Shop lots in Bandar Seri Alam, Johor Bahru新山 Bandar Seri Alam 实里达阿南镇 现成店面
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。
- Ground floor rent地面层租金
- RM1,300–3,600per month每月
- Median transacted成交中位价
- RM1,100,000RM248 psf · 9 deals宗
- Peak trading最旺时段
- Term-time weekdays and evenings学期内平日与晚间
- Catchment客群
- University students, industrial staff and township residents大学生、工业员工与社区住户
The map loads here on the published site.地图会在正式网站上载入。
If you have never been here如果你从未来过这里
The 60-second orientation.60 秒读懂这个地方。
- Zone区位
- Eastern Johor, Masai / Plentong柔佛东部 · 马赛／班兰
- Main commercial street主要商业街
- Jalan Suria
- Transaction window成交数据窗口
- 2019 (stale — re-verify before pricing)2019 年（已过时——定价前请重新查证）
| Destination目的地 | Drive车程 | Why it matters to a tenant对租户的意义 |
|---|---|---|
| Management & Science University (Seri Alam) 管理与科学大学（实里达阿南） | Walk | The student catchment; term-time only.学生客群；仅限学期内。 |
| Pasir Gudang industrial belt 巴西古当工业带 | 10 min | Industrial employment nearby.邻近的工业就业。 |
| Masai 马赛 | 6 min | Adjacent industrial town.相邻的工业城镇。 |
| Permas Jaya 百万镇 | 12 min | The stronger established retail alternative.更强的成熟零售替代选项。 |
| JB City Centre / RTS 新山市中心 / RTS | 25 min | No RTS benefit.无法受惠于 RTS。 |
Why this strip is busy这个商圈为什么会旺
The demand engines — and what each one actually pays for.需求引擎——以及它们各自真正买什么。
A university campus inside the township社区内的大学校园
Management & Science University’s Seri Alam campus puts a scheduled student flow through the precinct during term.管理与科学大学的实里达阿南校区，在学期内为这个商圈带来有固定时段的学生人流。
The lowest entry price on this entire list全清单最低的入场价
RM248 psf on the last published series. Nothing else here is close.按最后公布的数据，每平方尺 RM248。本清单没有第二个接近的。
A planned township with real infrastructure有真实基础设施的规划社区
Wide roads, parking and modern layout — a materially better built environment than Masai next door.道路宽阔、泊位充足、格局现代——建成环境明显优于隔壁的马赛。
Industrial employment ten minutes away十分钟外的工业就业
Pasir Gudang’s belt provides a non-student customer layer that trades through the semester breaks.巴西古当工业带提供了一层非学生客群，能在学期假期间照常消费。
What Seri Alam actually looks like实里达阿南镇实际长什么样
Real, freely-licensed photographs of this area — with the licence on every caption.这个地区真实的、自由授权的照片——每张图注都附授权。
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.本页每一张照片都是这个地区真实的、采用自由授权的图片，依其标明的创作共用授权署名后使用——不是图库图，也不是生成图。各图注均附授权链接。如果你有自己店面更好的实拍，发给我们，我们会署名并链接你。
What Seri Alam has that the others do not实里达阿南镇有、别人没有的
Not “advantages” — structural facts a competing location cannot copy.不是「优点」，而是结构性事实：竞争商圈复制不了。
A campus that does not relocate不会搬走的校园
A university is permanent infrastructure. The student flow is scheduled and reliable during term.大学是永久基础设施。学期内的学生人流有固定时段，而且可靠。
A better built environment than its neighbours优于邻居的建成环境
Planned layout, real parking, modern stock. That is not true of Masai or the older Pasir Gudang strips.规划格局、真实泊位、现代建筑。马赛与较老的巴西古当商圈都没有这些。
Entry price low enough to absorb a mistake低到足以吸收一次失误的入场价
At this level of capital outlay, a slow first year is survivable in a way it is not at RM2 million.在这个资本投入水平上，第一年生意慢是撑得过去的——在 RM200 万的水平上则不然。
Who actually walks past your door门口走过的到底是什么人
Estimated share of retail spend, by ethnicity and customer type. Read the last row before you commit.按种族与客户类型拆分的零售消费占比估算。签约前请务必读完最后一行。
| Segment客群 | Share占比 | Per visit单次消费 | When时段 | Concepts that win them能拿下他们的业态 |
|---|---|---|---|---|
| University students大学生 | 25–32% | RM10–25 | Term-time weekdays and evenings学期内平日与晚间 | Value meals, bubble tea, printing, barber, phone repair平价餐、手摇饮、打印、理发、手机维修 |
| Malay township households马来族社区住户 | 40–45% | RM12–32 | Daily; strong in Ramadan每日；斋戒月尤旺 | Halal F&B, mini-mart, pharmacy, kids’ services清真餐饮、迷你市场、药房、儿童服务 |
| Industrial and factory staff工业与工厂员工 | 18–24% | RM10–25 | Weekday lunch and shift changes平日午市与换班时段 | Economy rice, mamak, coffee, convenience经济饭、嘛嘛档、咖啡、便利 |
| Chinese Malaysian households华裔住户 | 30–35% | RM15–38 | Daily; evening peak每日；晚间高峰 | Kopitiam, clinics, provision, tuition咖啡店、诊所、杂货、补习 |
| Indian Malaysian households马来西亚印裔家庭 | 12–15% | RM12–32 | Evenings and weekends晚间与周末 | Mamak, clinics, provision嘛嘛档、诊所、杂货 |
| Anything requiring high occupancy nearby任何依赖周边高出租率的业态 | — | — | Supply is widely reported as exceeding demand普遍反映供给大于需求 | Walk the street and count the empty units yourself before you commit.投入前，请自己走一趟街，数一数空置单位。 |
Ethnic composition族群结构
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.P.159 巴西古当 国会选区 2022 年公民选民册（本商圈属该选区）。选民册只计已登记选民——不含非公民（外劳、新加坡人、外派人士）与 18 岁以下人口。资料来源：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.选民册中马来／土著占一半（51.0%），而这还没算上选民册看不见的、规模极大的非公民外劳人口。在港口与石化带，非清真业态开门前就已放弃大部分可触及市场。清真认证在这里不是加分项，是必要项。
Catchment and market depth腹地与市场深度
Scale indicators for this precinct.这个商圈的规模指标。
Rent and price schedule租金与售价表
Market bands, September 2026. Corner, frontage and existing tenancy change everything.2026 年 9 月市场区间。角头、门面与现有租约会大幅改变价格。
| Level & position楼层与位置 | Monthly rent月租 | Best suited to适合业态 |
|---|---|---|
| Ground floor地面层 | RM1,300–3,600 | Anchor F&B, retail, clinic, salon主力餐饮、零售、诊所、美发 |
| 1st floor二楼 | RM600–1,400 | Studio, tuition, spa, private dining工作室、补习、水疗、私房菜 |
| 2nd floor三楼 | RM450–1,100 | Back office, storage, co-working后勤办公、仓储、共享办公 |
| Whole block整栋 | RM2,200–5,500 | Multi-floor F&B, medical, corporate多层餐饮、医疗、企业总部 |
| Asset资产类型 | Asking range叫价区间 | Gross yield毛回报 |
|---|---|---|
| Shophouse, intermediate店屋，中间单位 | RM800k–1.4M | 4.0–5.0% |
| Shophouse, corner店屋，角头单位 | RM1.45M–1.9M | 4.0–5.0% |
| Reference: 9 recorded transactions at a median of RM1,100,000 and RM248 per sq ft (2019 (stale — re-verify before pricing)). Source: brickz.my, from JPPH transaction data.参考：9 宗成交记录，中位价 RM1,100,000，每平方尺 RM248（2019 年（已过时——定价前请重新查证））。来源：brickz.my，源自估价局成交数据。 | ||
What is missing — the opportunity list还缺什么——机会清单
Compiled from listings, directories and on-the-ground survey. Absence of evidence is not proof of absence — verify before you commit.整理自挂牌、商户名录与实地走访。查不到不等于确定没有——投入前请自行核实。
The honest assessment客观评估
Every agent will tell you the first column. Read the second one twice.左边这些，每个中介都会告诉你。右边这些，请读两遍。
- The lowest entry price on this list.本清单最低的入场价。 RM248 psf on the last published series.按最后公布的数据，每平方尺 RM248。
- A university campus inside the township.社区内的大学校园。 Scheduled term-time student flow.学期内有固定时段的学生人流。
- A better built environment than its neighbours.优于邻居的建成环境。 Planned layout, real parking, modern stock.规划格局、真实泊位、现代建筑。
- An industrial layer that trades through the breaks.能撑过学期假的工业客层。 Pasir Gudang employment ten minutes away.十分钟外的巴西古当就业。
- Supply is widely reported as exceeding demand.普遍反映供给大于需求。 This is the most important line on this page. Walk the street, count the empty units, and ask how long they have been empty — before you sign anything.这是本页最重要的一句话。签任何东西之前，请走一趟街、数一数空置单位，并问清楚它们空了多久。
- The transaction data is from 2019.成交数据来自 2019 年。 Six years stale. The RM248 psf figure tells you what the market was, not what it is. Commission a current valuation.已过时六年。每平方尺 RM248 说明的是当时的市场，不是现在的。请委托一份当前估价。
- Semester breaks gut the student trade.学期假掏空学生生意。 June to August and December are materially quieter. Model on roughly nine student months.6 至 8 月与 12 月明显冷清得多。请按约九个月的学生营业期建模。
- Very low ticket.极低的客单。 RM10–32 a head across every segment.各客群人均都是 RM10–32。
- Under MBPG, not MBJB.归 MBPG 而非 MBJB 管辖。 Different licensing timelines, fees and enforcement — verify before you budget.执照时程、收费与执法都不同——做预算前请先查证。
How it compares with the other JB strips与新山其他商圈的对比
Ground-floor asking rents from live portal listings, September 2026.地面层挂牌租金，取自 2026 年 9 月的房产平台在售盘。
| Strip商圈 | GF rent / month地面层月租 | Who shops there主要客群 | Parking泊车 | Pick it if什么情况下选它 |
|---|---|---|---|---|
| Mount Austin | RM3,800–9,500 | Dense local Chinese Malaysian; highest weekday volume in JB密集本地华裔；新山平日客流量最高 | Congested拥挤 | Your model needs volume seven days a week and you can live without parking.你的模式需要一周七天走量，且能接受泊车困难。 |
| Bukit Indah | RM2,500–4,200 | AEON-anchored footfall plus Singaporean day-trippers永旺带动人流，加新加坡日游客 | Adequate尚可 | You want an Eco Botanic customer at roughly half the rent.你想要 Eco Botanic 的客群，但只付约一半租金。 |
| Eco Botanic | RM6,000–15,000 | Singaporean weekenders, EduCity students, expat families新加坡周末客、教育城学生、外派家庭 | Free, ample免费充足 | You want high basket size and can survive a soft Monday–Thursday.你要的是高客单，且撑得住周一至周四的淡市。 |
| Taman Molek | RM4,500–15,000 | Affluent Chinese Malaysian, expat and Singaporean富裕华裔、外派与新加坡客 | Tight紧张 | You are an evening or bar operator with an existing following.你是有既有客源的晚间或酒吧业者。 |
| Sutera Utama | RM3,500–25,000 | Affluent Skudai households; the state’s highest median price富裕士古来家庭；全州最高成交中位价 | Adequate尚可 | You sell premium and need a catchment that pays for it.你卖的是高端，需要付得起的客群。 |
| Johor Jaya | RM2,200–4,500 | 66,000 residents; the most balanced ethnic mix in JB6.6 万住户；新山族群结构最均衡 | Adequate尚可 | You want the healthiest yield and the deepest deal flow.你要的是最健康的回报与最深的成交流量。 |
| City Centre / IIBD | RM5,000–13,000 | Singaporean walk-in via CIQ; RTS terminus January 2027经关卡步行入境的新加坡客；RTS 2027 年 1 月总站 | Paid / limited收费／有限 | You want walk-in cross-border traffic and will pay for the story.你要的是步行跨境客流，且愿意为这个故事付钱。 |
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.地面层挂牌租金，取自 2026 年 9 月的房产平台在售盘。任何一处都预留 5–15% 议价空间。如果另一个商圈更适合你的业态，我们会直接说。
Buying, not renting? Same area, the residential side — NAPIC registered transactions, median price, median PSF and the 12-month move: Bandar Seri Alam landed data → · condos · industrial
你是要买，不是要租？同一个地区的住宅面——NAPIC 政府登记成交、中位价、中位每尺价与 12 个月涨跌：实里达阿南镇 有地住宅数据 → · 公寓 · 工业
What it actually costs to open here在这里开一间店，到底要多少钱
Rent is the number everyone quotes. It is rarely the number that kills the deal — the fit-out is.大家开口都问租金。但真正让人开不成的，通常不是租金，是装修。
| Item项目 | Amount (RM)金额（RM） | Basis计算依据 |
|---|---|---|
| Fit-out — full F&B with kitchen装修——含厨房的完整餐饮 | 231,000 – 539,000 | RM150–350 psf on 1,540 sq ft. Kitchen exhaust, grease trap and M&E are what push it up.1,540 平方尺、每平方尺 RM150–350。抽风、隔油池与机电是推高成本的主因。 |
| Fit-out — basic retail (indicative)装修——基础零售（参考） | 150,000 – 280,000 | Mid-range commercial guidance; no retail-specific Malaysian benchmark is published.中档商业装修水平推算；马来西亚无零售专属公开基准。 |
| Deposits — 2 months + 1 advance + ½ utility押金——2 个月 + 1 个月预付 + 半个月水电 | 8,400 | The Malaysian “2 + 1 + ½” convention, payable before you touch the unit.马来西亚「2+1+½」惯例，进场前须付清。 |
| Stamp duty on the tenancy租约印花税 | 115 (1 yr)（1 年） / 345 (3 yr)（3 年） | RM1 per RM250 of annual rent for ≤1 year; RM3 for 1–3 years. The RM2,400 exemption was abolished in January 2025.一年以内每 RM250 年租征 RM1；1–3 年为 RM3。RM2,400 免税额已于 2025 年 1 月取消。 |
| Legal fee — tenancy agreement律师费——租约 | 720 | 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%.依 2023 年律师报酬令附表二：租约月租 RM10,000 以内为一个月租金的 30%（最低 RM500）；月租超过 RM10,000 则降至 15–25%。租契（三年以上，商业单位常见）另计且更高——RM10,000 以内为一个月租金的 60%，之后为 30–50%。 |
| Agent commission中介佣金 | 0 | 1.25 months rent, paid by the landlord by convention. A tenant paying this is being overcharged.1.25 个月租金，惯例由业主支付。租客若被要求付这笔，就是被多收了。 |
| TNB three-phase connection + depositTNB 三相电接驳 + 保证金 | 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.接驳费 RM1,700，另加 10–20 kW 保证金 RM2,600–5,200。保证金年息 2.5%，可退。 |
| Licences — premise + signboard, first year执照——营业执照 + 招牌，首年 | Budget 700 – 1,200预留 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.营业执照收费由管辖你的地方政府（MBJB／MBIP／MBPG／MPKu）按业态与面积订定——请向其确认。招牌执照 RM200–400。此栏为预算参考，不是报价。 |
| Sdn Bhd incorporation私人有限公司注册 | 1,000 | SSM fee. A foreigner cannot register a sole proprietorship.SSM 规费。外国人不能注册独资企业。 |
| Realistic total before you sell anything — F&B卖出第一份餐之前的实际总投入——餐饮 | 248,400 – 568,400 | Plus opening stock, POS, signage design, insurance and 3 months working capital.另需首批货品、收银系统、招牌设计、保险与 3 个月周转金。 |
The break-even you should model before signing签约前应该先算的回本模型
Healthy rent-to-revenue for Malaysian F&B is 12–22%. A shop lot should sit at the low end — 20%+ is where a mall unit belongs.马来西亚餐饮业健康的租金占比是营业额的 12–22%。店屋应落在低端——20% 以上是商场铺位才该有的水平。
Licences, company setup and the foreign-ownership trap执照、公司架构，以及外资的那个坑
If you are not Malaysian, read the WRT row first. It decides whether your concept is legal here at all.如果你不是马来西亚人，请先看 WRT 那一行。它决定你的业态在这里到底合不合法。
| Requirement项目 | Cost费用 | Time时间 | What actually matters关键提醒 |
|---|---|---|---|
| WRT licence — only if foreign equity exceeds 50%执照——仅当外资超过 50% | No govt fee无政府规费 RM1,000,000 paid-up capital per outlet实收资本／每间店 |
2–3 months个月 | This is the one that stops most foreign plans. Requires RM1m paid-up capital per outlet and a Sdn Bhd. Foreigners are outright restricted from mini markets, provision shops and non-specialised F&B outlets. Convenience stores cap foreign equity at 30%.这是最常卡死外国人计划的一关。每间店需实收资本 RM100 万，且必须是私人有限公司。外国人被明文限制经营迷你市场、杂货店与非专门型餐饮。便利店外资上限 30%。 |
| SSM company registration公司注册 | RM1,000 | 1–3 days天 | Foreigners cannot register a sole proprietorship — Sdn Bhd only. A foreigner may own 100% of a Malaysian Sdn Bhd.外国人不能注册独资企业，只能开私人有限公司。外国人可 100% 持有马来西亚私人有限公司。 |
| Council business premise licence市政局营业执照 | Varies视情况 | Allow 2–6 weeks预留 2–6 周 | Needs SSM cert, floor plan with measurements, location plan and interior/exterior photos. Fees are set by business type, floor area and which council covers your unit — MBJB, MBIP, MBPG and MPKu each publish their own schedule under their own by-laws, so ask the council that actually covers you rather than trusting a single figure found online. MBJB has moved to date-to-date validity: you may renew up to three months before your own expiry date without penalty (its 2026 renewal notice ran 1 Oct – 31 Dec 2025). Renewal usually triggers re-inspection.需备 SSM 注册证、含尺寸的平面图、位置图与店内外照片。收费由业态、面积与管辖你这间店的地方政府决定——MBJB、MBIP、MBPG、MPKu 各自依其附例公布收费表，请直接问管辖你的市政局，不要相信网上看到的单一数字。MBJB 已改为「到期日对到期日」制：可在自己执照到期前三个月内续期而不罚款（其 2026 年续期通告期间为 2025 年 10 月 1 日至 12 月 31 日）。续期通常会触发复检。 |
| Signboard licence + DBP language approval招牌执照 + 国家语文局批准 | RM200–400/yr／年 | 6–8 weeks total周（合计） | Bahasa Malaysia must be the largest text on your sign — the working rule is 30% larger than any other language. DBP approval comes first (1–2 weeks), then the council (2–6 weeks). An unlicensed sign draws a RM250–5,000 compound and forced removal at your cost.招牌上马来文必须是最大的字——业界通行做法是比其他语文大 30%。先取得国家语文局批准（1–2 周），再报市政局（2–6 周）。无照招牌罚款 RM250–5,000，并须自费拆除。 |
| Food handler training + typhoid vaccination食品处理员培训 + 伤寒疫苗 | ~RM50 per person／人 | ~3 hours小时 | Mandatory for every food handler under the Food Hygiene Regulations 2009. Certificate is for life; the typhoid jab renews every 3 years.依 2009 年食品卫生条例，每位食品处理员均须完成。证书终身有效；伤寒疫苗每 3 年更新。 |
| Act 852 no-smoking compliance852 号法令禁烟合规 | Signage cost only仅标示成本 | — | In force since 1 October 2024. You must display current-standard signage and provide no ashtrays. Proprietor fine up to RM5,000 — operators have been fined for displaying an outdated sign, not for allowing smoking.2024 年 10 月 1 日起生效。必须张贴最新版本的禁烟标示，且不得提供烟灰缸。业主罚款最高 RM5,000——已有商家因张贴旧版标示（而非因容许吸烟）被罚。 |
| Halal certification清真认证 | RM20 + RM100–700/yr／年 | 15–30 working days工作天 | Voluntary — the Cabinet rejected mandatory certification in 2024. Johor applications go to JAINJ via the MYeHALAL portal. The fee is trivial; the compliance is not — every supplier in your chain must also be certified.属自愿性质——内阁已于 2024 年否决强制认证。柔佛的申请经 MYeHALAL 门户递交柔佛州宗教局。规费很低，但合规成本不低——供应链上每一家供应商也必须持证。 |
Fees are indicative for 2026 and set by by-law, so they move. Call your local council’s Licensing Department before you budget. We can walk you through the whole sequence for a unit we place you in.以上费用为 2026 年参考值，由地方法令订定，会有变动。做预算前请先致电所属市政局执照组。若你透过我们承租，我们可全程协助跑完这套流程。
Two ways we can help我们能帮你的两件事
We hold ready units here that are never listed publicly, and current developer rebate sheets for the new phases.我们手上有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 concept. We will send matching units within 24 hours.告诉我们你的业态，24 小时内发配对单位给你。
Most good ground-floor units in Seri Alam 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.实里达阿南镇大多数好的地面层单位，在挂牌前就已易手。把你的行业、面积、预算与预计开业时间告诉我们，我们会回覆真正可承接的单位——包括现租户正在低调转让的店面。
- Off-market and tenancy-assignment units未挂牌单位与租约转让
- Floor plans, actual outgoings and licensing feasibility平面图、实际杂费与执照可行性
- Foreign-buyer and non-resident tenancy guidance外籍买家与非居民承租指引
Or WhatsApp / call +60 10-906 6685 · email或 WhatsApp／致电 +60 10-906 6685 · 电邮
No fee to tenants and buyers. Reply within one working day.租户与买家免收费用。一个工作日内回覆。
Get the current new-launch rebate sheet for this corridor.领取本区当期新项目优惠表。
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.新推商业期数带有从不公开的优惠——早鸟折扣、回扣、租金保证与装修津贴，且每月变动。我们会把当期优惠表发给你，并附上回报测算。
- Live rebate and package comparison across projects跨项目当期回扣与配套对比
- Net yield modelling after outgoings and financing扣除杂费与融资后的净回报模型
- Foreign purchase threshold and state consent levy notes外国人购买门槛与州批准费说明
Or WhatsApp / call +60 10-906 6685 · see new launches或 WhatsApp／致电 +60 10-906 6685 · 浏览新推项目
Includes the RM1M foreign-buyer floor and the 3% state consent levy for Johor commercial property.含柔佛州商业产业外国人 RM100 万门槛与 3% 州批准费说明。
Questions people actually ask大家真正会问的问题
Short, direct answers.简短、直接的回答。