Shop lots in Horizon Hills, Johor Bahru
About 28% of residents here are Singaporean — the highest share in Johor. Horizon Mall opened in September 2026 at 80% occupancy, directly connected to the Second Link approach.
- Ground floor rent
- RM3,000–19,000per month
- Median transacted
- RM1,390,000RM845 psf · 29 deals
- Peak trading
- Friday–Sunday; steady weekday daytime
- Catchment
- 6,000 low-density homes; 60% Malaysian, 28% Singaporean
The map loads here on the published site.
If you have never been here
The 60-second orientation.
- Zone
- Iskandar Puteri, western Johor Bahru
- Main commercial street
- Jalan Eka, Horizon Avenue
- Transaction window
- May 2024 – April 2025
| Destination | Drive | Why it matters to a tenant |
|---|---|---|
| Tuas Second Link (Singapore) | 25 min | Horizon Mall sits on the Second Link approach. Published drive times from Tuas Checkpoint run 20-35 minutes depending on queue. |
| Eco Botanic | 8 min | Nearest premium rival; higher rent, no mall. |
| Bukit Indah | 10 min | The established value alternative. |
| EduCity | 6 min | Student and international-school catchment. |
| JB City Centre / RTS | 35 min | Far. No direct RTS footfall. |
Why this strip is busy
The demand engines — and what each one actually pays for.
Singaporeans who live here, not just visit
About 28% of Horizon Hills residents are Singaporean and roughly 60% Malaysian. That converts a weekend-only revenue profile into a resident household holding Singapore dollars who shops on a Tuesday.
Horizon Mall opened September 2026
About 300,000 square feet across four storeys, 80% committed at opening, with Village Grocer, CHAGEE, Padi House and Doma K BBQ among the launch tenants. Catchment reported at roughly 250,000.
A golf-club catchment with real discretionary spend
Horizon Hills is a gated golf township of about 6,000 low-density homes with 150 acres of parks. This is the wealthiest resident catchment in western Johor Bahru.
Expatriate density
About 12% of residents are non-Malaysian, non-Singaporean expatriates. Specialty grocery, wellness, childcare and international cuisine all clear their price points here.
What Horizon Hills 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 Horizon Hills has that the others do not
Not “advantages” — structural facts a competing location cannot copy.
The highest resident Singaporean share in Johor
28% is not a spillover statistic — it is a resident population. No other Johor precinct can claim this, and it cannot be manufactured by a competing developer.
A mall physically connected to the Second Link approach
The mall sits on the Second Link approach road. Published drive times from Tuas Checkpoint run 20-35 minutes depending on the queue — treat any shorter claim with suspicion.
Gated, golf-anchored, low-density
Six thousand homes across a large land parcel with 150 acres of parkland. Density this low with wealth this high does not occur elsewhere in western Johor Bahru.
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 |
|---|---|---|---|---|
| Singaporean residents | 25–30% | RM60–140 | Daily, plus weekend peak | Specialty grocery, wellness, dining, childcare |
| Malaysian affluent households | 50–60% | RM40–90 | Daily | Premium F&B, cafes, clinics, enrichment |
| Expatriate households | 10–15% | RM50–130 | Weekdays and weekends | International cuisine, imported grocery, gyms |
| Singaporean weekend visitors | 10–15% | RM70–160 | Fri–Sun | Mall retail, dining, salon, groceries |
| EduCity students and staff | 5–8% | RM20–45 | Term time | Casual dining, coffee, convenience |
| Price-sensitive local trade | <5% | RM12–25 | Rare at these rents | Value concepts belong in Gelang Patah or Bukit Indah. |
Ethnic composition
2022 citizen electoral roll for the P.162 Iskandar Puteri 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.
One of only two Chinese-plurality seats in this series (47.2%), with the highest Indian share of the six at 14.1%. This is the seat where a non-halal or Chinese-cuisine concept has the widest resident base in Johor Bahru — but the roll excludes the Singaporean and expatriate households that drive a large part of the actual spend here.
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 | RM3,000–19,000 | Anchor F&B, retail, clinic, salon |
| 1st floor | RM1,500–3,500 | Studio, tuition, spa, private dining |
| 2nd floor | RM1,000–2,600 | Back office, storage, co-working |
| Whole block | RM7,000–16,000 | Multi-floor F&B, medical, corporate |
| Asset | Asking range | Gross yield |
|---|---|---|
| Shophouse, intermediate | RM1.1M–1.6M | 3.5–4.5% |
| Shophouse, corner | RM1.8M–2.6M | 3.5–4.5% |
| Reference: 29 recorded transactions at a median of RM1,390,000 and RM845 per sq ft (May 2024 – April 2025). 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.
- Resident Singaporean dollars, not visitor dollars. 28% resident Singaporean share supports weekday trade at premium prices.
- A brand-new mall anchor. Horizon Mall opened September 2026 at 80% occupancy.
- On the Second Link approach road. 20-35 minutes from Tuas Checkpoint depending on the queue.
- Newest building stock in western JB. Lower fit-out and maintenance risk than the older strips.
- The mall is your landlord’s competitor and yours. 300,000 sq ft opened at 80% occupancy in September 2026. Street-level shoplots now compete with a curated, air-conditioned tenant mix.
- Low density means a small walk-in base. Six thousand homes is a fraction of Johor Jaya’s eleven thousand. Every customer arrives by car.
- Rent range is extremely wide. RM3,000 to RM19,000 for a ground floor. Position within the scheme decides your economics.
- Gated-community trade closes early. There is no passing trade and no supper economy. Model on daytime and early evening only.
- Dependent on a currency differential. A materially stronger ringgit weakens the single thing that makes this catchment special.
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: Horizon Hills 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 | 38,500 | The Malaysian “2 + 1 + ½” convention, payable before you touch the unit. |
| Stamp duty on the tenancy | 528 (1 yr) / 1,584 (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 | 3,300 | 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 | 278,500 – 598,500 | 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 Horizon Hills 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.