Which KL and Selangor streets have the highest shop rent in 2026?

Officially, the highest ground-floor shop rents in KL are on Changkat Bukit Bintang (up to RM30,000 a month), Jalan TAR (RM17,000 to RM34,000) and Bangsar Baru (RM15,000 to RM19,000), according to NAPIC's 2025 property market report. In H1 2026 NAPIC added Jalan Sultan Ismail (up to RM25,000) and Desa Sri Hartamas (RM8,000 to RM19,000). Per sq ft, our own advert data put Jalan Alor, Changkat Bukit Bintang and Jalan Telawi at the top.

NAPIC, the government's property data centre, names specific streets in its reports. These are monthly ground-floor rents:

NAPIC described Selangor rents as "generally stable" in 2025. In H1 2026 it reported rental growth above 8% in Taman Melawati, Seksyen 7 Bandar Baru Bangi and Taman Pelangi Semenyih, at RM3,100 to RM7,800.

Monthly rent alone can mislead, because a 5,000 sq ft corner and a 1,500 sq ft intermediate unit are not the same product. That is why we rank by rent per sq ft. The figures below are from MCE analysis of recent portal adverts, Nov 2026: last 6 months, shop types only, bait and duplicate adverts removed, middle half of asking prices. We show only hubs with at least 10 rent adverts.

Three points stand out. First, the Bukit Bintang streets lead on rent per sq ft even though some KLCC units ask more per month, because KLCC adverts include much larger units. Second, Bangsar Baru is the most consistent: the range is tight, which means landlords there rarely discount. Third, the top Selangor streets in our data are in Petaling Jaya (SS21, SS2), not the townships NAPIC lists, because PJ's established rows see little new supply.

Some well-known areas, such as Chinatown, Brickfields and Bangsar South, had fewer than 10 rent adverts in the period, so we do not quote figures for them.

Yes. EdgeProp reported that some 1,500 sq ft Bangsar shopfronts have asked above RM40,000 a month in the last two years (12 May 2026), and that high rents there led to "noticeable high turnover of retail tenants". The Edge put intermediate shops in Bandar Menjalara at RM9,000 to RM20,000 (29 Jul 2026), and EdgeProp has quoted SS2 asking rents of RM13,500 to RM26,000. Treat these as asking prices, not deals.

NAPIC reports observed rents for a period, while adverts are what landlords hope to get today. Adverts also mix ground-floor units with whole shoplots. Use NAPIC as the official cross-check and the advert ranges as the current market mood. For current advert data by area, see our shop rent index.

Not always. A street like Changkat Bukit Bintang suits night-time F&B and bars with high spend per head. A café that depends on residents may do better in TTDI or Damansara Utama at a lower psf. Two checks help:

• Compare the rent with your expected sales; see why ground-floor shops command higher rent.
• Compare like with like using the psf calculator.

Written by Tok Ginstee (REN 37505), CID Realtors Sdn Bhd (E (1) 1855). Updated November 2026.