Shop lots in Eco Botanic, Johor Bahru 新山 Eco Botanic 生态园 现成店面
Johor Bahru’s most-copied F&B high street sits 18 minutes from the Tuas Second Link, next door to five universities. Here is what a unit costs, who walks past it, and where the strip is weak. 新山近年最被模仿的餐饮高街，距离第二通道（Tuas）18 分钟车程，紧邻七所高等院校。这一页讲清楚：一间店面要多少钱、门口走过的是什么人、以及这个商圈的短板在哪里。
- Ground floor rent
- RM6k–15kper month, 1,540–1,900 sf每月，1,540–1,900 平方尺
- 3-storey shop, sale
- RM3.3M–4.9M≈RM1,255 psf median transacted成交中位数约 RM1,255／平方尺
- Peak trading最旺时段
- Fri–Sun周五至周日6pm–11pm, weekday lunch soft晚 6–11 点；平日午市偏弱
- Catchment辐射人口
- 7 institutions所院校EduCity + 4 int’l schools next doorEduCity 教育城 + 4 所国际学校
Live Street View loads here on the published site.实时街景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。
79100 Iskandar Puteri, Johor, Malaysia
- Main access主要出入
- Jalan Eko Botani off the Coastal Highway (Lebuhraya Pesisir Pantai) and Jalan Iskandar Puteri; direct feeder to E3 Second Link Expressway.经海岸大道（Lebuhraya Pesisir Pantai）与 Jalan Iskandar Puteri 接 Jalan Eko Botani；可直接上 E3 第二通道大道。
- Parking泊车
- Free surface parking on both sides of every shophouse row, plus rear service lanes. No paid parking, no coupon system. This is the single most-cited reason customers choose it over older JB strips.每排店屋两侧均有免费地面泊位，另设后巷。无收费泊车、无泊车券制度。这是顾客选择这里而非老商圈时最常提到的理由。
- Township scale社区规模
- 270 acres (Eco Botanic) + 193 acres (Eco Botanic 2) = 758 acres across Eco Botanic 1, 2 and 3 total. Single master developer, EcoWorld.270 英亩（Eco Botanic）+ 193 英亩（Eco Botanic 2），合共 758 英亩（Eco Botanic 1、2、3 合计）。单一总发展商 EcoWorld。
Eco Botanic is a master-planned township in Iskandar Puteri, the western half of Johor Bahru — not the old city centre. It was launched by EcoWorld around 2014 on land that was empty scrub, and its commercial strip has since become the district’s default answer to “where do we eat tonight?”Eco Botanic 是依斯干达公主城（Iskandar Puteri）的一个整体规划社区，位于新山西部，而不是老市区。由 EcoWorld 于 2014 年前后在一片荒地上开发，其商业街如今已成为该片区「今晚去哪吃」的默认答案。
Three things make it read differently from an older Johor strip like Taman Molek or Mount Austin: the shophouses are new (2016–2023), the roads are wide with surface parking that is actually adequate, and the tenant mix skews café-and-dessert rather than kopitiam-and-hardware. That combination is why it pulls weekend traffic from across the causeway.与 Taman Molek、Mount Austin 这类老商圈相比，它有三点不同：店屋很新（2016–2023 年落成）、道路宽且地面泊位真的够用、租户结构偏咖啡甜品而非咖啡店五金店。这个组合，正是它能吸引新加坡周末客的原因。
Administratively it sits in Mukim Pulai, Daerah Johor Bahru, postcode 79100. Locals also write it as Taman Eco Botanic or 生态园. Nearby Malay-named areas — Gelang Patah, Nusa Duta, Nusa Bestari — are separate townships, not part of Eco Botanic.行政上属柔佛州新山县 Mukim Pulai，邮区 79100。本地人也写作 Taman Eco Botanic 或「生态园」。附近的 Gelang Patah、Nusa Duta、Nusa Bestari 是各自独立的社区，不属于 Eco Botanic。
| Destination目的地 | Drive车程 | Why it matters to a tenant对租户的意义 |
|---|---|---|
| Tuas Second Link (Singapore)（新加坡第二通道） | 18 min | Weekend Singaporean spend; the single biggest revenue swing factor. EcoWorld markets this as 10 minutes; 18 is the realistic figure including the approach, and the checkpoint queue is on top of both.周末新币消费；营业额波动最大的单一因素。EcoWorld 宣传为 10 分钟；含引道的实际车程约 18 分钟，关卡排队时间另计。 |
| EduCity (NUMed, Reading, Southampton, NMUC, Raffles, MDIS)（教育城 7 所高等院校） | 3 min | Term-time student base; disappears during semester breaks.学期内的学生客源；放假即消失。 |
| Gleneagles Medini | 10 min | Medical visitors, staff lunch trade, pharmacy demand.医疗访客、员工午餐、药房需求。 |
| Legoland & Medini | 10 min | Tourist overflow, mostly weekends and school holidays.游客外溢，集中在周末与学校假期。 |
| Bukit Indah | 12 min | The nearest competing strip — check rents there before signing.最近的竞争商圈——签约前请对比该处租金。 |
| JB City / RTS Bukit Chagar | 35 min | Far. Eco Botanic gains little direct RTS footfall.较远。Eco Botanic 几乎无法直接受惠于 RTS 人流。 |
| Senai Airport | 30 min | Relevant for services and B2B office tenants upstairs.与楼上服务型／B2B 办公租户相关。 |
What the shopfronts actually look like店面到底长什么样
Real, freely-licensed photographs of the shopfronts themselves — not renders, not stock, not the developer’s brochure.店屋门面的真实照片，自由授权——不是效果图，不是图库素材，也不是发展商的宣传册。
And what surrounds it周边有什么
The anchors that feed the strip, all within 18 minutes.供养这条街的锚定设施，全在 18 分钟车程内。
Every photograph on this page is a real, freely-licensed photograph of the place it names, credited to its photographer. We publish no stock imagery, no renders and no AI-generated pictures.本页每一张照片都是所标注地点的真实照片，采用自由授权并注明摄影者。我们不使用图库素材、不用效果图、也不用 AI 生成图片。
Who lives around here周边住的是什么人
The residential population inside a 15-minute drive is what carries a shop from Monday to Thursday.15 分钟车程内的住宅人口，才是撑住周一到周四生意的基本盘。
Ethnic composition — Iskandar Puteri族群结构——依斯干达公主城
Citizen electorate of the P.162 Iskandar Puteri federal constituency, 2022 general-election roll (the most recent published breakdown).P.162 依斯干达公主城国会选区的公民选民结构，2022 年大选选民册（目前公布的最新数据）。
Why this matters: a Chinese share of 47% is well above the Johor state average, though it has fallen from 49.8% on the 2018 roll while the Indian share has risen, and it is the demographic reason a café-and-dessert tenant mix works here where it would not in most of the state. It also means halal-only concepts reach roughly a third of the citizen base without a non-halal counterpart nearby.为什么这很关键：华裔占比约 47%，远高于柔佛州平均水平；不过相较 2018 年选民册的 49.8% 已在下降，印裔占比则在上升——这正是咖啡甜品型租户组合能在这里成立、却在州内多数地区难以成立的人口原因。反过来说，纯清真业态大约只覆盖三分之一的公民客群，除非附近同时有非清真选择。
Residential catchment within 15 minutes15 分钟车程内的住宅腹地
Township scale, by residents or dwelling units. Bukit Indah’s figures are widely-quoted estimates, not an official count.按居住人口或住宅单位数计。Bukit Indah 的数字为普遍引用的估算值，非官方统计。
Plus Eco Botanic 1, Eco Spring, Eco Summer, Nusa Duta, Nusa Bestari, Sutera Utama, Gelang Patah town and Medini’s residential blocks — all inside the same 15-minute ring.另有 Eco Botanic 1、Eco Spring、Eco Summer、Nusa Duta、Nusa Bestari、Sutera Utama、Gelang Patah 市镇，以及 Medini 的住宅楼——同样都在这 15 分钟圈内。
Read these with care. The ethnic split is the registered citizen electorate, so it excludes under-18s and every non-citizen — international students, expatriate families and migrant workers are all invisible in it, and locally they matter. The P.162 constituency (447,697 people, MyCensus 2020) is also wider than Eco Botanic’s own trade area. Use these as the shape of the market, not as a headcount at your door.请谨慎解读。族群比例取自注册公民选民，因此不包含 18 岁以下人口与所有非公民——国际学生、外派家庭与外籍劳工在这组数字中完全不可见，而他们在本地是有影响的。P.162 选区（447,697 人，2020 年人口普查）范围也大于 Eco Botanic 本身的商圈。请把它当作市场轮廓，而非你门口的实际人头数。
Why this strip became busy这个商圈为什么会旺
Four demand engines — and what each one actually pays for.四个需求引擎——以及它们各自真正买什么。
Cross-border weekend spend跨境周末消费
Strongest driver最强驱动The Second Link puts Singapore families 18 minutes away — closer than JB city centre is to them at peak. A meal that costs S$70 in Singapore costs S$22 here. Eco Botanic won this traffic because it has parking, which the older JB strips do not.第二通道让新加坡家庭只需 18 分钟车程——高峰期甚至比他们去新山老市区更快。在新加坡花 70 新币的一餐，这里只需约 22 新币。Eco Botanic 能抢下这批客流，靠的是老商圈没有的充足泊位。
EduCity & international schools教育城与国际学校
Term-time base学期客源Seven higher-education institutions and four international schools sit within three minutes — and the University of Southampton Malaysia is not merely nearby, it occupies 150,000 sq ft of Eco Galleria itself — among them Newcastle University Medicine Malaysia, the University of Reading Malaysia, the University of Southampton Malaysia, Netherlands Maritime University College, Raffles University and MDIS. Students give the strip a weekday floor; the parents — Korean, Japanese, mainland Chinese, Middle Eastern and Western expat families — give it a high-value daytime segment that older JB strips simply do not have.七所高等院校与四所国际学校全在三分钟车程内——而南安普敦大学马来西亚分校根本不是「附近」，它就占据了 Eco Galleria 本身 15 万平方尺的楼面——包括纽卡素大学医学院马来西亚分校（NUMed）、雷丁大学马来西亚分校、南安普敦大学马来西亚分校、荷兰海事大学学院、莱佛士大学与 MDIS。学生撑起平日的基本盘；而家长群体——韩国、日本、中国大陆、中东与欧美外派家庭——则带来老商圈完全没有的高价值日间客群。
A resident base that skews young and affluent年轻且富裕的在地住户
Weekday floor平日基本盘Eco Botanic’s own landed and cluster homes, plus Eco Spring, Eco Tropics spillover and the Nusa Duta/Sutera belt, put a large Malaysian Chinese professional and family population within a 10-minute radius. This is the group that repeats, and repeat trade is what keeps a tenancy alive between weekends.Eco Botanic 自身的有地与联排住宅，加上 Eco Spring、Eco Tropics 的外溢，以及 Nusa Duta／Sutera 一带，让 10 分钟车程内聚集了大量华裔专业人士与家庭。这群人会回头消费，而回头客正是撑住周间生意的关键。
The JS-SEZ & Iskandar office build-outJS-SEZ 与依斯干达办公扩张
Slow burn慢热变量Iskandar Puteri is one of the nine flagship zones of the Johor–Singapore Special Economic Zone, which offers qualifying companies a 5% corporate tax rate for 10 or 15 years against the standard 24% (the widely-quoted 15% is a personal income tax rate for knowledge workers, not a corporate rate). That is pulling regional offices and data-centre support firms into Medini and Nusajaya — an office-lunch and after-work segment that is still forming, not yet delivered.依斯干达公主城是「柔佛—新加坡经济特区（JS-SEZ）」九大旗舰区之一，符合资格的企业可享 5% 企业税、为期 10 或 15 年（标准税率 24%）；坊间常引用的 15% 其实是知识型人才的个人所得税率，并非企业税。这正在把区域办公室与数据中心配套企业吸引到 Medini 与 Nusajaya——这是一个仍在成形、尚未兑现的白领午餐与下班客群。
Five things no other JB strip has新山其他商圈没有的五件事
Not “advantages” — structural facts a competing location cannot copy, however much rent it undercuts you by.不是「优点」，而是结构性事实：无论竞争商圈把租金压得多低，都复制不了。
A captive tertiary-education catchment three minutes away三分钟车程内的封闭型高教腹地
Seven higher-education institutions inside one 305-acre education city, plus international schools, sitting on land zoned for nothing else. One of those campuses is a tenant of the commercial scheme itself. No other commercial strip in Johor Bahru has this on its doorstep — and unlike a mall or a factory, a university cannot relocate, downsize its lease or go quiet after a bad quarter.一座 305 英亩的教育城内有七所高等院校，加上国际学校，且该地块的规划用途不做他用。其中一所校区本身就是这个商业项目的租户。新山没有第二个商圈门口有这样的配置——而且大学不像商场或工厂，不会搬迁、不会缩减租约、不会因为一季业绩差就安静下来。
One developer, 758 acres across Eco Botanic 1, 2 and 3, one design code单一发展商、约 758 英亩（Eco Botanic 1、2、3 合计）、统一设计规范
Eco Botanic (270 acres) and Eco Botanic 2 (193 acres) were master-planned and built by EcoWorld under one architectural code, with enforced facade rules, coordinated landscaping and a single maintenance standard. Almost every older Johor strip is a patchwork of separate developers, mismatched signage and inconsistent upkeep. You cannot retrofit that coherence — it is decided once, at planning stage.Eco Botanic（270 英亩）与 Eco Botanic 2（193 英亩）由 EcoWorld 在同一套建筑规范下整体规划建造：立面规则受管制、绿化统一设计、维护标准一致。新山绝大多数老商圈是多个发展商拼凑而成，招牌参差、维护水平不一。这种整体感无法事后补上——它在规划阶段就已一次性决定。
Singaporeans who live here, not only visit住在这里、而不只是来玩的新加坡人
In adjoining Horizon Hills about 28% of residents are Singaporean. That converts a weekend-only revenue profile into something steadier: a resident, Singapore-dollar household that shops on a Tuesday. Very few Johor catchments carry a resident Singaporean share anywhere near this.邻接的 Horizon Hills，约 28% 住户为新加坡人。这把「只有周末有生意」的收入结构，变成更稳定的东西：一群常住、持新币、周二也会出门消费的家庭。柔佛少有商圈的常住新加坡人比例能接近这个水平。
Freehold with individual titles, next door to leasehold Medini永久地契、个别地契——紧邻租赁地契的 Medini
Eco Botanic shophouses are freehold, and the three-storey stock carries individual titles rather than strata. Medini, ten minutes away, is leasehold and operates under its own foreign-ownership regime. For a foreign buyer, financier or eventual resale, freehold individual title is the cleaner instrument — and it is a permanent property of the land, not a marketing feature.Eco Botanic 店屋为永久地契，三层店屋多持个别地契而非分层地契。十分钟车程外的 Medini 为租赁地契，且另有一套外资持有规则。对外国买家、融资方以及日后转售而言，永久＋个别地契是更干净的工具——而且这是土地的永久属性，不是营销话术。
Free surface parking designed in from day one从第一天就规划进去的免费地面泊位
Parking bays on both sides of every row, rear service lanes, no coupons and no gantry. Older Johor strips were platted before car ownership hit today’s levels and physically cannot add bays. This is the reason a Singaporean family with two children and a boot full of groceries chooses Eco Botanic — and it is the single most repeated line in tenant interviews.每排店屋两侧均设泊位，后设服务巷，无泊车券、无闸门系统。老商圈的地段在汽车保有量达到今天水平之前就已划定，物理上无法再加泊位。这正是一个带两个孩子、后车厢装满采购的新加坡家庭选择 Eco Botanic 的原因——也是租户访谈中被重复最多的一句话。
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 of spend消费占比 | Spend per visit单次消费 | When they come出没时段 | Concepts that win them能拿下他们的业态 |
|---|---|---|---|---|
| Malaysian Chinese — families & young professionals马来西亚华裔——家庭与年轻上班族 | 45–55% | RM25–60 | Daily; peaks Fri–Sun evening每日；周五至周日晚高峰 | Café, hotpot, dessert, bubble tea, salon, tuition咖啡馆、火锅、甜品、手摇饮、美发、补习 |
| Singaporeans — weekend day-trippers新加坡人——周末过境客 | 15–25% up to 35% on Sat周六可达 35% | RM60–150 | Fri night – Sun; public holidays周五晚至周日；公假 | Massage, seafood, dental, pet grooming, car detailing按摩、海鲜、牙科、宠物美容、汽车美容 |
| Students — EduCity & int’l schools (Malaysian, Chinese, Indonesian, Middle Eastern, African)学生——教育城与国际学校（本地、中国、印尼、中东、非洲籍） | 10–15% | RM15–40 | Term-time weekday afternoons学期内平日下午 | Value meals, printing, barber, laundry, co-working平价餐、打印、理发、洗衣、共享空间 |
| Expat & int’l-school parents (Korean, Japanese, mainland Chinese, Western)外派与国际学校家长（韩、日、中国大陆、欧美） | 8–12% | RM50–120 | Weekday mornings, school pick-up 3–5pm平日早上、下午 3–5 点接送时段 | Specialty grocers, Korean/Japanese F&B, clinics, enrichment特色超市、韩日餐饮、诊所、才艺班 |
| Malay middle-class households — Gelang Patah, Nusa Duta, Nusa Bestari马来族中产家庭——Gelang Patah、Nusa Duta、Nusa Bestari | 8–12% | RM20–45 | Evenings, weekends, strong in Ramadan晚间、周末；斋戒月尤旺 | Halal-certified F&B, pharmacy, kids’ services, banking清真认证餐饮、药房、儿童服务、银行 |
| Medical visitors & hospital staff — Gleneagles Medini, Columbia Asia医疗访客与医院员工——鹰阁 Medini、哥伦比亚亚洲 | 3–5% | RM30–80 | Weekday daytime平日日间 | Pharmacy, TCM, physiotherapy, quiet cafés, serviced stays药房、中医、物理治疗、安静咖啡馆、服务式住宿 |
| Blue-collar & migrant workers (Bangladeshi, Nepali, Indonesian, Myanmar)蓝领与外劳（孟加拉、尼泊尔、印尼、缅甸籍） | <3% | RM8–18 | Rare — no factory belt or worker hostels adjacent极少——附近无工业区与外劳宿舍 | Do not plan for this segment here. Volume-driven cheap-eats, remittance, mini-marts and hardware belong in Tampoi, Senai or Pasir Gudang.不要在这里指望这个客群。走量的廉价餐饮、汇款、迷你市场与五金，应该开在 Tampoi、Senai 或巴西古当。 |
Shares are our field estimate from tenant interviews and observed weekend traffic, not census data. Treat them as a planning guide, not an audited figure.以上占比为我们根据租户访谈与周末人流观察所做的实地估算，非官方统计数据。请作为选址参考，而非审计数字。
Who is already trading here — and what is missing已经开在这里的是谁——以及还缺什么
Two hundred-odd businesses have already voted with their deposits. The gaps in that list are where the opportunity is.两百多家商号已经用押金投过票了。这张名单上的空缺，就是机会所在。
The anchors that pull people in把人拉进来的锚定租户
A university campus inside the commercial building大学校区就设在商业楼里
The University of Southampton Malaysia occupies about 150,000 sq ft of Eco Galleria Block C, with capacity for roughly 2,000 students. Not near the shops — in them. That is an anchor tenant most strip malls cannot buy, and it puts a daytime population directly above the retail.南安普敦大学马来西亚分校占据 Eco Galleria C 座约 15 万平方尺，可容纳约 2,000 名学生。不是「靠近」商场，而是就在商场里。这是大多数商业街买不到的锚定租户，等于把日间人口直接放在零售层的楼上。
Malaysia’s largest Jaya Grocer全马最大的 Jaya Grocer
35,000 sq ft in Eco Galleria Block C, opened August 2023. A premium grocer of that size is a weekly-shop destination, and weekly-shop trips are the most reliable footfall a shop lot can sit next to.位于 Eco Galleria C 座，3.5 万平方尺，2023 年 8 月开业。这个规模的高端超市是「每周采买」型目的地，而每周采买正是店面能依靠的最稳定人流。
The convenience cluster on one corner集中在一个转角的便利业态群
Watsons, Guardian, Caring, Big Pharmacy and Well Pharmacy, plus 7-Eleven, FamilyMart, CU and 99 Speedmart, sit around the Starbucks corner at Jalan Eko Botani 3/2 — which locals and visitors use as the wayfinding landmark for the whole precinct.屈臣氏、佳宁、Caring、Big Pharmacy、Well Pharmacy，加上 7-Eleven、FamilyMart、CU 与 99 Speedmart，全部围绕 Jalan Eko Botani 3/2 的星巴克转角——本地人与访客都拿这个转角当整个商圈的导航地标。
Tenant mix — Eco Galleria & Eco Botanic 2租户结构——Eco Galleria 与 Eco Botanic 2
116 managed units, by the landlord’s own directory. Excludes the Eco Boulevard shophouse rows, which are more F&B-heavy still.按业主官方商户名录，共 116 个管理单位。不含 Eco Boulevard 店屋排，那边餐饮占比更高。
What is not here — the actual opportunity list这里还没有的——真正的机会清单
Compiled from the landlord directory, Google Maps and on-the-ground surveys. Absence of evidence is not proof of absence — verify before you commit.整理自业主商户名录、Google 地图与实地走访。查不到不等于确定没有——投入前请自行核实。
The four shop lot precincts四个店面地块
“Eco Botanic” is not one strip. The precincts trade very differently — and price very differently.「Eco Botanic」不是一条街。各地块的生意与价格差异很大。
Eco Botanic 1
Most mature最成熟 Jalan Eko Botani 3/xThe original strip and still the anchor. Three-storey shophouses on a wide loop with generous surface parking; the highest concentration of established F&B, and the addresses Singaporeans navigate to by name. Ground-floor corner units here rarely reach the open market.最早的一条街，至今仍是核心。三层店屋沿宽敞环路排列，地面泊位充足；成熟餐饮最密集，也是新加坡人直接按店名导航前来的地址。这里的地面层角头单位很少流入公开市场。
Eco Galleria
Highest footfall density人流密度最高 European-style high street欧陆风格高街A curated high-street format with four-storey shop offices around a pedestrian spine. Strong for boutique retail, lifestyle services and small-format F&B; the strata layout means smaller, cheaper entry units than a whole shophouse. Upper floors (L3–L4) are office-grade and let slowly.经过统一规划的高街形态，四层店屋环绕步行主轴。适合精品零售、生活服务与小型餐饮；分层地契意味着入场单位比整栋店屋更小、更便宜。三、四楼属办公层级，出租较慢。
Eco Boulevard
Main-road frontage主干道门面 Larger lots大面积地块Wider, deeper three-storey lots facing the arterial road. Signage visibility is the best in the township, which makes it the right pick for showrooms, clinics, banks, car-related trades and any concept that lives on drive-by recognition rather than walk-in browsing.面向主干道的三层店屋，面宽更大、进深更长。招牌能见度是全区最好的，适合展厅、诊所、银行、汽车相关行业，以及任何依靠开车经过被看见、而非闲逛进店的业态。
Eco Botanic 2 & the newest releases与最新期数
Newest · still filling最新 · 仍在招商 Developer packages available有发展商配套The newest commercial releases. Lower entry pricing and developer incentives — rebates, rent guarantees, fit-out allowances depending on the launch — but occupancy is still building, so a tenant here is buying tomorrow’s footfall, not today’s. Suits operators with a destination brand who can pull their own crowd.最新推出的商业单位。入场价较低、发展商有优惠配套——回扣、租金保证、装修津贴（视推介期而定）——但出租率仍在爬坡，租户买的是未来的人流，而非当下的人流。适合自带客源的目的地型品牌。
Rent and price schedule租金与售价表
Market bands, September 2026. Individual units transact outside these ranges — corner, frontage and existing tenancy change everything.2026 年 9 月市场区间。个别单位会成交在区间之外——角头、门面与现有租约会大幅改变价格。
| Level & position楼层与位置 | Typical size面积 | Monthly rent月租 | RM / psf | Best suited to适合业态 |
|---|---|---|---|---|
| Ground floor — corner, main frontage地面层——角头、主门面 | 1,600–1,900 sf | RM9,000–15,000 | 5.50–8.00 | Anchor F&B, hotpot, flagship café主力餐饮、火锅、旗舰咖啡馆 |
| Ground floor — intermediate地面层——中间单位 | 1,540–1,800 sf | RM6,000–10,000 | 3.80–5.50 | Restaurant, bakery, clinic, salon餐厅、烘焙、诊所、美发 |
| 1st floor二楼 | 1,540–1,800 sf | RM2,500–4,200 | 1.50–2.40 | Studio, tuition centre, spa, private dining工作室、补习中心、水疗、私房菜 |
| 2nd floor三楼 | 1,540–1,800 sf | RM1,800–3,000 | 1.10–1.80 | Back office, storage, co-working后勤办公、仓储、共享办公 |
| Whole block (3 floors)整栋（三层） | 4,600–5,400 sf | RM12,000–18,000 | 2.50–3.40 | Multi-floor F&B, medical, corporate HQ多层餐饮、医疗、企业总部 |
| Level楼层 | Typical size面积 | Monthly rent月租 | Notes备注 |
|---|---|---|---|
| Ground — high street retail地面层——高街零售 | 1,000–1,600 sf | RM6,500–12,000 | Best walk-in exposure in the township全区最好的步行客流曝光 |
| Level 2二层 | 900–1,500 sf | RM2,600–4,500 | Works if you draw your own bookings适合自带预约客源的业态 |
| Levels 3–4 — office三至四层——办公 | 900–1,500 sf | RM1,700–3,200 | Longest vacancy periods; negotiate hard空置期最长；议价空间大 |
| Asset资产类型 | Asking range叫价区间 | RM / psf | Gross yield毛回报 | Tenure地契 |
|---|---|---|---|---|
| 3-storey shop, intermediate三层店屋，中间单位 | RM3.3M–3.9M | ≈1,150–1,300 | 3.2–4.0% | Freehold永久 |
| 3-storey shop, corner三层店屋，角头单位 | RM4.2M–4.9M | ≈1,300–1,450 | 3.6–4.5% | Freehold永久 |
| Eco Galleria — ground floor strataEco Galleria——地面层分层 | RM1.6M–2.6M | ≈1,400–1,700 | 3.5–4.8% | Freehold, strata永久，分层 |
| Eco Galleria — upper strataEco Galleria——楼上分层 | RM550k–1.1M | ≈600–800 | 3.0–4.2% | Freehold, strata永久，分层 |
| Reference: 18 shoplot transactions were recorded at Eco Botanic across the whole of 2025, at a median of RM2,127 psf and a median price of RM3,829,900, with the middle half of deals between RM3.1m and RM3.9m (brickz.my, from JPPH data). The earlier Mar 2024–Feb 2025 window showed 32 deals at a median RM2,259,300 — the two windows use different property-type filters, so the psf jump is not purely price growth. Note also that psf here is quoted on land area, while the rental table above uses built-up area.参考：2025 全年 Eco Botanic 录得 18 宗店屋成交，中位价每平方尺 RM2,127，中位总价 RM3,829,900，中间半数成交落在 RM310 万至 RM390 万之间（brickz.my，源自估价与房产服务局数据）。此前 2024 年 3 月至 2025 年 2 月的窗口为 32 宗、中位总价 RM2,259,300——两个窗口采用不同的物业类型筛选，故每平方尺的跳升并非纯粹价格上涨。另请注意：此处每平方尺以地皮面积计，而上方租金表以建筑面积计。 | ||||
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? 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 →
你是要买，不是要租？在这条街上班、消费的人总得住在附近——住宅供给决定了店面的租客需求。同一个catchment内已完工公寓的二手价、租金与毛回报：依斯干达公主城 / 美迪尼 →
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. Kitchen exhaust, grease trap, heavy plumbing and M&E are what push it up.每平方尺 RM150–350。抽风管道、隔油池、重型给排水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 renovation guidance; no retail-specific Malaysian benchmark is published.按中档商业装修水平推算；马来西亚并无公开的零售专属基准。 |
| Deposits — 2 months security + 1 month advance + ½ month utility押金——2 个月保证金 + 1 个月预付租 + 半个月水电押金 | 28,000 | The Malaysian “2 + 1 + ½” convention. Payable before you touch the unit.马来西亚「2+1+½」惯例。在你能进场之前就要付清。 |
| Stamp duty on the tenancy租约印花税 | 384 (1 yr)（1 年） / 1,152 (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 的免税额已于 2025 年 1 月取消。 |
| Legal fee — tenancy agreement律师费——租约 | 2,400 | 30% of one month’s rent under the Solicitors’ Remuneration Order 2023 (minimum RM500).依 2023 年律师报酬令，为一个月租金的 30%（最低 RM500）。 |
| 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 + security 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 declared demand. Deposit earns 2.5% p.a. and is refundable.接驳费 RM1,700，另加申报 10–20 kW 的保证金 RM2,600–5,200。保证金年息 2.5%，可退还。 |
| Licences — MBIP premise + signboard, first year执照——MBIP 营业执照 + 招牌，首年 | 730 – 930 | Premise licence fees are set by your own council by business type and floor area — confirm with MBIP. Signboard RM200–400. Planning allowance, not a quote.营业执照收费由管辖你的市政局按业态与面积订定，请向其确认。招牌 RM200–400。此为预算参考，不是报价。 |
| Sdn Bhd incorporation私人有限公司注册 | 1,000 | SSM fee, before company secretary charges. A foreigner cannot register a sole proprietorship.SSM 规费，不含公司秘书费用。外国人不能注册独资企业。 |
| Food handler training + typhoid jab食品处理员培训 + 伤寒疫苗 | ~50 per person／人 | Mandatory under the Food Hygiene Regulations 2009. Jab renews every 3 years.2009 年食品卫生条例强制规定。疫苗每 3 年更新。 |
| Halal certification (optional)清真认证（可选） | 1,500 – 10,000 | The fee is only RM20–700. The real cost is supply-chain compliance and staffing.规费仅 RM20–700。真正的成本在供应链合规与人员配置。 |
| Realistic total before you sell anything — F&B在卖出第一份餐之前的实际总投入——餐饮 | 270,000 – 590,000 | 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，以及 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 — a mall unit is where 20%+ 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 — you must show your concept does not compete with small local operators (full menu, chef with ~3 years’ experience, air-conditioned premises). 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，以及非专门型餐饮——你必须证明业态不与本地小商家竞争（完整菜单、约 3 年经验的厨师、冷气环境）。便利店外资上限 30%。 |
| SSM company registration公司注册 | RM1,000 (Sdn Bhd)（有限公司） RM60 sole prop独资 |
1–3 days天 | Foreigners cannot register a sole proprietorship — Sdn Bhd only. A foreigner may own 100% of a Malaysian Sdn Bhd; there is no blanket Bumiputera equity rule at shop-lot scale.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；店屋规模并无普遍性的土著股权要求。 |
| MBIP business premise licence营业执照 | Varies/yr／年 | 7–14 working days工作天 | Apply via the awam@MBIP portal. Needs SSM cert, floor plan with measurements, location plan, and interior/exterior photos. MBJB now works date-to-date: you may renew up to three months before your own expiry date without penalty. Renewal usually triggers re-inspection.经 awam@MBIP 线上门户申请。需备 SSM 注册证、含尺寸的平面图、位置图，以及店内外照片。MBJB 现采「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。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, placed top-left or centre. 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.招牌上的马来文必须是最大的字——业界通行做法是比其他语文大 30%，置于左上或正中。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 — and 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。 |
| Grease trap隔油池 | Part of fit-out计入装修 | — | Compulsory for any premise doing heavy cooking, and a standard item on the council floor-plan submission. Confirm the exact MBIP specification by phone — it is not published online.凡有重油烹调的店面均属强制，也是市政局平面图审批的标准项目。MBIP 的具体规格未在网上公布，请致电确认。 |
| 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. First-time food premises get 2-year validity. 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。首次申请的餐饮场所获 2 年有效期。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. MBIP’s exact signboard rate table and grease-trap specification are not published online — call the Licensing Department at Jalan Medini Sentral 9 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。MBIP 的招牌收费表与隔油池规格并未在网上公布——做预算前请先致电位于 Jalan Medini Sentral 9 的执照组。若你透过我们承租，我们可全程协助跑完这套流程。
Two things no listing will tell you两件没有任何挂牌广告会告诉你的事
Flooding and staffing decide more Johor tenancies than rent does. One of them favours Eco Botanic. The other does not.在柔佛，决定一份租约成败的，淹水与请人往往比租金更关键。其中一件对 Eco Botanic 有利，另一件不然。
- Eco Botanic is not on MBIP’s hotspot list.Eco Botanic 不在 MBIP 的黑点名单上。 The council named seven flash-flood hotspots in its jurisdiction: Taman Syed Idrus and Kampung Muafakat in Gelang Patah, Taman Damai Jaya, Kampung Batu 8½ and Kampung Laut in Skudai, Kampung Tuah Jaya in Taman Perling, and Taman Ungku Tun Aminah. Eco Botanic is on none of them.市政局公布辖区内七个闪电水灾黑点：Gelang Patah 的 Taman Syed Idrus 与 Kampung Muafakat、Skudai 的 Taman Damai Jaya、Kampung Batu 8½ 与 Kampung Laut、Taman Perling 的 Kampung Tuah Jaya，以及 Taman Ungku Tun Aminah。Eco Botanic 一个都不在其中。
- It sits on higher ground.地势较高。 Elevation models put Eco Botanic around 31 m above sea level, against roughly 19–20 m for the JB city and Pasir Tebrau area that flooded worst in March 2025. Satellite elevation data carries real error in the tropics, so treat this as indicative, not surveyed.高程模型显示 Eco Botanic 海拔约 31 米，而 2025 年 3 月受灾最重的新山市区与 Pasir Tebrau 一带约为 19–20 米。卫星高程数据在热带地区误差不小，请视为参考值而非实测。
- Retention ponds were mandatory at planning stage.规划阶段即强制设置滞洪池。 MBIP requires them for any development over 5 hectares and spends about RM15 million a year on drainage. A 270-acre post-2014 master-planned township was built under that rule; a 1990s shophouse row was not.MBIP 规定超过 5 公顷的发展项目必须设滞洪池，每年投入约 1,500 万令吉于排水系统。一个 270 英亩、2014 年后整体规划的社区是在这条规则下建成的；1990 年代的老店屋排则不是。
- No reports of shop flood damage here.未见此地店面受淹的报导。 Documented damage in this district has been residential — Nusa Bayu, the Skudai kampungs, Kampung Pasir Tebrau in JB city.本区有记录的灾损皆为住宅——Nusa Bayu、Skudai 的甘榜，以及新山市区的 Kampung Pasir Tebrau。
- Roughly 400,000 Malaysians cross to Singapore for work every day.每天约有 40 万名马来西亚人过境到新加坡工作。 Your labour pool is competing against a currency, not against the shop next door.你抢人的对手不是隔壁那家店，是一整个汇率。
- The pay gap is three to four times.薪资差距是三到四倍。 A server in Johor Bahru averages around RM2,200 a month against roughly S$2,400 — about RM8,000 — for the same role across the Causeway. Johor restaurants reported losing 20% of their workforce when the border reopened in 2022.新山的服务员月薪平均约 RM2,200，而海峡对岸同一职位约 2,400 新币，折合约 RM8,000。2022 年边境重开时，柔佛餐馆曾通报流失 20% 的人力。
- The RTS Link will make it worse, not better.RTS 通车只会让情况更糟，不会更好。 Johor’s own economic adviser has warned that easier crossing will accelerate the outflow of skilled workers. Every article that sells the RTS as good for JB business omits this.柔佛州经济顾问已公开警告：过境更便利将加速技术人力外流。所有把 RTS 说成利多的文章，都略过了这一点。
- Do not count on EduCity students.别指望教育城的学生。 International student-pass holders may work a maximum of 20 hours a week and only during semester breaks or holidays longer than seven days — not during term, and only with prior Immigration approval. EduCity’s intake is heavily international, so much of it is legally unavailable for regular shifts.持国际学生准证者每周最多工作 20 小时，且仅限学期假期或超过七天的假期——学期中不可，并须事先取得移民局批准。教育城的学生以国际生为主，因此很大一部分在法律上无法排常规班。
- The one relative advantage.唯一的相对优势。 The RTS terminus is at Bukit Chagar, 25–30 km east. A shop in JB city centre feels the staffing pull directly; Eco Botanic feels it second-hand. That is a mild edge, not immunity.RTS 总站位于东边 25–30 公里外的 Bukit Chagar。开在新山市区的店会直接感受到抽人压力，Eco Botanic 只是间接受影响。这是轻微优势，不是免疫。
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。
- Parking that actually exists.泊位是真的够。 The decisive advantage over Mount Austin and Taman Molek, and the reason Singaporean drivers choose it.这是相对 Mount Austin 与 Taman Molek 的决定性优势，也是新加坡车主选择这里的原因。
- Newest building stock in the district.全区最新的建筑存量。 2016–2023 completions mean lower fit-out and maintenance risk, and three-phase power in most units.2016–2023 年落成，装修与维护风险较低，多数单位备有三相电。
- A place name customers already search for.顾客本来就会搜的地名。 “Eco Botanic” is a destination in Singaporean weekend planning. Your signage inherits demand instead of having to create it.「Eco Botanic」已是新加坡人周末行程里的既定目的地。你的招牌是在承接需求，而不是从零创造需求。
- High basket size, not high volume.高客单，而非高客流。 Average spend per party runs well above the Johor norm. A 60-seat restaurant here can out-earn a 120-seat one on a cheaper strip.每桌平均消费明显高于柔佛平均水平。这里一间 60 座的餐厅，收入可能高过便宜商圈里的 120 座。
- Three-phase power and modern services as standard.三相电与现代管线为标配。 Kitchen-heavy and medical fit-outs go in without an upgrade application.重厨房与医疗类装修可直接施工，无须另行申请电力升级。
- Yield is thin.回报率偏薄。 3–4.5% gross against RM3.3M–4.9M entry. This is a capital-appreciation and owner-occupier asset, not an income play. Financing above ~4.2% is negative carry.入场价 RM3.3M–4.9M，毛回报仅 3–4.5%。这是资本增值与自用型资产，不是现金流产品。贷款利率高于约 4.2% 即为负利差。
- Car-dependent, with no rail.完全依赖汽车，无轨道交通。 The RTS terminal is at Bukit Chagar, ~35 minutes away, and as of September 2026 it has not opened. Eco Botanic captures almost none of that footfall directly — a point often blurred in marketing.RTS 总站在 Bukit Chagar，车程约 35 分钟；截至 2026 年 9 月尚未通车。Eco Botanic 几乎完全无法直接承接该人流——这一点在营销中常被模糊处理。
- Weekday daytime is genuinely quiet.平日日间确实清淡。 Model your P&L on four strong trading days, not seven. Concepts that need Monday-to-Friday lunch volume struggle.请以每周四天旺日、而非七天来做损益模型。依赖周一至周五午市走量的业态会很吃力。
- F&B oversupply and visible churn.餐饮过度供给，倒闭率可见。 Walk the strip on a weekday and count the papered-over windows. Another bubble tea or Korean fried chicken shop has no defensible position here.平日去街上走一圈，数一数贴了报纸的橱窗。再开一间手摇饮或韩式炸鸡，在这里没有任何护城河。
- Upper floors are hard to let.楼上单位难出租。 The classic three-storey shophouse problem. If you buy a whole block, underwrite the upper two floors at zero for the first year.这是三层店屋的经典问题。若整栋买入，第一年请把楼上两层的租金收入按零计算。
- Seasonal cliffs.季节性断崖。 Student segments vanish June–August and December. Singaporean traffic softens when the ringgit strengthens or checkpoint queues blow out.学生客群在 6–8 月与 12 月消失。令吉走强或关卡大塞时，新加坡客流即刻转弱。
- Competition is building, not static.竞争在增加，而非静止。 Sunway Iskandar, Medini and new Bukit Indah phases are adding comparable retail into the same catchment.Sunway Iskandar、Medini 与 Bukit Indah 新期数，正在同一个辐射圈内增加同质商业供给。
How Eco Botanic compares with the other JB stripsEco Botanic 与新山其他商圈的对比
Ground-floor asking rents from live portal listings, September 2026. Expect 5–15% negotiation room on any of them.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。
| 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 |
|---|---|---|---|---|
| Eco Botanic | RM6,000–15,000 | Singaporean weekenders, students, expat and int’l-school families, affluent Chinese Malaysian households新加坡周末客、学生、外派与国际学校家庭、富裕华裔家庭 | Free, ample, both sides免费、充足、双侧 | 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。 |
| Mount Austin | RM3,800–9,500 | Dense local Chinese Malaysian; highest weekday volume in JB密集的本地华裔；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的走量，且能接受泊车困难。 |
| Taman Molek | RM3,500–7,000+ | Established local families; strong evening and supper culture成熟的本地家庭；晚市与宵夜文化强 | Tight紧张 | You are a traditional F&B operator with an existing local following.你是有既有本地客源的传统餐饮经营者。 |
| Bukit Indah | RM4,000–4,500 | AEON-anchored footfall plus Singaporean day-trippers永旺带动的人流，加上新加坡日游客 | Adequate尚可 | You want a similar customer to Eco Botanic at roughly half the rent, and will trade newer buildings for older ones.你想要与 Eco Botanic 相近的客群但只付大约一半租金，且愿意接受楼龄较旧。 |
| Medini | RM700–1,800 small units小面积单位 |
Corporate and residential, thin footfall企业与住宅客，人流稀薄 | Ample充足 | You are betting on future occupancy, not today’s traffic. Note Medini is leasehold with its own foreign-ownership regime.你赌的是未来的入驻率，而非当下的人流。注意 Medini 为租赁地契，另有一套外资持有规则。 |
The honest summary: Eco Botanic is the most expensive strip in this table and the one with the fewest trading days. It earns that premium on basket size, parking and Singaporean traffic — not on volume. If your concept lives on volume, Mount Austin is the better commercial decision, and we will tell you so.诚实的结论：Eco Botanic 是这张表里租金最贵、旺日最少的商圈。它的溢价来自客单价、泊车与新加坡客流，而不是来自客流量。如果你的业态靠走量，Mount Austin 才是更正确的商业选择——我们会直接这样告诉你。
Concepts that fit this catchment — and that don’t适合与不适合这个商圈的业态
Two ways we can help我们能帮你的两件事
We hold ready units in Eco Botanic that are never listed publicly, and we hold current developer rebate sheets for the new phases.我们手上有从不公开挂牌的 Eco Botanic 现成单位，也有新期数的最新发展商优惠表。
Tell us the concept. We’ll 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 Eco Botanic change hands before they are advertised. Send us your trade, floor area, budget and target opening date, and we’ll come back with what is actually available — including units where the current tenant is quietly looking to assign.Eco Botanic 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
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 Iskandar Puteri.领取依斯干达公主城新项目当期优惠表。
New commercial phases carry incentives that are never published — early-bird discounts, rebates, rent guarantees and fit-out allowances that shift monthly. We’ll send you the live sheet for the newest Eco Botanic 2 releases and comparable launches nearby, 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 Eco Botanic 2 最新期数及邻近同类项目的当期优惠表发给你，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 MM2H notes外国人购买门槛与 MM2H 说明
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。