Every Johor Bahru shop lot area, compared honestly新山每一个店屋商圈，如实对比
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.三十九个地块，从依斯干达公主城最贵的土地，到古来最便宜的入场价。每一个都写清楚：地面层实际租多少、单位成交在什么价、门口走过的是什么人、还缺什么业态、以及会出什么问题。每一个数字都注明来源，每一个估算都标明是估算。
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.租金为 2026 年 9 月各房产平台在售盘的挂牌租金。成交价取自 brickz.my（转载估价与房产服务局记录）；各地区页面均注明确切成交时段。有十二个地区带明确的数据警示——定价前请务必先读该页。
How to read this list这份清单怎么读
Three tiers, sorted by pull radius — not by prestige.三个梯队，按吸引半径排序——不是按名气。
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.梯队不是品质评级。它描述的是人们愿意为此走多远——而这一个变量，决定了你的租金、客单价，以及你要花多久才卖得掉。
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.第一梯队的目的地商圈，给你的是流动性与租金成长，代价是当期回报低。第三梯队的社区商圈，给你的正好相反。没有谁更好，它们是不同的工具。真正会亏钱的，是有人跟你讲了一个新商场的故事，于是你用第一梯队的价格，买了第三梯队的客群。
Tier 1 — destination strips第一梯队 · 目的地商圈
Regional pull. People drive across Johor Bahru, or across the border, to get here. Highest rents, highest entry price, deepest liquidity.有区域吸引力。人们会跨越新山、甚至跨越国界前来。租金最高、入场价最高、流动性最深。 · 7 areas7 个地区
Skudai, western Johor Bahru新山西部 · 士古来
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.新山所有店屋商圈中成交中位价最高者——RM330 万。实达商场锚定富裕的士古来客群，是市区以西品质最好的一条零售街。
- Median transacted成交中位价RM3,300,000
- Per square foot每平方尺RM1,566
- Recorded deals成交记录15
Eastern Johor Bahru, mature upmarket新山东部 · 成熟高端
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.新山东部地面层租金最高的商圈——月租最高见 RM15,000。成熟的高端餐饮与酒吧一条街，供给紧、换手少，客群富裕且忠诚。
- Median transacted成交中位价RM1,690,000
- Per square foot每平方尺RM775
- Recorded deals成交记录10
Ibrahim International Business District依布拉欣国际商业区
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.RTS 将于 2027 年 1 月在此设总站，车站周边三个十亿令吉级项目同时在建。这是柔佛房地产这十年最大的单一叙事。
- Median transacted成交中位价RM1,266,693
- Per square foot每平方尺RM2,305
- Recorded deals成交记录—
Iskandar Puteri, western corridor依斯干达公主城 · 西部走廊
EduCity, Legoland and Puteri Harbour in one catchment, twenty minutes from the Second Link. The most expensive shoplot land in Johor Bahru.教育城、乐高乐园与公主港同在一个客群圈，距第二通道 20 分钟。新山最贵的店屋地块。
- Median transacted成交中位价RM3,829,900
- Per square foot每平方尺RM2,127
- Recorded deals成交记录18
Tebrau, eastern Johor Bahru新山东部 · Tebrau 走廊
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.新山单位价值最高的店屋市场，也是全市最旺的餐饮街。十二个月内 41 宗商业成交，中位价 RM265 万——全柔佛最深的佣金池。
- Median transacted成交中位价RM2,650,000
- Per square foot每平方尺RM1,599
- Recorded deals成交记录41
Eastern Johor Bahru, mass market新山东部 · 大众市场
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.单年 60 宗成交——新山所有商圈中商业换手率最高。单价低、成交量大，也是本系列唯一有公开族群硬数据的地区。
- Median transacted成交中位价RM990,000
- Per square foot每平方尺RM591
- Recorded deals成交记录60
Iskandar Puteri, western Johor Bahru新山西部 · 依斯干达公主城
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.西部最旺的餐饮街，永旺锚定，距第二通道 15 分钟。十二个月 43 宗成交，租金约为 Eco Botanic 的一半——同样的客群，更划算的选择。
- Median transacted成交中位价RM1,848,000
- Per square foot每平方尺RM1,197
- Recorded deals成交记录43
Tier 2 — strong sub-markets第二梯队 · 强势次级市场
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.有真实身份与真实客群，但吸引半径是几公里，不是整座城。多数理性的钱都在这里。 · 7 areas7 个地区
Iskandar Puteri, western Johor Bahru新山西部 · 依斯干达公主城
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.约 28% 住户是新加坡人——全柔佛比例最高。Horizon Mall 已于 2026 年 9 月开幕，开业即 80% 出租率，直通第二通道引道。
- Median transacted成交中位价RM1,390,000
- Per square foot每平方尺RM845
- Recorded deals成交记录29
City ring, KSL precinct市区一环 · KSL 商圈
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.市区之外新加坡客最密集的节点，环绕 KSL City。五年间成交价上涨约七成，商场旁一间单层店面月租见 RM19,000。
- Median transacted成交中位价RM2,475,000
- Per square foot每平方尺RM1,474
- Recorded deals成交记录8
City ring, Johor Bahru新山市区一环
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.新山的宵夜首都，也是新加坡人入夜过境后的第一站。地面层月租 RM9,000–12,000，是市区一环最贵的商圈。
- Median transacted成交中位价RM825,000
- Per square foot每平方尺RM358
- Recorded deals成交记录—
Mount Austin sub-precinct, eastern JBMount Austin 子商圈 · 新山东部
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.有自己社群媒体身份的复古餐饮街，环绕一所国际学校与一所学院。南洋街地面层月租约 RM7,000。
- Median transacted成交中位价RM2,080,000
- Per square foot每平方尺RM1,250
- Recorded deals成交记录—
Eastern Johor Bahru, newer township新山东部 · 新兴社区
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.Adda Avenue 1 与 2 合计 202 间三层店屋（第三排其后已售罄），位于一个 500 英亩的社区内。柔佛极少数能查到店屋数量的商圈之一。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
Eastern Johor Bahru, peninsula township新山东部 · 半岛型社区
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.半岛上的 4.5 万人社区，永旺与百万镇商场双锚定，另有真实的酒吧与小酒馆聚落。29 宗成交，中位价 RM140 万。
- Median transacted成交中位价RM1,400,000
- Per square foot每平方尺RM941
- Recorded deals成交记录29
Skudai, western Johor Bahru新山西部 · 士古来
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.马来西亚理工大学正门商圈，服务约 2.4 万名学生。本清单第二梯队中入场最便宜的地方，但需求底线只在学期内存在。
- Median transacted成交中位价RM1,100,000
- Per square foot每平方尺RM715
- Recorded deals成交记录15
Tier 3 — neighbourhood and volume markets第三梯队 · 社区型与走量市场
Bought for yield, not for glamour. Low entry price, low ticket, and demand that comes from people who already live or work nearby.为回报而买，不为光环。入场价低、客单低，需求来自本来就住在或工作在附近的人。 · 11 areas11 个地区
Tebrau corridor, eastern Johor Bahru地不佬走廊 · 新山东部
A highway-corridor commercial belt trading on access rather than community. Motor, trade and services businesses dominate, with F&B as a secondary layer.靠通达性而非社区性做生意的大道走廊商业带。汽车、贸易与服务业主导，餐饮属第二层。
- Median transacted成交中位价RM1,340,000
- Per square foot每平方尺RM805
- Recorded deals成交记录13
Skudai, western Johor Bahru新山西部 · 士古来
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.51 宗成交记录——新山换手率第二高。一个密集、高人流、低客单的大众市场，建立在小贩美食、金铺与药房之上。
- Median transacted成交中位价RM1,120,000
- Per square foot每平方尺RM741
- Recorded deals成交记录51
Iskandar Puteri, western corridor依斯干达公主城 · 西部走廊
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.成熟的西部走廊社区，商业主轴宽阔、日常生意扎实。22 宗成交、中位价 RM155 万、每平方尺 RM930。
- Median transacted成交中位价RM1,550,000
- Per square foot每平方尺RM930
- Recorded deals成交记录22
Northern Johor Bahru, Tebrau corridor新山北部 · 地不佬走廊
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.较新、规划良好的北部社区，道路宽阔、建筑现代，中上客群仍在填满。第三梯队中建成环境品质最高者。
- Median transacted成交中位价RM1,620,000
- Per square foot每平方尺RM965
- Recorded deals成交记录16
Inner Johor Bahru, south of the city ring新山内城 · 市区一环以南
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.有长久美食名声的老内城社区，是第三梯队中距长堤最近的一个。建筑老化、人流真实、入场价低。
- Median transacted成交中位价RM1,260,000
- Per square foot每平方尺RM790
- Recorded deals成交记录15
Skudai / Tampoi belt, western JB新山西部 · 士古来／大丰一带
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.一个仍在成长中的大型住宅社区，其商业主轴服务年轻家庭客群。在西部走廊的现代商圈中，入场价属最低之列。
- Median transacted成交中位价RM1,380,000
- Per square foot每平方尺RM828
- Recorded deals成交记录17
Western Johor Bahru, Skudai highway belt新山西部 · 士古来大道带
A mature western township with a strong morning market culture and a wholesale-and-trade character. Cheap, busy, and unglamorous.成熟的西部社区，早市文化浓厚，带批发与贸易性格。便宜、热闹、不华丽。
- Median transacted成交中位价RM1,180,000
- Per square foot每平方尺RM760
- Recorded deals成交记录19
Tebrau, eastern Johor Bahru新山东部 · 地不佬
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.地不佬走廊以东的大型 SP Setia 社区，商业主轴维护良好，中产客群稳定。安静、稳定，价格也如实反映。
- Median transacted成交中位价RM1,450,000
- Per square foot每平方尺RM870
- Recorded deals成交记录14
Kempas, northern Johor Bahru新山北部 · 甘拔士
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.自成一体的中产社区商圈，20 宗成交、中位价 RM169 万、每平方尺 RM1,006——对一个社区型市场而言，定价相当强。
- Median transacted成交中位价RM1,690,000
- Per square foot每平方尺RM1,006
- Recorded deals成交记录20
Tebrau, eastern Johor Bahru新山东部 · 地不佬
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.新山东部最早的社区商圈之一，至今仍靠餐饮硬撑。入场便宜、日常人流真实，也是本清单上成交记录最旧的一个。
- Median transacted成交中位价RM980,000
- Per square foot每平方尺RM688
- Recorded deals成交记录12
Kulai, northern Johor柔佛北部 · 古来
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.新山市界之外的大型 IOI 社区，紧邻士乃机场与北部工业带。全清单最便宜的入场价，背后有数据中心与物流的故事。
- Median transacted成交中位价RM950,000
- Per square foot每平方尺RM640
- Recorded deals成交记录21
Tier 4 — outer, industrial and specialist markets第四梯队 · 外围、工业与特殊市场
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.在新山零售带之外，或服务的是劳动力而不是社区。本清单最便宜的入场与最好的回报，也是数据缺口最大的一批——其中好几个完全没有公开成交数据。 · 14 areas14 个地区
Kulai district, northern Johor柔佛北部 · 古来县
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.一座机场与物流城镇，正处在柔佛数据中心建设潮的中心。本清单租金区间最宽的地方——因为航站楼旁的店与老镇里的店，根本是两门生意。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
Iskandar Puteri waterfront依斯干达公主城 · 滨海
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.一个有真实周末吸引力的码头与休闲滨海区，而且——就我们能查证的所有说法——平日人流极弱。本页存在的意义，就是把这一点讲白。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
Johor Bahru waterfront, west of the CBD新山滨海 · 市区以西
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.一条长期表现不佳的滨海商圈——需求疲软，且据广泛报道有一座荒废的商场。收录在此，是为了让你清楚看到反面案例。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
Skudai, western Johor Bahru新山西部 · 士古来
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.一个大型年轻家庭社区，同时承接理工大学的校外外溢。两个作息不同的客层，租金区间宽到足以让你服务任何一边。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
Iskandar Puteri, western corridor依斯干达公主城 · 西部走廊
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.一个环绕现代工业园的老镇中心。SILC 的劳动力与稳定的本地城镇，给了它两个作息完全不同的客群。
- Median transacted成交中位价RM700,000
- Per square foot每平方尺RM485
- Recorded deals成交记录7
Iskandar Puteri, Flagship Zone B依斯干达公主城 · 旗舰 B 区
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.柔佛的特殊地位商业区，围绕商场与大盒零售而建。优惠是真的；但店屋这一层很薄。在做任何事之前，先读产权规定。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
North-eastern Johor Bahru新山东北部
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.这里不是一个商业中心，而是沿干道散落的好几个小中心。这里没有单一主街——给一个单位定价，就是给它所属的那个小群落定价。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
Inner Johor Bahru, transport hub新山内城 · 交通枢纽
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.新山主要巴士总站，据报每日运送约六万人次。本清单最高的原始人流，配上最低的人均消费。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
Eastern Johor, industrial belt柔佛东部 · 工业带
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.一座工业劳动力城镇，外籍劳工不是附带客群——他们就是市场本身。定位对了，这是一个几乎没人来抢的优势。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
Northern Johor Bahru, light industrial belt新山北部 · 轻工业带
A light-industrial belt with a captive weekday worker lunch market and almost nothing else. Narrow, but the narrowness is the point.一条轻工业带，有封闭型的平日工人午市，除此之外几乎什么都没有。很窄，但「窄」正是重点。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
Eastern Johor, Masai / Plentong柔佛东部 · 马赛／班兰
A planned township with a university campus and an industrial catchment — and, by common account, more commercial supply than it currently absorbs. Buy carefully.一个有大学校园与工业客群的规划社区——但普遍的看法是，商业供给多于目前能消化的量。请谨慎入手。
- Median transacted成交中位价RM1,100,000
- Per square foot每平方尺RM248
- Recorded deals成交记录9
Eastern Johor, port and petrochemical belt柔佛东部 · 港口与石化带
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.一座约 53 万人口的城市，围绕港口与石化综合体而建。人口庞大、工业型消费力，租金是本清单所有城市中最低的。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
Skudai, western Johor Bahru新山西部 · 士古来
A commuter-family township with a narrow, predictable rent band and a purely convenience-driven trade. Small, stable, and honest about what it is.一个通勤家庭社区，租金区间窄而可预测，生意完全由便利性驱动。小、稳，而且对自己是什么很诚实。
- Median transacted成交中位价—
- Per square foot每平方尺—
- Recorded deals成交记录—
Western Johor Bahru, Pulai新山西部 · 普来
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.全清单最便宜的入场——租金下限每月 RM500、每平方尺 RM460、15 宗成交记录。一个低收入与园丘工人市场，价格如实。
- Median transacted成交中位价RM708,800
- Per square foot每平方尺RM460
- Recorded deals成交记录15
Two ways we can help我们能帮你的两件事
We hold ready units across these areas that are never listed publicly, and current developer rebate sheets for the new phases.我们手上有这些地区从不公开挂牌的现成单位，也有新期数的最新发展商优惠表。
Tell us the area and the trade. We will send what is actually available.告诉我们地区与业态，我们把真正还在的盘发给你。
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.我们手上多数盘从不上平台——业主只愿意私下谈，租约在挂出来之前就已经易手。告诉我们你看中这 39 个地区中的哪几个、打算开什么，你会收到附真实租金的匹配单位，不是一本宣传册。
WhatsApp me matched units →WhatsApp 发匹配盘给我 →
Or WhatsApp / call +60 10-906 6685 · email或 WhatsApp／致电 +60 10-906 6685 · 电邮
No obligation. We will tell you if your budget does not work in the area you picked.没有义务。如果你的预算在你挑的地区行不通，我们会直说。
New commercial phases carry rebates that are never published.新商业期数的回扣，从来不会公开。
Developer packages on new shoplot phases move constantly — rebate percentages, legal fee absorption, rental guarantees, staged payment. We hold the current sheets. Tell us your budget and target area and we will send what is live this month.新店屋期数的发展商配套一直在变——回扣百分比、律师费吸纳、包租保证、分期付款。我们手上有当期的表。告诉我们预算与目标地区，我们把本月还有效的发给你。
WhatsApp me the rebate sheets →WhatsApp 发当期优惠表给我 →
Or browse the new launches already documented on this site或浏览本站已收录的新推项目
Rebates change monthly and expire without notice. Ask before you sign anything.回扣每月变动，且随时失效。签任何东西之前先问一句。
Questions people actually ask大家真正会问的问题
Short, direct answers.简短、直接的回答。
Which Johor Bahru area gives the best rental yield?新山哪个地区的租金回报最好？
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.按本专栏的区间，毛回报最高的在第四梯队：港脚普来 5.0–6.5%、地南 5.0–6.0%，其次是巴西古当与马赛 4.8–5.8%。第三梯队中，古来布特拉镇达 4.8–5.8%，乌达阿米娜花园、大也花园与大学城约 4.5–5.5%。回报最高的地方，正是入场价最低的地方，也正是客单最低、租户信用最弱的地方。第一梯队目的地商圈是 2.8–4.2%，因为你买的是流动性与租金成长，不是当期收益。
Which JB area has the most shop lot transactions?新山哪个地区的店屋成交最多？
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.柔佛再也的换手最深，其次是乌达阿米娜花园，51 宗成交记录。流动性比多数买家以为的更重要：一个年成交八宗的商圈，退出所需时间可能远长于成交五十宗的地方——无论故事讲得多好。
What does a shop lot cost per month in Johor Bahru?新山店屋月租大概多少？
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.本专栏 39 个地区的地面层挂牌租金，从港脚普来下限的每月约 RM500 到实达乌达玛的 RM25,000 不等，多数社区型商圈落在 RM2,000 至 RM8,000 之间。楼上单位通常是地面层的 25–40%。角头单位、门面宽度与现有租约会大幅改变这些数字。
Which JB area is best if my customers are Singaporean?如果我的客人是新加坡人，新山哪一区最好？
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.按距关卡的车程：彩虹花园与世纪花园（距长堤 10–12 分钟）、山打士花园（12 分钟）、地平线山庄与武吉英达（距大士 12–20 分钟）。Bukit Chagar 的 RTS 尚未通车——目前在最后阶段的系统测试，客运目标为 2027 年（项目总监曾提及 2027 年 1 月，官方尚未确认）。请勿把 RTS 人流当成已经存在来做测算。
Can a foreigner buy a shop lot in Johor?外国人可以在柔佛买店屋吗？
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.可以，但柔佛商业产业设有 RM100 万最低购价门槛，另需州政府同意。柔佛的外国买家同意书征费为购价的 3%，最低 RM30,000，已于 2025 年 7 月 1 日从 2% 上调。经营零售或餐饮生意是另一回事，通常需要 WRT 执照与最低实收资本——各地区页面都列出了完整流程。
How current are the figures in this series?本专栏的数字有多新？
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.租金区间为 2026 年 9 月自各房产平台在售盘整理的挂牌租金。成交中位价与每平方尺价格取自 brickz.my（转载估价与房产服务局的成交记录）——各地区页面均注明确切的成交时段。共有十二个地区在各自页面上带明确的数据警示——大也花园最新数据为 2019–2020 年、实里达阿南镇为 2019 年；而 Adda 高原、大丰、士乃、巴西古当、马赛、乌鲁地南、珍珠花园、斯里普来柏达那、美迪尼、公主港、拉庆与 Danga Bay 完全没有公开的商业成交数据，其价格仅为叫价。
Sources & method资料来源与方法
- brickz.my — recorded commercial transactions, from JPPH data.商业成交记录，源自估价与房产服务局数据。
- EdgeProp.my, PropertyGuru, iProperty, Mudah — current rental and sale listings.当期租售挂牌。
- KPDN — WRT licence and foreign equity rules.WRT 执照与外资股权规定。
- NAPIC — supply, launches and vacancy.供给、新推盘与空置率。
- Electoral roll ethnic shares are 2022 constituency-level figures. They describe residents, not visitors — each area page explains where the two diverge.族群比例为 2022 年选区层级选民册数字。它描述的是住户，不是访客——各地区页面都说明了两者的差异所在。