning like 14 years ago, our average age
04:24has been 30. Today is like 31. So, it's like, you know, minimal growth, minimal growth in what,
04:31how we are as a company, even though we are much larger compared to back then. So, yes, I think
04:36it's very much investing and fighting for our own future.
04:40And when you're talking about the future, I think sustainability is something that's really
04:44brought up as well. And it's, it's shown because EcoWorld is recognized on the FTSE for Good
04:50Index. You're also a signatory to the UN Global Compact. SSEG as a whole becomes something that's
04:56more of a commercial requirement rather than just a batch. What does that mean in practice
05:01then for EcoWorld, for manufacturers operating in an EcoWorld industrial park?
05:06Heavy question, but important question, right? So, again, ESG has been around for a long time.
05:15But especially since I think around that 2020 mark is where we started globally. I think we started,
05:23at least in Asia, Southeast Asia, we started to see this big shift towards more emphasis in how we
05:29want to properly grow this sustainability effort in the country, right? But if we look back to day one,
05:37a lot of things that we are doing now, we did already from day one, you know, transplanting of trees,
05:44maintaining existing environments, making sure that when we do our developments, we follow the natural
05:50contours of the land, having more landscapes in place, having solar panels and the right products.
05:57all of this actually has always been in mind since day one. The difference between then and now is that
06:05we're actually more structured in the approach because when we used to do it is we believe that this works.
06:11So, we put our efforts, we put our investments into it. Today, it is, okay, globally, there is a better
06:20structure
06:21that is still evolving. So, that will continue to change as well, but it's still evolving. So, let's follow the
06:26frameworks and see how we can properly redirect those resources so that we can make as big an impact as
06:33we possibly can.
06:34So, what does that mean for, I can just say like, you know, for us as a group, internally first,
06:44right?
06:45We champion the use of EV vehicles, for example, right? So, rather than having, so we heavily promote the use
06:53of
06:53EV vehicles throughout the company, and we all used to drive like ICE cars as senior management.
07:00Today, you can see that we're like 100% of senior management level, 100% EV cars.
07:05Oh, wow. Yeah. So, you know, and we internally, we do incentivize the team members to switch over to that
07:10because we believe in, you know, leading by example, right? Coming back to, I think, how our properties are designed,
07:21not really a focus when it comes to ESG standards, but we really do believe that landscaping plays a big
07:26part in that,
07:27whether it's in our residential or our industrial products, right?
07:31So, we do have measures in terms of how many, okay, on a very simple level, how many trees do
07:39we plant,
07:39how many shrubs do we plant, and that number for us is actually quite phenomenal, right?
07:45The amount that we've done is actually, if you see the numbers, it's like, wow, okay, interesting.
07:51But that contributes not only to the carbon sequestration within our townships,
07:56but it also contributes heavily towards just the cooliness of our townships, right?
08:05And that allows people to walk around more, to enjoy the parks more, and, you know, less car usage as
08:10a whole.
08:10So, I think on the very basic ground level, that's how people feel about it.
08:15You know, I think having set up recycling bins and all that is quite basic as well.
08:19But yes, I think what globally, what everyone's trying to move towards is making sure that all our assets are
08:24solar paneled.
08:26I think that's a very big and important push.
08:29And, you know, we have a lot more plans that are going to come up because we do have our
08:33goals we have in mind.
08:34So, it's just how we want to develop them as the global standards also evolve.
08:38I think it's great when you talk about leading by example because it's really a top-down influence
08:44and it really just shows EcoWorld's commitment to this method and it's not just sexy figures to include in your
08:50annual report every year.
08:52And it shows because the EcoWorld industrial platform has over 2,000 active tenants.
08:57And earlier, you were talking about that evolution towards EV cars and more priority and ESG standards.
09:05Have you seen the profile of investors changing as well over the years when we're talking about your tenants?
09:10I would say that there's a change in the profile of…
09:14Okay, there's some slight.
09:15There's some slight. I would say there's some slight.
09:17Because I think because of our recognition in the FTSE4 index, I think definitely if you talk about global players,
09:24they're more likely to approach us, which I think is a big validating point.
09:30But the part that I actually want to highlight more is not really a change in the profile of customers,
09:37but you can see our profile of customers evolved together with us.
09:41And I think that it's an industry move.
09:46How the Malaysian market has matured and also found importance in all of this.
09:52And I think that's just good for, you know, not only for Malaysia because as we want to attract more
09:57investors,
09:57I think that's a growing and important point.
10:00But also just from a global sustainability point, it's actually very important.
10:04Could you elaborate a little bit about that?
10:05When you say evolving together with the company, what does that look like in practice?
10:09So, I mean, it's just very simple, right?
10:11We used to just plant trees and like, okay, that's ESG.
10:15But today, okay, we measure, right? We measure our waste, we measure our solar consumption,
10:21we measure our water consumption, we measure our transportation consumption,
10:24and we can see that our supply chain, our customers, they're all doing the same as well.
10:29And, you know, that is both because, you know, when we do it, there is self-initiative
10:36and there's also active initiatives to adopt, you know, pressures from people to do.
10:42But yeah, and that's the same with our customers as well.
10:44Some of them do it just purely out of love.
10:46You know, we do see a lot of like, you know, more sustainable related businesses appear in our developments.
10:55But also, you see that, how this is, we work together with our clients, right?
11:02So, for example, we work together with Alliance Bank, we work together with the UN to actually do talks,
11:09to bring, to pull everyone along, to increase that overall benchmark in terms of sustainability.
11:14Collaboration is really key here, right?
11:16Yes.
11:17And so, partnerships with agencies like Invest Lango as well, I can imagine, is what's really important here.
11:23When you're talking about then, or your growth story, how does that public-private collaboration
11:29translate into something that's more tangible for investors considering Malaysia for the first time?
11:37Ecosystem, I would say ecosystem, because it's always stronger when an international business, an MNC
11:45or a different country altogether wants to work with Malaysia, for example.
11:50It's an easier sell when you can see an ecosystem of sustainability rather than individual champions
11:57who are so far ahead of us.
11:58So, I think it's in everyone's interest to work on this together, to make sure that everyone's partners are aligned,
12:06so that we can, as a country, win those businesses, win those investments from other countries.
12:12I'm curious though, do you anticipate any sort of bumps along the road, or have you encountered any sort of
12:17challenges?
12:17Every, there's bumps all along the way, right?
12:19So, and it will be from the smallest things to the biggest things.
12:24I've got a really funny example, like a small bump, but it's actually a bit hilarious.
12:32We used to, we used to only put recycling bins and bins in general, in the office, like the whole
12:40floor,
12:40let's say the whole floor is 10,000 square feet, we would have one bin.
12:43Because that was, for some reason, we thought that was more sustainable, right?
12:47Because people would be more mindful of the paper, they just don't just throw it away.
12:52They would have to keep it here, so I could use less paper, things like that, you know?
12:55So, I mean, this kind of like little errors we used to have, or funny thought process we used to
13:02have,
13:02you know, those are the small things that we do, right?
13:06Bigger bumps are things like, we want to be recognized, as it is, right?
13:13And sometimes we do, I think maybe sometimes we misinterpret it,
13:18we misinterpret what the standards should be, and we invest a lot of money into a particular initiative,
13:24which I think on a net-net community basis, it is very strong.
13:32But maybe, from a scoring perspective, it doesn't contribute so much.
13:36So then, okay, we invest a lot, it's still good that we invest the money into it,
13:39but it then doesn't give us that runway with certain investors, certain validating bodies and all that.
13:47So, you know, there will definitely be some errors in terms of how we allocate capital,
13:52but I think the intention is the most important thing, because along the way, we will evolve,
13:57and yeah, as long as it serves the community better.
14:00You live, you learn, and clearly you've grown, because if we're looking at,
14:03yeah, if we're looking at EcoBusiness part EBP 5, and you know, it's been very successful in Selangor,
14:09and now with EcoBusiness part 7 in Negri Sembilan, and also the upcoming EBP 8 that's being developed in Kulai,
14:16what does that expansion say about, or in your words at least, the strength of EcoWorld's industrial platform,
14:21and on a wider scale Malaysia's industrial future, looking ahead?
14:24Well, we're here to stay, right? We're here to make sure that more businesses get served in Malaysia,
14:29because that's how the country goes. For the country to grow, we need more jobs, we need more investments,
14:36we want wages to grow, we want, you know, better environments for people to work.
14:41I think a big focus is how we can improve our average income for Malaysia as well, right?
14:52Yes, and you know, as long as we follow that sustainability guideline, our global standards,
14:57you would see more high-paying jobs come to Malaysia, right? Whether it is an MNC or another government
15:03that's investing to Malaysia, or the global reach we have because of the setup we have in Malaysia, right?
15:08So, yes, we have a big part to play in that through all our business parks,
15:14and I think we're just very grateful that we're going through an interesting time in Malaysia,
15:20where we have this opportunity to expand even more in this area.
15:23All right, thank you so much, Xiong, for sharing your insights on EcoWorld's strategy
15:28as well as your great vision for Malaysia's industrial future.
15:32We'll go for a quick break right now, but we'll be back with more. Stay with us.
15:52Welcome back to Investment Insider. Today, we have EcoWorld on the show.
15:57And joining me now to speak a little bit more about EcoBusiness Parks is Clement Lear.
16:01He is the Head of Operations, Sales and Marketing at EcoWorld.
16:05Now, firstly, Clement, when we're talking about EcoBusiness Parks, we have to speak about EcoBusiness Park 5,
16:11EBB5, because that was EcoWorld's first industrial park in Selangor.
16:15Why would you say it's been such an important milestone for your industrial platform?
16:20And could you also share any success stories from this?
16:22Sure. Thank you for your questions.
16:24EcoBusiness Park 5 is a leasehold project spanning across 769 acres.
16:30And I think the real game changer of this EcoBusiness Park 5 is because of the recent completion of Lata
16:38Interchange.
16:39And this has actually bring the manufacturer closer to the port length, which is only just 35 km,
16:46and also 27 km away from Subang Airport.
16:49And these unique features actually bring and attracted a lot of foreign investors as well as the local SME.
16:58From Bao Steel, who is the can-making manufacturer from China, and also SKB, a rural shutter manufacturer,
17:05as well as Golden Home.
17:07He is actually also from Xiamen, China.
17:11And I think this basically, and that's the reason why they prefer EcoBusiness Park 5 to become their final destination
17:19for their businesses.
17:20The connectivity there is very important, right?
17:23And it's a very strategic location.
17:25But beyond ready-built factories, EcoBusiness Park also offer, of course, industrial land,
17:30and what's being called as a build-to-suit solutions.
17:34Who's looking for that sort of, that level of flexibility today, and what makes EcoWorld's approach so different?
17:40I think everyone, now and then, has been promoting industrial land to the customers.
17:47And then as we grow and also build this industry, we find out selling just land will not be the
17:54only solution for our investors.
17:57So what we are trying to do over here is that we provide build-to-suit solutions.
18:01And what it means by build-to-suit solutions is basically, on top of selling industrial land,
18:06we are also doing a one-stop business solution for our customers.
18:11So what it means here is that this particular land comes with value-added services.
18:16And we are basically hearing from what they want, and then we build this factory from A to Z.
18:24And on top of building these factories, we are also providing other services, say for example,
18:29incorporation for companies, and then we are also engaging Mida to help them with those applications.
18:39Say for example, tax incentives, and also manufacturing licensing.
18:44And this is actually a whole package that we are offering to foreign investors.
18:48So when they come with us, it's a full package, not just industrial land itself.
18:54So I think this is something that the foreign investor will be happy to come together with us.
19:00That's really the future of offerings with your customers, right?
19:04A one-stop centre and the convenience of it all.
19:08And I think that really shows because eco-business parks cater to businesses of every size,
19:13whether it's a mix of SMEs or multinational manufacturers.
19:18Why do you think that it's important to have that mix of companies all along this business spectrum,
19:24all within the same industrial park?
19:26I think it doesn't fit everything in one.
19:31And I believe from the start to develop eight industrial parks,
19:36and we need the footfalls to come in, we need business activities to come in.
19:41We couldn't just start from selling a big land to foreign investors.
19:45Because the entire area would be very less activities.
19:50So we always believe that by bringing SME into the entire industrial zones,
19:55it could actually generate business activities.
19:58And then from time to time, three to five years down the road,
20:01when our infrastructure is almost completed or in the midst of completing,
20:08the industrial land purchases from foreigners come into the entire industrial parks.
20:14It gives a better confidence to them.
20:17And from time to time, when other amenities, facilities come into these industrial parks,
20:23it could generate an ecosystem for the entire industrial parks.
20:27So we always think that by starting the entire industrial park,
20:31it should come from the SME industries, then to the medium to large scale factories.
20:35And I think SMEs, they're often described as the backbone of our economy, right?
20:41So you should be prioritizing and making space for them.
20:44And it goes to show what sort of platform they can create further on.
20:50Shifting now then, I want to speak a little bit more about your latest project in the central region,
20:55which is EBP 7.
20:57It's sitting along, I think just like EBP 5, a very strategic location.
21:01This one is in the intersection along Selangor and the Negeri Sembilan border.
21:06What makes this location, though, specifically or strategically significant in our industrial map?
21:11I think it's the location itself because we understand currently the industrial prices in Selangor has been very high
21:19and it's already at its peak.
21:22So by introducing EcoBusiness Park 7, which is located within Malaysia Vision Valley 2.0
21:29and just 200 meters away from Serpang Corridor and the close proximity to KLIA Cargo,
21:37it gives better locations to the industrialists, particularly who need the air cargo facilities.
21:46And I think as we all know, I mean air cargo facilities, that's important,
21:51but as we all know with global developments and tensions recently,
21:55global supply chains have become very highly volatile because of geopolitical shifts.
22:01EcoBusiness Park 7 is located 15km from the KLIA Cargo Hub.
22:07How does that connectivity give time-sensitive exporters more operational flexibility?
22:12I think it's the direct access to KLIA Cargo without passing through jets.
22:17And this direct access could basically benefit industries such as aerospace companies,
22:27pharmaceutical companies or any perishable goods industries.
22:31Because with this direct access, it could basically reduce the chances of flight delay etc.
22:38Not only that, there is also a direct access to North-South Highway as well,
22:41without passing through any internal routes.
22:45By doing so, the industrialists could actually use direct access to North-South Highway,
22:51northbound or southbound, just to reduce their operating costs.
22:54Right, and the lack of traffic jam is very crucial there,
22:58because it's fast for time-sensitive goods as you mentioned.
23:01And you've already talked about aerospace and pharmaceutical,
23:04but EBP7, as I understand, is designed to welcome industries across six clusters.
23:10So that's aerospace, pharmaceutical, but also logistics, halal, high-tech and life sciences.
23:16I'd like to shift the attention then to Spark 2026, which is coming up.
23:21With platforms such as Spark heavily spotlighting these exact sectors here,
23:25where are you seeing the strongest demand or market momentum?
23:28Thank you for your questions.
23:29For this expo, we will be focusing on FMB and also HALA-related products,
23:35because we understand in these particular zones,
23:38it has already had its own ecosystem as a whole.
23:41So by offering our land to all these FMB-related customers,
23:46not just that they could actually get the ecosystem suppliers,
23:50but also the government will be able to provide available tax incentives for all these industries.
23:56All right, definitely something to look forward to at Spark 2026.
24:00Thank you so much, Clement, for sharing your insights.
24:03I've been speaking to Clement Leor,
24:05Head of Operations, Sales and Marketing at EcoWorld.
24:08This has been Investment Insider brought to you by Invest Lango.
24:12I'm Feik Wan.
24:13Thank you for watching and we'll catch you in the next one.