Shop lots in Bandar Baru Permas Jaya, Johor Bahru
A 45,000-resident township on a peninsula, double-anchored by AEON and Permas Mall, with a genuine bar and bistro cluster. Twenty-nine transactions at a RM1.4 million median.
- Ground floor rent
- RM3,000–5,000per month
- Median transacted
- RM1,400,000RM941 psf · 29 deals
- Peak trading
- Daily; bar and bistro trade Thu–Sat evening
- Catchment
- 40,000–45,000 residents, Chinese-skewed, plus hotel and golf trade
The map loads here on the published site.
If you have never been here
The 60-second orientation.
- Zone
- Eastern Johor Bahru, peninsula township
- Main commercial street
- Jalan Permas 10
- Transaction window
- October 2024 – September 2025
| Destination | Drive | Why it matters to a tenant |
|---|---|---|
| Taman Molek | 10 min | Adjacent affluent catchment with similar bar culture. |
| Mount Austin | 15 min | The regional destination; takes your occasion spend. |
| Singapore (Causeway/CIQ) | 25 min | Some weekend traffic, not a primary driver. |
| Pasir Gudang industrial belt | 15 min | Staff lunch and after-work trade on the fringe. |
| JB City Centre / RTS | 20 min | No direct RTS footfall. |
Why this strip is busy
The demand engines — and what each one actually pays for.
A peninsula catchment that does not leak
Permas Jaya sits on a peninsula with limited road access. Residents who want convenience shop here because leaving is inconvenient. That is a structural advantage very few Johor townships have.
Double mall anchoring
AEON Permas and Permas Mall both sit inside the township. Two anchors in a 45,000-person catchment is unusually strong retail infrastructure.
A real bar and bistro cluster
Jalan Permas 10/2 and Eco Palladium host an established evening trade — Tipsy Monkey, Shang Bar and others. Evening economies are hard to start and easy to sustain.
Hotel and golf trade on top of residents
The Renaissance hotel and the adjacent golf course add a visitor layer most residential townships do not have.
What Permas 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 Permas Jaya has that the others do not
Not “advantages” — structural facts a competing location cannot copy.
Peninsula geography limits competing supply
There is no adjacent land bank releasing rival shophouses into this catchment. New supply has to come from within the township, and BRDB controls it.
Two mall anchors in one township
AEON Permas plus Permas Mall. Most Johor townships have none; a few have one.
An established licensed evening trade
Bars and bistros already operate here, so the licensing precedent and the neighbours’ tolerance both exist. That is worth real money to the right operator.
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 residents | 55–65% | RM25–60 | Daily; bar trade Thu–Sat | Bars, bistros, seafood, cafes, clinics, tuition |
| Malay households | 20–25% | RM18–45 | Daily; strong in Ramadan | Halal F&B, pharmacy, mini-mart, banking |
| Indian Malaysian households | 6–10% | RM20–45 | Evenings and weekends | Mamak, clinics, provision, gold |
| Hotel guests and golf visitors | 5–8% | RM60–150 | Weekends and event days | Dining, bars, spa, convenience |
| Pasir Gudang industrial staff | 5–8% | RM15–35 | Weekday lunch, after work | Set lunch, kopitiam, mamak |
| Singaporean visitors | <5% | RM50–110 | Occasional weekends | Do not build a business case on cross-border spend here. |
Ethnic composition
2022 citizen electoral roll for the P.159 Pasir Gudang 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.
Half the roll is Malay and Bumiputera (51.0%), and this is before counting the very large non-citizen migrant workforce the roll cannot see. In the port and petrochemical belt a non-halal concept gives up most of its addressable market before it opens. Halal certification is not a nice-to-have here.
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 | RM3,000–5,000 | Anchor F&B, retail, clinic, salon |
| 1st floor | RM1,300–2,400 | Studio, tuition, spa, private dining |
| 2nd floor | RM900–1,800 | Back office, storage, co-working |
| Whole block | RM5,000–9,000 | Multi-floor F&B, medical, corporate |
| Asset | Asking range | Gross yield |
|---|---|---|
| Shophouse, intermediate | RM980k–1.6M | 3.8–4.8% |
| Shophouse, corner | RM2.2M–5.2M | 3.8–4.8% |
| Reference: 29 recorded transactions at a median of RM1,400,000 and RM941 per sq ft (October 2024 – September 2025). 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.
- A catchment that cannot easily leave. Peninsula geography with limited road access keeps convenience spend local.
- Two mall anchors. AEON Permas and Permas Mall both inside the township.
- An established licensed evening trade. Bars and bistros already operate; licensing precedent exists.
- Healthy yield for the price point. 3.8–4.8% gross at a RM1.4 million median.
- Mount Austin takes the occasion spend. Fifteen minutes away and materially more attractive for a night out. You get the daily trade.
- Two malls also compete with you. Anchors bring footfall and take tenants. Air-conditioned mall units compete directly with street-level F&B.
- Limited road access cuts both ways. It keeps residents in, but it also keeps outsiders out. There is no passing trade.
- Negligible cross-border traffic. Twenty-five minutes from the Causeway but not on any Singaporean itinerary. Do not model on it.
- Evening-weighted revenue. The bar cluster carries Thursday to Saturday. Model on four strong evenings, not seven days.
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: Bandar Baru Permas 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 | 14,000 | The Malaysian “2 + 1 + ½” convention, payable before you touch the unit. |
| Stamp duty on the tenancy | 192 (1 yr) / 576 (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 | 1,200 | 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 | 254,000 – 574,000 | 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 Permas 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.