Industrial estate firms, as also Indonesian industrial estate firms, play important roles in economic development and as key environmental protectors and welfare creators. To play these roles properly, industrial estates necessarily be sustained. In its development, firms will follow a regular pattern of the life cycle in certain periods. Within each stage of pattern to pursue sustainability, firms need to have a particular competitive advantage. Therefore, the application of the product-service system is suggested, since it offers various bundles of products and services for each stage of the firm life cycle. This paper builds a conceptual framework to study PSS management in each stage of the firm life cycle through the resource-based view concept. We studied the resource-based view elements of an industrial estate firm as a case study to test the concept. The novelty of this article may be found by integrating the PSS concept, firm's life cycle, and resource-based view. Taken the industrial estate firms as the case also becoming a novelty. The model resulted and tested in this article would be a benefit in form of best practice for Indonesian industrial estate firms, as well as inputs for government to develop policies.