Shop lots in Taman Johor Jaya, Johor Bahru
Sixty recorded transactions in a single year — the highest commercial turnover of any Johor Bahru precinct. Low ticket, high volume, and the only area in this series with hard published ethnic data.
- Ground floor rent
- RM2,200–4,500per month
- Median transacted
- RM990,000RM591 psf · 60 deals
- Peak trading
- Daily, seven days; Sunday morning market
- Catchment
- 66,000 residents; Chinese 49% / Malay 44% / Indian 7%
The map loads here on the published site.
If you have never been here
The 60-second orientation.
- Zone
- Eastern Johor Bahru, mass market
- Main commercial street
- Jalan Dedap
- Transaction window
- 2024
| Destination | Drive | Why it matters to a tenant |
|---|---|---|
| Mount Austin | 8 min | The upmarket alternative; your customers go there for a night out. |
| AEON Tebrau City | 10 min | Mall competition for weekend retail. |
| Taman Molek | 10 min | Higher-rent neighbour with a different customer. |
| Singapore (Causeway/CIQ) | 30 min | Limited Singaporean traffic — this is a local market. |
| Pasir Gudang industrial belt | 20 min | Worker catchment on the fringe. |
Why this strip is busy
The demand engines — and what each one actually pays for.
Sixty transactions a year — the deepest turnover in JB
More commercial units change hands here annually than anywhere else in Johor Bahru. For an agent, transaction volume is the business.
A resident base of roughly 66,000
5.9 square kilometres and over 11,000 homes. This is one of the largest single residential catchments in Johor Bahru and it shops locally.
A genuinely mixed catchment
Chinese 49%, Malay 44%, Indian 7% — the most balanced ethnic mix of any precinct in this series. A concept that works for all three has an unusually large addressable market here.
SME and trade heartland
Car workshops, hardware, building supply and small manufacturing services cluster here. These are B2B tenants who pay rent through downturns.
What Johor Jaya actually looks like
Real, freely-licensed photographs of this area — with the licence on every caption.
Every photograph on this page is a real, freely-licensed image of this area, reused with attribution under its stated Creative Commons licence — not a stock photo and not generated. Licences are linked on each caption. If you own a better shot of your own shopfront here, send it to us and we will feature it with a credit and a link.
What Johor Jaya has that the others do not
Not “advantages” — structural facts a competing location cannot copy.
The highest commercial transaction volume in Johor Bahru
Sixty recorded transactions in 2024 and 322 active commercial rental listings. Nowhere else in Johor Bahru offers this much deal flow.
The lowest entry price of any Tier-1 precinct
A median of RM990,000 against RM2.65 million at Mount Austin and RM3.3 million at Sutera Utama. This is where a first commercial purchase is actually affordable.
Published ethnic composition
Johor Jaya is the only precinct in this series with a published, citable ethnic breakdown at the township level rather than the constituency level. For tenant-mix planning that is a real advantage.
Who actually walks past your door
Estimated share of retail spend, by ethnicity and customer type. Read the last row before you commit.
| Segment | Share | Per visit | When | Concepts that win them |
|---|---|---|---|---|
| Chinese Malaysian households | 45–50% | RM15–40 | Daily; Sunday morning market | Kopitiam, eateries, pubs, hardware, workshops |
| Malay households | 40–45% | RM12–35 | Daily; strong in Ramadan | Halal F&B, pharmacy, mini-mart, banking |
| Indian Malaysian households | 6–8% | RM12–35 | Daily and weekends | Mamak, banana leaf, provision, gold |
| SME operators and tradespeople | 10–15% of spend | RM30–120 | Weekday daytime | Hardware, auto parts, printing, industrial supply |
| Fringe migrant workers | 5–8% | RM8–18 | Weekends, remittance days | Remittance, phone shops, budget meals |
| Singaporean visitors | <5% | RM40–90 | Rare — they go to Mount Austin or Molek | Do not build a business case on cross-border spend here. |
Ethnic composition
2022 citizen electoral roll for the P.158 Tebrau federal constituency, which contains this precinct. The roll counts registered voters only — it excludes non-citizens (migrant workers, Singaporeans, expatriates) and everyone under 18. Source: ElectionData.MY.
Tebrau is a Malay-plurality seat on the roll (46.9% Malay and Bumiputera against 38.9% Chinese), even though the eastern shophouse strips read as visibly Chinese-Malaysian on the ground. Both things are true: the resident base is mixed and Malay-leaning, while the evening F&B trade on streets like Mount Austin skews Chinese. If you are choosing between halal and non-halal, halal keeps the whole catchment; non-halal wins the night but gives up roughly half the daytime base. Johor Jaya itself is a long-established Chinese-majority township inside a Malay-plurality seat. The bar describes the wider constituency, not the estate.
Catchment and market depth
Scale indicators for this precinct.
Rent and price schedule
Market bands, September 2026. Corner, frontage and existing tenancy change everything.
| Level & position | Monthly rent | Best suited to |
|---|---|---|
| Ground floor | RM2,200–4,500 | Anchor F&B, retail, clinic, salon |
| 1st floor | RM900–1,800 | Studio, tuition, spa, private dining |
| 2nd floor | RM700–1,400 | Back office, storage, co-working |
| Whole block | RM3,500–7,000 | Multi-floor F&B, medical, corporate |
| Asset | Asking range | Gross yield |
|---|---|---|
| Shophouse, intermediate | RM800k–1.2M | 4.0–5.5% |
| Shophouse, corner | RM1.3M–1.9M | 4.0–5.5% |
| Reference: 60 recorded transactions at a median of RM990,000 and RM591 per sq ft (2024). Source: brickz.my, from JPPH transaction data. | ||
What is missing — the opportunity list
Compiled from listings, directories and on-the-ground survey. Absence of evidence is not proof of absence — verify before you commit.
The honest assessment
Every agent will tell you the first column. Read the second one twice.
- Highest commercial turnover in Johor Bahru. 60 recorded transactions and 322 active rental listings. Deal flow is the business.
- The healthiest yield in this series. 4.0–5.5% gross against 2.8–4.0% at the premium precincts.
- Genuinely seven-day trade. A 66,000-strong resident catchment that shops locally, every day.
- The most balanced ethnic mix. Chinese 49 / Malay 44 / Indian 7 — the widest addressable market in this series.
- Low ticket size caps your commission. A RM990,000 median is a third of Mount Austin’s. You need three deals here to equal one there.
- Ageing stock and ageing precinct. Johor Jaya was built out in the 1980s and 90s. Expect higher maintenance and dated layouts.
- No cross-border premium. Singaporean traffic is negligible. Do not model on it.
- Price-sensitive customer. Average spend RM12–40 a head. Premium concepts do not clear the rent here even though the rent is low.
- Mount Austin takes the discretionary spend. Eight minutes away and materially more attractive for a night out. You get the daily trade; they get the occasion.
How it compares with the other JB strips
Ground-floor asking rents from live portal listings, September 2026.
| Strip | GF rent / month | Who shops there | Parking | Pick it if |
|---|---|---|---|---|
| Mount Austin | RM3,800–9,500 | Dense local Chinese Malaysian; highest weekday volume in JB | Congested | Your model needs volume seven days a week and you can live without parking. |
| Bukit Indah | RM2,500–4,200 | AEON-anchored footfall plus Singaporean day-trippers | Adequate | You want an Eco Botanic customer at roughly half the rent. |
| Eco Botanic | RM6,000–15,000 | Singaporean weekenders, EduCity students, expat families | Free, ample | You want high basket size and can survive a soft Monday–Thursday. |
| Taman Molek | RM4,500–15,000 | Affluent Chinese Malaysian, expat and Singaporean | Tight | You are an evening or bar operator with an existing following. |
| Sutera Utama | RM3,500–25,000 | Affluent Skudai households; the state’s highest median price | Adequate | You sell premium and need a catchment that pays for it. |
| Johor Jaya | RM2,200–4,500 | 66,000 residents; the most balanced ethnic mix in JB | Adequate | You want the healthiest yield and the deepest deal flow. |
| City Centre / IIBD | RM5,000–13,000 | Singaporean walk-in via CIQ; RTS terminus January 2027 | Paid / limited | You want walk-in cross-border traffic and will pay for the story. |
Ground-floor asking rents from live portal listings, September 2026. Expect 5–15% negotiation room on any of them. We will tell you honestly when another strip is the better commercial decision for your concept.
Buying, not renting? Same area, the residential side — NAPIC registered transactions, median price, median PSF and the 12-month move: Taman Johor Jaya landed data → · condos · industrial
What it actually costs to open here
Rent is the number everyone quotes. It is rarely the number that kills the deal — the fit-out is.
| Item | Amount (RM) | Basis |
|---|---|---|
| Fit-out — full F&B with kitchen | 231,000 – 539,000 | RM150–350 psf on 1,540 sq ft. Kitchen exhaust, grease trap and M&E are what push it up. |
| Fit-out — basic retail (indicative) | 150,000 – 280,000 | Mid-range commercial guidance; no retail-specific Malaysian benchmark is published. |
| Deposits — 2 months + 1 advance + ½ utility | 11,550 | The Malaysian “2 + 1 + ½” convention, payable before you touch the unit. |
| Stamp duty on the tenancy | 158 (1 yr) / 474 (3 yr) | RM1 per RM250 of annual rent for ≤1 year; RM3 for 1–3 years. The RM2,400 exemption was abolished in January 2025. |
| Legal fee — tenancy agreement | 990 | Solicitors Remuneration Order 2023, Second Schedule: for a tenancy at RM10,000/month or less, 30% of one month rent (min RM500). Above RM10,000/month the rate steps down to 15–25%. A lease (term over three years, common on commercial units) is charged separately and higher — 60% of one month rent up to RM10,000, then 30–50%. |
| Agent commission | 0 | 1.25 months rent, paid by the landlord by convention. A tenant paying this is being overcharged. |
| TNB three-phase connection + deposit | 4,300 – 6,900 | RM1,700 connection plus RM2,600–5,200 deposit at 10–20 kW. Deposit earns 2.5% p.a. and is refundable. |
| Licences — premise + signboard, first year | Budget 700 – 1,200 | Premise licence fees are set by your own council (MBJB / MBIP / MBPG / MPKu) by business type and floor area — confirm with them. Signboard licence RM200–400. This line is a planning allowance, not a quoted fee. |
| Sdn Bhd incorporation | 1,000 | SSM fee. A foreigner cannot register a sole proprietorship. |
| Realistic total before you sell anything — F&B | 251,550 – 571,550 | Plus opening stock, POS, signage design, insurance and 3 months working capital. |
Cost model, licences, the full FAQ and sources & method are on one page: the Johor Bahru shop lot guide.
Two ways we can help
We hold ready units here that are never listed publicly, and current developer rebate sheets for the new phases.
Tell us the concept. We will send matching units within 24 hours.
Most good ground-floor units in Johor Jaya change hands before they are advertised. Send us your trade, floor area, budget and target opening date, and we will come back with what is actually available — including units where the current tenant is quietly looking to assign.
- Off-market and tenancy-assignment units
- Floor plans, actual outgoings and licensing feasibility
- Foreign-buyer and non-resident tenancy guidance
Or WhatsApp / call +60 10-906 6685 · email
No fee to tenants and buyers. Reply within one working day.
Get the current new-launch rebate sheet for this corridor.
New commercial phases carry incentives that are never published — early-bird discounts, rebates, rent guarantees and fit-out allowances that shift monthly. We will send you the live sheet with the yield maths done.
- Live rebate and package comparison across projects
- Net yield modelling after outgoings and financing
- Foreign purchase threshold and state consent levy notes
Or WhatsApp / call +60 10-906 6685 · see new launches
Includes the RM1M foreign-buyer floor and the 3% state consent levy for Johor commercial property.
Questions people actually ask
Short, direct answers.