Every Johor Bahru shop lot area, compared honestly
Thirty-nine precincts, from the most expensive land in Iskandar Puteri to the cheapest entry in Kulai. For each one: what a ground floor actually lets for, what units transact at, who walks past the door, what is missing, and what will go wrong. Every figure is sourced and every guess is labelled as one.
Rents are asking rents from live portal listings, September 2026. Transacted prices are from brickz.my, republishing JPPH records; each area page states its exact transaction window. Twelve areas carry explicit data warnings — read the page before you price anything.
How to read this list
Three tiers, sorted by pull radius — not by prestige.
The tier is not a quality rating. It describes how far people will travel to get there, which is the single variable that decides your rent, your ticket size and how long it takes to sell.
A Tier 1 destination gives you liquidity and rental growth at a low current yield. A Tier 3 neighbourhood gives you the opposite. Neither is better; they are different instruments. What actually loses money is buying a Tier 3 catchment at a Tier 1 price because someone told you a story about a new mall.
Tier 1 — destination strips
Regional pull. People drive across Johor Bahru, or across the border, to get here. Highest rents, highest entry price, deepest liquidity. · 7 areas
Skudai, western Johor Bahru
The highest median transacted price of any Johor Bahru shophouse precinct — RM3.3 million. Sutera Mall anchors an affluent Skudai catchment and the best-quality retail street west of the city.
- Median transactedRM3,300,000
- Per square footRM1,566
- Recorded deals15
Eastern Johor Bahru, mature upmarket
The highest ground-floor rents in eastern Johor Bahru — up to RM15,000 a month. An established upmarket F&B and bar strip with tight supply, low churn and an affluent, loyal catchment.
- Median transactedRM1,690,000
- Per square footRM775
- Recorded deals10
Ibrahim International Business District
The RTS Link terminates here in January 2027, and three billion-ringgit developments are under construction around the station. This is the biggest single story in Johor property this decade.
- Median transactedRM1,266,693
- Per square footRM2,305
- Recorded deals—
Iskandar Puteri, western corridor
EduCity, Legoland and Puteri Harbour in one catchment, twenty minutes from the Second Link. The most expensive shoplot land in Johor Bahru.
- Median transactedRM3,829,900
- Per square footRM2,127
- Recorded deals18
Tebrau, eastern Johor Bahru
Johor Bahru’s highest-value shophouse market and its busiest F&B strip. Forty-one commercial units changed hands in twelve months at a median of RM2.65 million — the deepest commission pool in the state.
- Median transactedRM2,650,000
- Per square footRM1,599
- Recorded deals41
Eastern Johor Bahru, mass market
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.
- Median transactedRM990,000
- Per square footRM591
- Recorded deals60
Iskandar Puteri, western Johor Bahru
The west’s busiest F&B strip, anchored by AEON and fifteen minutes from the Tuas Second Link. Forty-three transactions in twelve months at roughly half Eco Botanic’s rent — the value alternative for the same customer.
- Median transactedRM1,848,000
- Per square footRM1,197
- Recorded deals43
Tier 2 — strong sub-markets
A real identity and a real catchment, but the pull radius is a few kilometres, not the whole city. Where most of the sensible money is. · 7 areas
Iskandar Puteri, western Johor Bahru
About 28% of residents here are Singaporean — the highest share in Johor. Horizon Mall opened in September 2026 at 80% occupancy, directly connected to the Second Link approach.
- Median transactedRM1,390,000
- Per square footRM845
- Recorded deals29
City ring, KSL precinct
The densest Singaporean node outside the CBD, wrapped around KSL City. Transacted prices have risen roughly 70% in five years, and a single-storey lot beside the mall lets at RM19,000 a month.
- Median transactedRM2,475,000
- Per square footRM1,474
- Recorded deals8
City ring, Johor Bahru
Johor Bahru’s supper capital and the first stop for Singaporeans crossing after dark. Ground-floor rents of RM9,000–12,000 make it the most expensive strip in the city ring.
- Median transactedRM825,000
- Per square footRM358
- Recorded deals—
Mount Austin sub-precinct, eastern JB
A retro-styled F&B street with its own social-media identity, wrapped around an international school and a college. Nan Yang Street rents at roughly RM7,000 a ground floor.
- Median transactedRM2,080,000
- Per square footRM1,250
- Recorded deals—
Eastern Johor Bahru, newer township
Two hundred and two three-storey shops across Adda Avenue 1 and 2, inside a 500-acre township. One of the very few Johor precincts where the exact unit count is published.
- Median transacted—
- Per square foot—
- Recorded deals—
Eastern Johor Bahru, peninsula township
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.
- Median transactedRM1,400,000
- Per square footRM941
- Recorded deals29
Skudai, western Johor Bahru
The gate strip for Universiti Teknologi Malaysia and its roughly 24,000 students. The cheapest Tier-2 entry on this list, with a demand floor that only exists during term.
- Median transactedRM1,100,000
- Per square footRM715
- Recorded deals15
Tier 3 — neighbourhood and volume markets
Bought for yield, not for glamour. Low entry price, low ticket, and demand that comes from people who already live or work nearby. · 11 areas
Tebrau corridor, eastern Johor Bahru
A highway-corridor commercial belt trading on access rather than community. Motor, trade and services businesses dominate, with F&B as a secondary layer.
- Median transactedRM1,340,000
- Per square footRM805
- Recorded deals13
Skudai, western Johor Bahru
Fifty-one recorded transactions — the second-highest turnover in Johor Bahru. A dense, high-footfall, low-ticket mass-market strip built on hawker food, gold shops and pharmacies.
- Median transactedRM1,120,000
- Per square footRM741
- Recorded deals51
Iskandar Puteri, western corridor
A mature, established western-corridor township with a broad commercial spine and genuine daily trade. Twenty-two recorded transactions at RM1.55 million and RM930 per square foot.
- Median transactedRM1,550,000
- Per square footRM930
- Recorded deals22
Northern Johor Bahru, Tebrau corridor
A newer, well-planned northern township with wide roads, modern stock and an upper-middle catchment that is still filling. The highest-quality built environment in Tier 3.
- Median transactedRM1,620,000
- Per square footRM965
- Recorded deals16
Inner Johor Bahru, south of the city ring
An old inner-city township with a long-standing food reputation and the shortest drive to the Causeway of any Tier-3 area. Ageing stock, real footfall, low entry price.
- Median transactedRM1,260,000
- Per square footRM790
- Recorded deals15
Skudai / Tampoi belt, western JB
A large, still-growing residential township whose commercial spine serves a young-family catchment. Entry pricing is among the lowest for a modern strip in the western corridor.
- Median transactedRM1,380,000
- Per square footRM828
- Recorded deals17
Western Johor Bahru, Skudai highway belt
A mature western township with a strong morning market culture and a wholesale-and-trade character. Cheap, busy, and unglamorous.
- Median transactedRM1,180,000
- Per square footRM760
- Recorded deals19
Tebrau, eastern Johor Bahru
A large SP Setia township east of the Tebrau corridor, with a maintained commercial spine and a stable middle-income catchment. Quiet, consistent, and priced accordingly.
- Median transactedRM1,450,000
- Per square footRM870
- Recorded deals14
Kempas, northern Johor Bahru
A self-contained middle-income township strip with twenty recorded transactions at a RM1.69 million median and RM1,006 per square foot — strong pricing for a neighbourhood market.
- Median transactedRM1,690,000
- Per square footRM1,006
- Recorded deals20
Tebrau, eastern Johor Bahru
One of eastern JB’s original township strips, still trading hard on food. Cheap entry, real daily footfall, and the oldest transaction record on this list.
- Median transactedRM980,000
- Per square footRM688
- Recorded deals12
Kulai, northern Johor
A large IOI township outside Johor Bahru proper, close to Senai Airport and the northern industrial belt. Cheapest entry on the whole list, with a data-centre and logistics story behind it.
- Median transactedRM950,000
- Per square footRM640
- Recorded deals21
Tier 4 — outer, industrial and specialist markets
Outside the JB retail belt, or serving a workforce rather than a neighbourhood. Cheapest entry and best yields on the list, and the widest data gaps — several have no published transaction series at all. · 14 areas
Kulai district, northern Johor
An airport and logistics town in the middle of Johor’s data-centre build-out. The widest rent band on this list, because a shop by the terminal and a shop in the old town are different businesses.
- Median transacted—
- Per square foot—
- Recorded deals—
Iskandar Puteri waterfront
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.
- Median transacted—
- Per square foot—
- Recorded deals—
Johor Bahru waterfront, west of the CBD
A waterfront strip with a long record of underperformance — weak demand and, by widely reported account, an abandoned mall. Included here so you can see the downside case clearly.
- Median transacted—
- Per square foot—
- Recorded deals—
Skudai, western Johor Bahru
A large young-family township that also absorbs UTM’s off-campus overflow. Two customer layers on different clocks, at a rent band that lets you serve either.
- Median transacted—
- Per square foot—
- Recorded deals—
Iskandar Puteri, western corridor
An old town centre wrapped around a modern industrial park. The SILC workforce and a settled local township give it two very different customers on two different clocks.
- Median transactedRM700,000
- Per square footRM485
- Recorded deals7
Iskandar Puteri, Flagship Zone B
Johor’s special-status commercial zone, built around malls and big-box retail. The incentives are real; the shoplot layer is thin. Read the ownership rules before anything else.
- Median transacted—
- Per square foot—
- Recorded deals—
North-eastern Johor Bahru
Not one commercial centre but several small ones scattered along the trunk road. There is no single high street here, and pricing a unit means pricing its specific cluster.
- Median transacted—
- Per square foot—
- Recorded deals—
Inner Johor Bahru, transport hub
Johor Bahru’s main bus terminal moves a reported sixty thousand people a day. The highest raw footfall on this list, attached to the lowest spend per head.
- Median transacted—
- Per square foot—
- Recorded deals—
Eastern Johor, industrial belt
An industrial-labour town where the migrant workforce is not a side segment — it is the market. Positioned correctly, that is an advantage almost nobody competes for.
- Median transacted—
- Per square foot—
- Recorded deals—
Northern Johor Bahru, light industrial belt
A light-industrial belt with a captive weekday worker lunch market and almost nothing else. Narrow, but the narrowness is the point.
- Median transacted—
- Per square foot—
- Recorded deals—
Eastern Johor, Masai / Plentong
A planned township with a university campus and an industrial catchment — and, by common account, more commercial supply than it currently absorbs. Buy carefully.
- Median transactedRM1,100,000
- Per square footRM248
- Recorded deals9
Eastern Johor, port and petrochemical belt
A city of roughly 530,000 built around a port and a petrochemical complex. Enormous population, industrial spending power, and the lowest rents of any city on this list.
- Median transacted—
- Per square foot—
- Recorded deals—
Skudai, western Johor Bahru
A commuter-family township with a narrow, predictable rent band and a purely convenience-driven trade. Small, stable, and honest about what it is.
- Median transacted—
- Per square foot—
- Recorded deals—
Western Johor Bahru, Pulai
The cheapest entry on this entire list — RM500 a month at the floor, RM460 per square foot, and fifteen recorded transactions. A low-income and plantation-worker market, priced honestly.
- Median transactedRM708,800
- Per square footRM460
- Recorded deals15
Two ways we can help
We hold ready units across these areas that are never listed publicly, and current developer rebate sheets for the new phases.
Tell us the area and the trade. We will send what is actually available.
Most of what we hold never reaches a portal — owners who will only deal quietly, and tenancies changing hands before they are advertised. Say which of the 39 areas interests you and what you plan to open; you will get matched units with real rents, not a brochure.
Or WhatsApp / call +60 10-906 6685 · email
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Questions people actually ask
Short, direct answers.
Which Johor Bahru area gives the best rental yield?
On the bands in this series, the highest gross yields sit in Tier 4: Kangkar Pulai at 5.0–6.5%, Gelang Patah at 5.0–6.0%, then Pasir Gudang and Masai at 4.8–5.8%. In Tier 3, Bandar Putra Kulai reaches 4.8–5.8% and Taman Ungku Tun Aminah, Taman Daya and Taman Universiti roughly 4.5–5.5%. Yield is highest where entry prices are lowest, which is also where ticket sizes and tenant covenant are weakest. Tier 1 destination strips run 2.8–4.2% because you are paying for liquidity and rental growth, not current income.
Which JB area has the most shop lot transactions?
Johor Jaya records the deepest turnover, followed by Taman Ungku Tun Aminah at 51 recorded transactions. Liquidity matters more than most buyers realise: a precinct with eight recorded deals a year can take far longer to exit than one with fifty, regardless of how good the story is.
What does a shop lot cost per month in Johor Bahru?
Ground-floor asking rents across the 39 areas in this series run from about RM500 a month at the floor in Kangkar Pulai to RM25,000 in Sutera Utama, with most neighbourhood strips between RM2,000 and RM8,000. Upper floors typically let for 25–40% of the ground floor. Corner units, frontage width and an existing tenancy change these numbers materially.
Which JB area is best if my customers are Singaporean?
By drive time from a crossing: Taman Pelangi and Century Garden (10–12 minutes from the Causeway), Taman Sentosa (12 minutes), Horizon Hills and Bukit Indah (12–20 minutes from Tuas). The RTS at Bukit Chagar has not opened — it is in final systems testing, with passenger service targeted for 2027 (January 2027 has been indicated by the project director but is not officially confirmed). Do not underwrite RTS footfall as though it already exists.
Can a foreigner buy a shop lot in Johor?
Yes, subject to a RM1 million minimum purchase price for commercial property in Johor, plus state consent. Johor charges a foreign-buyer consent levy of 3% of the purchase price with a minimum of RM30,000, raised from 2% on 1 July 2025. Operating a retail or F&B business is separate again and usually requires a WRT licence with minimum paid-up capital — each area page sets out the full sequence.
How current are the figures in this series?
Rent bands are asking rents compiled from live portal listings as at September 2026. Median transacted prices and price per square foot come from brickz.my, which republishes JPPH-recorded transactions — each area page states the exact transaction window. Twelve areas carry explicit data warnings on their own pages — Taman Daya’s most recent published series is 2019–2020 and Bandar Seri Alam’s is 2019, while Adda Heights, Tampoi, Senai, Pasir Gudang, Masai, Ulu Tiram, Mutiara Rini, Sri Pulai Perdana, Medini, Puteri Harbour, Larkin and Danga Bay have no published commercial series at all, so their prices are asking prices only.
Sources & method
- brickz.my — recorded commercial transactions, from JPPH data.
- EdgeProp.my, PropertyGuru, iProperty, Mudah — current rental and sale listings.
- KPDN — WRT licence and foreign equity rules.
- NAPIC — supply, launches and vacancy.
- Electoral roll ethnic shares are 2022 constituency-level figures. They describe residents, not visitors — each area page explains where the two diverge.