Shop lots in Puteri Harbour, Johor Bahru
A marina and leisure waterfront with genuine weekend appeal and — by every account we could verify — very weak weekday footfall. This page exists to tell you that plainly.
- Ground floor rent
- on application — verify per unitper month
- Median transacted
- —— psf · — deals
- Peak trading
- Weekends and public holidays only
- Catchment
- Leisure visitors, marina users, hotel guests
The map loads here on the published site.
If you have never been here
The 60-second orientation.
- Zone
- Iskandar Puteri waterfront
- Main commercial street
- Jalan Persiaran Puteri Selatan
- Transaction window
- no published shoplot transaction series — asking prices only
| Destination | Drive | Why it matters to a tenant |
|---|---|---|
| Tuas Second Link | 20–30 min | The visitor economy runs almost entirely on this — and on how long the CIQ queue is. |
| Legoland Malaysia | 6 min | Shared family visitor pool. |
| Medini | 6 min | Adjacent commercial zone; malls take the rainy days. |
| Eco Botanic | 12 min | Where the everyday trade actually is. |
| JB City Centre / RTS | 32 min | No RTS benefit. |
Why this strip is busy
The demand engines — and what each one actually pays for.
A genuine waterfront setting
Marina frontage and sea views are a physical asset no inland precinct can create. On a good weekend it is the most attractive commercial setting in Johor.
Affluent, Singaporean-weighted visitors
Twenty to thirty minutes from the Second Link. The visitors who do come spend materially more per head than township trade.
Hotel and marina anchors
Hospitality and berthing generate a residual all-week population that the general visitor economy does not.
Event-driven spikes
Marina events, school holidays and Singaporean breaks produce revenue concentrations worth planning around.
What Puteri Harbour 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 Puteri Harbour has that the others do not
Not “advantages” — structural facts a competing location cannot copy.
Waterfront that cannot be built inland
Sea frontage is a fixed and finite asset. Eco Botanic and Medini cannot manufacture it.
The highest spend per head in the west
RM60–180 a head on a good weekend. Very few Johor locations reach that.
Twenty to thirty minutes from the Second Link
One of the shorter cross-border runs to a leisure destination in Johor, though published times vary widely with the queue.
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 |
|---|---|---|---|---|
| Singaporean weekend visitors | 30–40% | RM60–180 | Fri–Sun and Singapore holidays | Waterfront dining, cafes, leisure, marina services |
| Malaysian leisure visitors | 25–32% | RM40–110 | Weekends and public holidays | Dining, dessert, photo spots, family leisure |
| Hotel guests | 12–18% | RM50–140 | All week, event-driven | Dining, convenience, services |
| Marina and boat owners | 6–10% | RM80–250 | Weekends and seasonally | Marine services, provisioning, fine dining |
| Nearby Iskandar Puteri residents | 10–15% | RM35–90 | Weekend evenings | Occasion dining, waterfront cafes |
| Monday to Thursday trade | Very weak | — | This is the defining risk of the location | Every account we could verify describes weekday footfall as very weak. Sit here on a Tuesday afternoon before you sign. |
Ethnic composition
2022 citizen electoral roll for the P.162 Iskandar Puteri 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.
One of only two Chinese-plurality seats in this series (47.2%), with the highest Indian share of the six at 14.1%. This is the seat where a non-halal or Chinese-cuisine concept has the widest resident base in Johor Bahru — but the roll excludes the Singaporean and expatriate households that drive a large part of the actual spend here. Ignore the roll here almost entirely. The paying customer is a weekend leisure visitor, disproportionately Singaporean and disproportionately affluent — and not present on a Tuesday.
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 | on application — verify per unit | Anchor F&B, retail, clinic, salon |
| 1st floor | on application | Studio, tuition, spa, private dining |
| 2nd floor | on application | Back office, storage, co-working |
| Whole block | on application | Multi-floor F&B, medical, corporate |
| Asset | Asking range | Gross yield |
|---|---|---|
| Shophouse, intermediate | RM1.4M–2.8M | 2.8–3.8% |
| Shophouse, corner | RM2.5M–4.0M | 2.8–3.8% |
| Reference: — recorded transactions at a median of — and — per sq ft (no published shoplot transaction series — asking prices only). 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 waterfront setting that cannot be built inland. Marina frontage and sea views are a fixed asset.
- The highest spend per head in the west. RM60–180 a head on a good weekend.
- Twenty to thirty minutes from the Second Link. One of the shorter cross-border leisure runs in Johor, queue permitting.
- Hotel and marina anchors. A residual all-week population the general visitor economy does not supply.
- Weekday footfall is very weak. This is the defining fact about Puteri Harbour and the reason this page leads with it. Sit here on a Tuesday afternoon for two hours before you sign anything.
- Two or three trading days a week. Your rent is for seven days. Your revenue may be for two. Model it that way.
- The lowest yield on this list. 2.8–3.8% gross. You are paying a premium for the setting, not for the income.
- No published transaction or rent data. Rents here are quoted on application and vary enormously by position. Verify the specific unit.
- Weather and season risk. An outdoor waterfront concept loses its trade to rain and to the monsoon. Budget for it.
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? The people who staff and shop this strip have to live somewhere — and tenant demand follows housing. Completed condos in the same catchment, with resale bands, rents and gross yields: Iskandar Puteri / Medini →
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 | 19,950 | The Malaysian “2 + 1 + ½” convention, payable before you touch the unit. |
| Stamp duty on the tenancy | 273 (1 yr) / 819 (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 | 1,710 | 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 | 259,950 – 579,950 | 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 Puteri Harbour 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.