Tanah LOT 1437 Jalan Mahmoodiah, Johor Bahru
Daerah / Mukim : Johor Bahru
Land status: Freehold International
Land usage : Building
Land surface : Flat
Selling price: RM16mil
Land Size : 0.6acre

This 0.6-acre (approximately 26,136 square feet) parcel is exceptionally high-value due to its location in the core Johor Bahru City Centre (JBCC) area. The coordinates (1.463118, 103.745527) place the land directly adjacent to or very near the Inner Ring Road (Jalan Lingkaran Dalam). This area is undergoing massive gentrification and infrastructure upgrades.

The site’s key strategic advantages are:

1. Connectivity Hub: It offers immediate, high-traffic visibility and easy access to every major road artery in JBCC, including Jalan Tun Abdul Razak and the main roads leading to the Tebrau Highway. It is ideally situated for easy access to the Sultan Iskandar Customs, Immigration, and Quarantine (CIQ) Complex—the main gateway to Singapore.
2. RTS Link Proximity: The land is located in the vicinity of major ongoing developments like the MBW City mixed-use development and other high-rise service apartments near the Inner Ring Road. Crucially, it is within the economic sphere of influence of the upcoming Bukit Chagar Rapid Transit System (RTS) Link Station, which will drastically improve commuting to Singapore. Land values in this direct corridor are seeing significant premium.
3. High-Density Zoning: Being an “Island” of development land in a built-up city center, the local planning authority (MBJB) is highly likely to assign a very high Plot Ratio (often 1:5 or more) to maximize density. The small size (0.6 acre) is perfect for a single, high-rise tower development.
4. International Freehold Status: This is a maximum value asset. Freehold status in the central business district is rare, offering long-term security. The International status allows developers to market units to the lucrative Singaporean and foreign investor markets without the restrictions of a Bumiputera-lot quota or other foreign ownership limitations, securing higher selling prices.

Commercial Value Estimation

The land measures approximately 26,136 square feet (0.6 acres). Given its prime, inner-city location, land here is valued in the “Per Square Foot” category typically reserved for Commercial or High-Density Residential use. Recent land transactions for vacant plots in nearby areas like Kawasan Abdul Samad/Mariamah and Kim Teng Park have shown median prices ranging from RM 915 to over RM 1,050 per square foot (psf), reflecting the intense demand near the CIQ and RTS.

• Conservative Valuation (High-End Residential/Mixed-Use): Assuming a price of RM 500 to RM 750 per square foot for a boutique developer aiming for a quick turnaround.
  • Total Land Value: RM 13.07 Million to RM 19.6 Million
• Market Standard Valuation (Prime City Centre Development): Reflecting comparable transactions for development land with high-rise potential in the JB Inner Ring Road corridor, a price of RM 800 to RM 1,000 per square foot is achievable.
  • Total Land Value: RM 20.9 Million to RM 26.1 Million
• Premium Valuation (RTS-Impacted/Special Project): If the site is strategically suited for a service residence targeting Singapore commuters (e.g., due to its proximity to the main road access to CIQ), the price could exceed RM 1,200 per square foot.
  • Total Land Value: RM 31.3 Million and above

Highest & Best Use

The small land size and premium location dictate a high-density, high-value product:

1. Boutique Serviced Apartments/SOHO: A single, 30-40 story tower of small, high-end serviced suites (300-600 sq ft units). The target market is Singaporean commuters, executives, or short-term rental/AirBnB operators capitalizing on the tourism and business flow from the causeway.
2. Corporate Office Tower: A small, Grade-A strata office block. There is always demand for high-spec, freehold office space in JBCC, especially for firms that service the cross-border economy.