Shop lots in Tampoi, Johor Bahru
A light-industrial belt with a captive weekday worker lunch market and almost nothing else. Narrow, but the narrowness is the point.
- Ground floor rent
- RM3,100–4,000per month
- Median transacted
- —— psf · — deals
- Peak trading
- Weekday 11:30am–2pm; shift changes
- Catchment
- Light-industrial workforce and trade businesses
The map loads here on the published site.
If you have never been here
The 60-second orientation.
- Zone
- Northern Johor Bahru, light industrial belt
- Main commercial street
- Jalan Tampoi
- Transaction window
- no published commercial transaction series — asking prices only
| Destination | Drive | Why it matters to a tenant |
|---|---|---|
| Tampoi industrial estates | On it | The precinct is the industrial belt. Workers are the market. |
| Taman Impian Emas | 7 min | Adjacent residential catchment. |
| Skudai highway | 3 min | Arterial access for trade and logistics tenants. |
| JB City Centre | 15 min | No retail competition relevance — different market. |
| Senai Airport | 18 min | Relevant for logistics tenants. |
Why this strip is busy
The demand engines — and what each one actually pays for.
A captive weekday lunch market
Thousands of factory and office workers with a fixed two-and-a-half-hour window and nowhere else to go.
A trade and logistics tenant pool
Upper floors let to trading offices, forwarders and light services that retail tenants would never take.
A tight, predictable rent band
RM3,100–4,000 is the narrowest ground-floor band on this entire list. Underwriting is straightforward.
Three minutes to the Skudai highway
Arterial access is what the trade tenants are actually paying for.
What Tampoi 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 Tampoi has that the others do not
Not “advantages” — structural facts a competing location cannot copy.
A lunch market with no alternative
Workers have a fixed break and no time to drive elsewhere. That is the most captive customer on this list.
Industrial land use that cannot flip to retail
The surrounding zoning protects you from a competing retail development appearing next door.
The narrowest rent band on this list
RM900 between floor and ceiling. Almost no pricing risk.
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 |
|---|---|---|---|---|
| Factory and warehouse workers | 40–45% | RM8–20 | Weekday lunch and shift changes | Economy rice, mamak, coffee, convenience |
| Migrant workers | 20–25% | RM8–18 | Evenings and Sunday | Remittance, phone top-up, cheap food, groceries |
| Office and supervisory staff | 15–20% | RM15–35 | Weekday lunch | Set lunch, coffee, printing, banking |
| Trade and logistics businesses | 15–20% of tenancy | Rent-driven | Weekday business hours | Trading offices, forwarders, light services |
| Nearby residential households | 10–15% | RM12–30 | Evenings and weekends | Clinics, pharmacy, mamak, convenience |
| Weekend and evening trade | <5% | — | The belt empties after 6pm and on Sunday | Model on five weekday lunches. Nothing else. |
Ethnic composition
2022 citizen electoral roll for the P.161 Pulai 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.
A near-even seat: 45.9% Malay and Bumiputera to 40.3% Chinese, with 12.2% Indian. That balance is why the Skudai and Pulai strips sustain a hawker economy and a halal one side by side, and why single-community positioning leaves a large share of the market on the table.
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 | RM3,100–4,000 | Anchor F&B, retail, clinic, salon |
| 1st floor | RM1,200–2,000 | Studio, tuition, spa, private dining |
| 2nd floor | RM850–1,500 | Back office, storage, co-working |
| Whole block | RM5,000–7,500 | Multi-floor F&B, medical, corporate |
| Asset | Asking range | Gross yield |
|---|---|---|
| Shophouse, intermediate | RM1.05M–1.5M | 4.0–5.0% |
| Shophouse, corner | RM1.7M–2.2M | 4.0–5.0% |
| Reference: — recorded transactions at a median of — and — per sq ft (no published commercial 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.
- The most captive lunch market on this list. Fixed breaks, no time to go elsewhere.
- A trade tenant pool for the upper floors. Forwarders and trading offices take space retail will not.
- Industrial zoning caps competing supply. No retail development can appear next door.
- The narrowest, most predictable rent band. RM3,100–4,000. Underwriting is straightforward.
- No published transaction data. We could not retrieve a commercial series for Tampoi. Every price here is an asking price — commission a valuation.
- Five lunches a week is the whole business. Evenings, Saturday afternoon and Sunday are dead. Model on that, not on seven days.
- The lowest ticket on this list. RM8–20 a head. There is no route to a premium position here.
- Single-employer risk. If a large factory closes or relocates, a meaningful slice of your lunch trade goes with it.
- Noise, dust and heavy vehicles. An industrial belt is not an amenity environment. Do not plan an ambience-led concept.
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: Tampoi 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 | 12,250 | The Malaysian “2 + 1 + ½” convention, payable before you touch the unit. |
| Stamp duty on the tenancy | 168 (1 yr) / 504 (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 | 1,050 | 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 | 252,250 – 572,250 | 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 Tampoi 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.