Shop lots in Adda Heights, Johor Bahru
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.
- Ground floor rent
- RM3,500–7,500per month
- Median transacted
- —— psf · — deals
- Peak trading
- Thursday–Sunday evening; alfresco dining
- Catchment
- Upper-middle Chinese Malaysian township residents
The map loads here on the published site.
If you have never been here
The 60-second orientation.
- Zone
- Eastern Johor Bahru, newer township
- Main commercial street
- Adda Avenue 1 & 2
- Transaction window
- no published transaction series — asking prices only
| Destination | Drive | Why it matters to a tenant |
|---|---|---|
| Mount Austin | 10 min | The regional destination; takes your occasion spend. |
| Taman Daya / Setia Indah | 6 min | Adjacent established catchment. |
| AEON Tebrau City | 12 min | Mall competition for weekend retail. |
| Singapore (Causeway/CIQ) | 30 min | Limited Singaporean traffic. |
| JB City Centre / RTS | 22 min | No direct RTS footfall. |
Why this strip is busy
The demand engines — and what each one actually pays for.
A purpose-built alfresco dining street
Adda Avenue was designed as a dining destination rather than assembled from generic shophouses. The layout, setbacks and outdoor seating were planned in.
A 500-acre township feeding its own street
The commercial component sits inside its own residential catchment rather than competing for a shared one. Residents walk or drive two minutes.
Newer stock than the eastern average
Adda Heights is materially newer than Johor Jaya or Taman Daya. Lower fit-out risk, modern services, and a look that photographs well.
Upper-middle catchment with real discretionary spend
The township skews upper-middle Chinese Malaysian — the demographic that sustains cafes, alfresco dining and enrichment.
What Adda Heights 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 Adda Heights has that the others do not
Not “advantages” — structural facts a competing location cannot copy.
A published, finite unit count
Ninety-nine units on Adda Avenue and 103 on Adda Avenue 2 — 202 across the two original rows. A third row, Adda Avenue 3, has since sold out, so treat 202 as the count for the two established rows rather than the township total. Even so, supply here is knowable and bounded, which is unusual in Johor.
Designed for alfresco, not adapted to it
Setbacks, pavement width and outdoor seating were planned in. Retrofitting alfresco onto an older shophouse row is a licensing and physical problem.
A self-contained residential catchment
Five hundred acres of housing around its own commercial spine. Residents do not have to choose between your street and someone else’s.
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 |
|---|---|---|---|---|
| Upper-middle Chinese Malaysian residents | 55–65% | RM30–70 | Daily; peaks Thu–Sun evening | Alfresco dining, cafes, dessert, clinics, tuition |
| Malay professional households | 15–20% | RM20–50 | Evenings, weekends, Ramadan | Halal F&B, pharmacy, kids’ services |
| Neighbouring township residents | 10–15% | RM25–60 | Weekends | Destination dining, cafes |
| Indian Malaysian households | 6–10% | RM20–45 | Evenings and weekends | Mamak, clinics, provision |
| Families with young children | 10–15% of spend | RM40–90 | Weekend daytime | Enrichment, indoor play, family dining |
| Singaporean visitors | <5% | RM50–110 | Rare — not on any itinerary | Do not model on cross-border spend. |
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. Adda Heights itself skews more Chinese Malaysian than the Tebrau average — it is an upper-middle Chinese-majority township inside a Malay-plurality seat, which is why an alfresco dining street works here at all.
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 | RM3,500–7,500 | Anchor F&B, retail, clinic, salon |
| 1st floor | RM1,500–2,800 | Studio, tuition, spa, private dining |
| 2nd floor | RM1,000–2,000 | Back office, storage, co-working |
| Whole block | RM6,000–11,000 | Multi-floor F&B, medical, corporate |
| Asset | Asking range | Gross yield |
|---|---|---|
| Shophouse, intermediate | RM1.6M–2.2M | 3.5–4.5% |
| Shophouse, corner | RM2.4M–3.0M | 3.5–4.5% |
| Reference: — recorded transactions at a median of — and — per sq ft (no published 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 published, finite supply. 202 three-storey shops on the two original rows; Adda Avenue 3 has since sold out.
- Designed for alfresco dining. Setbacks and outdoor seating planned in, not retrofitted.
- Its own 500-acre residential catchment. Residents walk or drive two minutes. No shared catchment fight.
- Newer stock than the eastern average. Lower fit-out and maintenance risk, and it photographs well.
- No published transaction data at all. We could not retrieve a Brickz series for Adda Heights. Every price on this page is an asking price. Commission a valuation.
- Mount Austin takes the occasion spend. Ten minutes away with far more choice. You get the neighbourhood trade.
- No passing trade. A self-contained township has no through-traffic. Every customer is a deliberate visit.
- Newer means less proven. Adda Avenue 2’s 103 units are recent supply. Confirm current occupancy on the ground before you commit.
- Evening-weighted. Model on four strong evenings a week, not a seven-day daytime trade.
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: Adda Heights 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 | 19,250 | The Malaysian “2 + 1 + ½” convention, payable before you touch the unit. |
| Stamp duty on the tenancy | 264 (1 yr) / 792 (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 | 1,650 | 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 | 259,250 – 579,250 | 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 Adda Heights 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.