Can This Factory Become a Licensed Manufacturing Warehouse (LMW) in Malaysia? Property Checks Before You Buy or Lease
这间马来西亚厂房能申请成为保税制造仓库（LMW）吗？购买或租赁前的物业检查
Short answer: potentially, but not automatically. An ordinary factory in Malaysia may be capable of supporting a Licensed Manufacturing Warehouse (LMW) operation if the applicant, export-manufacturing model, goods, building, approved boundary, security controls, records and Customs conditions are all acceptable. An industrial title, Certificate of Completion and Compliance (CCC), former tenant’s LMW licence or nearby port does not by itself make the property an approved LMW.
简短答案：有可能，但绝不是自动获得。 普通马来西亚厂房若要支持保税制造仓库（Licensed Manufacturing Warehouse，LMW；马来文为 Gudang Pengilangan Berlesen，GPB），申请企业、出口制造模式、货物、建筑、核准围界、安保控制、库存记录及海关条件都必须符合要求。一张工业地契、一份建筑完工及合规证书（CCC）、前租户的LMW执照，或靠近港口，都不能单独证明该物业已经获得LMW批准。
Under section 65A of Malaysia’s Customs Act 1967, the Director General may license manufacturing and other operations in a licensed warehouse, subject to the period and conditions specified. RMCD’s current LMW materials include a licensing application, lists of machinery, raw materials and finished goods, an application checklist, licence conditions, inventories and monthly or annual returns. In practical terms, LMW is a controlled operating arrangement involving both the company and the approved premises—not a permanent badge attached to the real estate.
根据马来西亚《1967年关税法》第65A条，关税局总监可在指定期限及条件下，批准在持牌仓库内进行制造及其他操作。马来西亚皇家关税局（RMCD／JKDM）现有的LMW资料包括执照申请表、机器设备清单、原材料与成品清单、申请检查表、执照条件、库存及月度和年度报表。换句话说，LMW是一套同时约束企业与核准场所的受控营运安排，而不是永久附在房地产上的标签。
For a China-based or Malaysian manufacturer selecting a factory, the correct question is therefore not simply, “Is this an LMW factory?” It is:
因此，中国或马来西亚制造企业选厂时，不应只问：“这是不是LMW厂房？” 更准确的问题是：
Can our Malaysian company, production and import-export flow be approved at this specific building, and what property works or contractual protections are required before occupation?
我们的马来西亚公司、生产流程与进出口模式，能否在这座具体建筑内获得批准？正式投产前还需要哪些物业工程及合约保障？
What an LMW is—and what it is not
什么是LMW，什么不是LMW
MIDA explains that LMWs enable eligible companies to receive facilities similar to factories in Free Industrial Zones where establishing an FIZ is neither practical nor desirable. Companies normally approved are export-oriented manufacturers whose entire production, or at least 80%, is intended for export and whose raw materials or components are mainly imported.
MIDA说明，当某个地点不适合或没有必要设立自由工业区（FIZ）时，合资格企业可设立LMW，以享有类似FIZ工厂的便利。通常获批的企业以出口制造为主，全部或不少于80%的产量用于出口，而且原材料或零部件主要依赖进口。
That does not mean every exporter automatically qualifies. Nor does it mean an LMW is the same as an ordinary licensed warehouse used mainly to store dutiable goods. The proposed manufacturing process, materials, finished goods, local-sales model, customs accounting and premises must be assessed together.
这并不表示所有出口商都自动合资格，也不表示LMW等同于主要储存应税货物的一般持牌仓库。生产流程、原料、成品、内销安排、海关账务及厂房必须一起评估。
Why “previously LMW” is not enough | 为什么“以前是LMW”仍然不够
A property listing may say “former LMW factory,” “bonded factory” or “suitable for LMW.” These phrases can be useful clues, but they are not proof that a new occupier can immediately use the same status.
房源广告可能写“前LMW厂房”“保税厂房”或“适合申请LMW”。这些描述可以作为初步线索，但不能证明新租户可以立即沿用相同资格。
The previous approval may have been tied to/ 原来的批准可能绑定于：
- a different legal entity; 不同的法律实体；- a different production process or finished product; 不同的生产流程或成品；
- a defined approved plan and controlled area; 指定的核准图则和受控区域；
- specific imported raw materials and machinery; 特定的进口原材料及机器；
- a particular export and local-sales ratio; 特定出口与内销比例；
- inventory, reporting and bank-guarantee conditions; or 库存、申报及银行担保条件；或
- a licence period that has expired, been surrendered or otherwise ceased. 已届满、交回或终止的执照。
RMCD’s published LMW conditions require the approved licence and plan to be displayed and require approved goods to be stored at the premises approved by Customs. RMCD also requires an LMW company to report changes affecting its activity, including changes to the building structure, approved plan, finished-goods list and unusual business model. These controls are why a new buyer or tenant should never price a former occupier’s licence as though it were a transferable title benefit.
关税局公布的LMW条件要求在显眼位置展示核准执照与图则，并要求相关货物存放在海关批准的场所。LMW企业如改变建筑结构、核准图则、成品清单或非常规商业模式，也须向主管海关报告。正因为这些控制与特定企业和场所有关，买家或租户不应把前租户的执照当成可转让的地契利益来估价。
First screen the company and production model 先筛选企业与生产模式
Before searching for a “bonded factory,” prepare an operating brief. This helps Customs, MIDA, property advisers and technical consultants evaluate the same project rather than four different versions of it.
在寻找所谓“保税厂”以前，应先编制一份营运需求书，让海关、MIDA、地产顾问及技术顾问评估同一个项目。
The brief should cover/ 需求书应包括：
- Malaysian applicant company and ownership structure;
马来西亚申请公司及股权结构；- product, annual capacity and detailed manufacturing process;
产品、年产量及详细生产流程；
- bill of materials and countries of origin;
物料清单及原产国；
- imported machinery, equipment and cleanroom items;
拟进口的机器、设备及洁净室设备；
- expected export destinations and export percentage by value;
预计出口目的地及按价值计算的出口比例；
- planned Malaysian domestic sales;
计划中的马来西亚内销；
- subcontracting, farm-in or farm-out arrangements;
分包、外发或承接加工安排；
- raw-material, work-in-progress, finished-goods, waste and scrap flows;
原材料、在制品、成品、废料及残次品流程；
- inventory and enterprise-resource-planning controls; and
库存及企业资源规划系统的控制方式；以及
- target start-up, trial-production and full-operation dates.
试产、正式投产及产能爬坡日期。
MIDA separately states that manufacturing companies with shareholders’ funds of RM2.5 million or more, or 75 or more full-time paid employees, must apply for a manufacturing licence. Companies below both thresholds may apply for an exemption confirmation. This MIDA/MITI manufacturing-licence pathway is distinct from the Customs LMW pathway, although both may form part of the same project schedule.
MIDA另行说明，股东资金达到或超过250万令吉，或拥有75名或以上全职受薪员工的制造企业，必须申请制造执照。低于这两个门槛的企业可申请制造执照豁免确认。MIDA／MITI制造执照与海关LMW属于不同审批路径，但两者可能同时影响同一个设厂时间表。
Ten property checks before buying or leasing
买厂或租厂前的十项物业检查
1. Confirm the exact legal premises | 确认法律上的准确场所范围
Match the title lots, postal address, survey plan, tenancy area and proposed Customs-controlled boundary. A detached factory on one lot is easier to define than several non-contiguous buildings, a shared compound or a strata development with common access.
逐一核对地契地段、地址、测量图、租赁范围及拟申请的海关受控围界。单一地段的独立式厂房通常比多座不相连建筑、共享园区或共用出入口的分层物业更容易界定。
Ask whether roads, drains, utility reserves, neighbouring units or common loading areas interrupt the proposed controlled area. Do not assume a fence drawn on a marketing plan is legally or operationally acceptable.
检查道路、排水沟、公用设施保留地、相邻单位或共用装卸区会否切断拟议受控区域。广告平面图上画出的围栏，并不代表法律或营运上一定可接受。
2. Verify land use and the exact manufacturing activity | 核实土地用途与具体生产活动
An industrial title is only one layer. Check the express title conditions, local-plan zoning, planning permission, approved building use and activity-specific approvals. The proposed process—not the word “factory”—determines whether emissions, effluent, chemicals, noise, scheduled waste, boilers or hazardous materials create additional conditions.
工业地契只是其中一层。还须检查地契明文条件、地方规划分区、规划许可、核准建筑用途及活动相关批准。是否需要额外处理废气、工业废水、化学品、噪音、定期废料、锅炉或危险物，取决于实际生产流程，而不是“factory”这个名称。
3. Compare the CCC and approved plans with the building | 将CCC及核准图与现场建筑逐项比较
Obtain the CCC or earlier CF/CFO and the latest approved architectural and engineering plans. Compare them with the actual factory, including mezzanines, side extensions, canopies, partitions, warehouses, utility rooms, guardhouses and detached structures.
索取CCC或早期CF／CFO，以及最新的核准建筑和工程图。把图纸与现状比较，包括夹层、侧面扩建、雨棚、隔墙、仓库、公用设施房、警卫室及独立附属建筑。
An unapproved addition can disrupt the proposed licensed boundary, fire access, inventory separation or authority submission. Do not assume retrospective approval is possible.
未获批准的扩建可能影响LMW围界、消防通道、库存分隔或政府申请。不要假设一定能够事后补批。
4. Design a controlled boundary and access flow | 设计可控制的围界与出入流程
The project team should prepare a concept plan showing/ 项目团队应准备概念图，标示：
- the proposed licensed perimeter; 拟申请的LMW围界；
- main controlled entry and exit; 主要受控出入口；
- employee, visitor and vehicle routes; 员工、访客及车辆路线；
- receiving, quarantine and inspection areas; 收货、隔离及检查区；
- raw-material, work-in-progress and finished-goods zones; 原材料、在制品及成品区域；
- scrap, reject and scheduled-waste areas; 废料、不合格品及定期废料区；
- container loading and seal-control points; and 货柜装卸及封条控制点；以及
- Customs inspection or administrative facilities where required. 如适用的海关检查或行政设施。
This plan should be tested with the relevant Customs office before expensive permanent works are ordered.
在订购昂贵的永久工程之前，应先与相关海关单位和专业顾问验证这个方案。
5. Assess security and monitoring infrastructure | 评估安保与监控基础设施
Check the perimeter, gates, guardhouse, lighting, CCTV coverage, alarm system, access control, server and recording retention, visitor management and blind spots. The system must support the company’s control plan and current Customs requirements; a few old cameras left by the previous tenant are not evidence of compliance.
检查围栏、大门、警卫室、照明、闭路电视覆盖、警报、门禁、服务器、录像保存、访客管理及盲区。系统必须符合企业控制方案与海关最新要求；前租户遗留的几台旧摄像头并不能证明合规。
6. Map physical inventory segregation | 规划实体库存分隔
The layout must make real material movement traceable. Determine whether imported duty-exempt material, local material, work-in-progress, finished goods, returned goods, rejects, waste and goods for domestic sale can be identified and controlled without disrupting production.
真实物料流必须能够追踪。核实进口免税原料、本地原料、在制品、成品、退货、不合格品、废料及内销货物能否清楚识别及控制，同时不妨碍生产。
Mark storage capacity, rack layout, floor loading, fire protection and safe forklift routes. A compact factory may have enough production floor area but insufficient controlled storage and circulation.
还应标示储存容量、货架布局、地面承重、消防保护及叉车安全路线。有些厂房生产面积足够，却没有足够的受控仓储和周转空间。
7. Confirm systems, records and reporting readiness | 确认系统、记录和申报准备程度
LMW is not only a fence-and-CCTV exercise. RMCD publishes forms for machinery and raw-material inventories, monthly raw-material and finished-goods returns and an annual return. Its current responsibilities page states that specified monthly returns are due by the 28th of the following month and the annual return by 31 January, with the required audited financial report arrangements.
LMW并不只是“围栏加CCTV”。关税局公布了机器、原材料库存表、原材料与成品月报以及年度报表。现行责任页面说明，指定月报须在次月28日前提交，年度报表须在次年1月31日前提交，并按要求附上独立审计财务报告。
Before signing a property, decide how the ERP, warehouse-management system, scanning, production yields, bill of materials, scrap and Customs declarations will reconcile. If the operation cannot account for physical stock, the building alone cannot make the project ready.
签约前就应确定ERP、仓储管理系统、扫码、生产损耗、物料清单、废料和海关申报如何相互核对。如果企业无法解释实体库存，单靠建筑也不可能成为“ready”。
8. Check utilities against the approved process | 按核准工艺核实公用设施
Confirm electricity maximum demand, voltage, power quality, water flow and pressure, sewer and industrial-effluent routes, fibre, gas, compressed air, ventilation and cooling. Match every utility to the machinery list and production ramp-up.
确认电力最大需量、电压、电能质量、水量与水压、生活污水与工业废水路线、光纤、气体、压缩空气、通风及冷却。每项公用设施都必须对应机器清单和投产计划。
For imported machinery, also check unloading, doorway and floor-loading constraints. A Customs pathway does not cure a factory that cannot physically accept or operate the production line.
对于进口机器，也要检查卸货空间、门洞和地面承重。海关审批不能解决生产线无法进入或无法运行的问题。
9. Test port and airport logistics in real conditions | 用真实营运条件测试港口和机场物流
For export manufacturers, measure more than distance to Port Klang, KLIA, Penang Port or Johor ports. Test container-truck access, turn radius, bridge and time restrictions, congestion windows, depot access, forwarder coverage and route resilience.
出口制造商不能只看距离巴生港、KLIA、槟城港或柔佛港口多少公里。还要测试货柜车通行、转弯半径、桥梁或时段限制、拥堵时段、货柜堆场、货代覆盖及替代路线。
A slightly farther factory with reliable container access and a workable controlled yard can outperform a cheaper building with daily truck conflict.
位置稍远但货柜通行稳定、受控货场布局合理的厂房，可能比每天发生车辆冲突的廉价厂房更有效率。
10. Make the transaction conditional on unresolved approvals | 将未决审批写成交易条件
Where LMW approval is essential, the offer, tenancy agreement or sale and purchase agreement should be drafted with Malaysian legal advice. Depending on the deal, protections may address:
如果LMW批准对项目不可或缺，意向书、租约或买卖协议应由马来西亚律师按项目拟定。合约可考虑处理：
- due-diligence and submission periods; 尽调及申请期限；
- owner cooperation and access to approved plans; 业主配合及提供核准图的责任；
- landlord consent for fencing, CCTV, alarms, guardhouse and internal partitions;
围栏、CCTV、警报、警卫室及隔墙的改造同意；
- responsibility for authority and fit-out costs; 政府申请与装修费用承担；
- rent commencement and fit-out period; 租金起算及装修免租期；
- consequences if approval is refused or materially delayed; 批准被拒或严重延误的后果；
- reinstatement at lease expiry; 租约到期时的复原责任；
- treatment of the previous tenant’s bonded stock or equipment; and 前租户保税货物或设备的处理；以及
- a clear statement that the owner or agent does not guarantee Customs approval.
业主或中介不保证获得海关批准的明确条款。
Do not pay a premium for “LMW-ready” unless the evidence, remaining works and approval risk are reflected in the contract.
除非证据、剩余工程和审批风险已经反映在合同及价格内，否则不要为“LMW-ready”宣传支付溢价。
Evidence to request from a landlord or seller
应向业主或卖方索取的证据
A practical project sequence
实际项目顺序
Define the business model: product, imported inputs, export percentage, local sales and production flow.
定义商业模式： 产品、进口投入、出口比例、内销和生产流程。
Confirm corporate pathways: manufacturing licence or exemption, Customs LMW eligibility and other sector approvals.
确认企业审批路径： 制造执照或豁免、LMW资格及行业批准。
Shortlist properties: zoning, approved building, utilities, access and space.
筛选物业： 分区、核准建筑、公用设施、通行和面积。
Prepare a concept control plan: perimeter, entry, storage, production, finished goods, waste and inspection flow.
准备控制概念图： 围界、出入口、仓储、生产、成品、废料及检查流程。
Engage RMCD and qualified advisers: verify the latest application, documents, licence conditions and site expectations.
咨询关税局及专业顾问： 确认最新申请、文件、执照条件和现场要求。
Price the conversion: security, partitions, IT, records, fire changes, professional fees and programme contingency.
计算改造成本： 安保、隔墙、IT、库存记录、消防改造、专业费及工期预留。
Protect the contract: conditions precedent, fit-out rights, owner cooperation and exit mechanism.
保护交易： 先决条件、装修权、业主配合及退出机制。
Complete approvals and commissioning: do not import or move controlled goods on an assumption that approval will arrive.
完成批准与投产验收： 不要在假设批准必然到来的情况下进口或移动受控货物。
For China-based manufacturers selecting a Malaysian factory
中国制造企业如何提交选厂需求
The Chinese phrase “保税厂” is often used broadly. In Malaysia, your team should distinguish an FIZ factory, an LMW licensed under Customs rules, an ordinary licensed warehouse and a normal industrial factory.
中文里的**“保税厂”**经常被广泛使用。在马来西亚，团队必须区分FIZ厂房、海关规则下的LMW、一般持牌仓库及普通工业厂房。
Send XPillar a bilingual requirement containing:
向XPillar提交中英文需求时，请包括：
- product and production flow 产品及生产流程；
- target Malaysian state or corridor; 马来西亚目标州属或工业走廊；
- building and land size; 建筑及土地面积；
- power, water, floor-loading and cleanroom needs; 电力、水、地面承重及洁净室要求；
- imported raw-material and machinery profile; 进口原材料及机器情况；
- expected export percentage and destinations; 预计出口比例和目的地；
- container frequency and port preference; 货柜频率及首选港口；
- required controlled storage areas; and 所需受控仓储区域；以及
- target handover and production date. 交付与投产日期。
Xpillar can use the property portion of this brief to screen industrial sites and organise available documents. The applicant should appoint Customs, tax, legal, planning and engineering advisers to confirm regulatory eligibility and approval.
Xpillar可按照这些物业条件筛选工业地产，并整理现有文件。申请企业仍应委任海关、税务、法律、规划及工程顾问，确认监管资格和正式批准。
Frequently Asked Questions
常见问题
1. Can I rent an ordinary factory and apply for LMW status? 普通厂房租下来以后可以申请LMW吗？
Potentially. The applicant, manufacturing and export model, goods, proposed premises and control arrangements must meet current requirements and receive the relevant approvals. Secure landlord cooperation and suitable contractual conditions before committing.
有可能。申请企业、制造及出口模式、货物、拟议场所及控制安排必须符合当时要求，并取得相关批准。正式签约前应先取得业主配合，并设置适当合约条件。
2. Does a former tenant’s LMW licence transfer to a new tenant? 前租户的LMW执照会自动转给新租户吗？
Do not assume so. LMW licensing concerns a particular licensee, approved plan, goods, activity and conditions. The new occupier should obtain project-specific confirmation from RMCD.
不要这样假设。LMW执照涉及特定持证企业、核准图、货物、活动及条件。新租户应向关税局取得针对本项目的确认。
3. Is an industrial title enough for an LMW application? 工业地契足以申请LMW吗？
No. Title use is only one property layer. Check zoning, planning permission, approved building plans, CCC/CF, exact manufacturing activity, fire, environmental and other requirements.
不足够。地契用途只是物业审批其中一层。还要核实规划分区、规划许可、核准建筑图、CCC/ CF、具体生产活动、消防、环保及其他要求。
4. Must an LMW export at least 80% of production? LMW必须出口至少80%的产量吗？
MIDA states that companies normally approved for LMW status export their entire production or not less than 80%. The actual approved percentage and conditions must be confirmed for the specific applicant and licence.
MIDA说明，通常获批LMW的企业会把全部或不少于80%的产量用于出口。具体申请人的核准比例及条件，必须按正式执照确认。
5. Is an LMW the same as a Free Industrial Zone factory? LMW等同自由工业区（FIZ）厂房吗？
No. MIDA describes LMW facilities as similar to those available to FIZ factories, but an FIZ is a gazetted zone while an LMW is a licensed manufacturing operation at approved premises.
不等同。MIDA说明LMW可享有类似FIZ工厂的便利，但FIZ是宪报公布的区域，LMW则是在海关批准场所内进行的持牌制造活动。
6. What should I give XPillar to search for an LMW-capable factory? 请XPillar寻找可能申请LMW的厂房时，应提供什么？
Provide the product, process, imported inputs, export profile, target location, required area, utilities, storage/control layout, truck movements, budget and timeline. This allows property screening to begin from the actual operation.
请提供产品、工艺、进口投入、出口情况、地点、面积、公用设施、仓储及控制布局、货车活动、预算与时间表。这样才能从真实营运需求出发筛选物业。
Final takeaway 最后结论
The best LMW property is not the building with the loudest “bonded factory” advertisement. It is the site where the applicant’s export-manufacturing model, approved building, controlled boundary, material flow, security, utilities, logistics and transaction terms can be brought together into a credible approval and start-up plan.
最合适的LMW物业，不是广告里**“保税厂房”**几个字写得最大的建筑，而是能够把企业出口制造模式、核准建筑、受控围界、物料流、安保、公用设施、物流及交易条款整合成可执行审批与投产方案的场所。
Contact Xpillar to submit a Malaysia factory requirement or an industrial property that may support an evidence-based LMW assessment.
欢迎联系Xpillar，提交马来西亚厂房需求，或提供具备文件证据、可能支持LMW评估的工业物业。