USJ 9 & USJ 21 Shops for Rent & Sale

USJ 9 sits in the central part of USJ, near Persiaran Kewajipan, while USJ 21 is further south near Main Place Mall and the USJ 21 LRT station. Both are mature shoplot centres built to serve the thousands of terrace and semi-detached homes around them. Customers are mostly families and older residents who shop close to home, so trade is steady and loyal rather than driven by tourists or students. Eateries, bakeries, clinics and banks make up much of the tenant mix.

In USJ 9 the shops sit on the Jalan USJ 9/5 rows just off Persiaran Kewajipan. In USJ 21 they cluster on Jalan USJ 21/10 and the rows around Main Place Mall and the USJ 21 LRT station. Units facing Persiaran Kewajipan get the most passing traffic, while inner rows rely on regular local customers.

Ground-floor shops in USJ 9 and USJ 21 typically rent for RM 5,600 to RM 10,000 a month, and whole shoplots typically sell for RM 2 million to RM 2.9 million.

Typical range = middle half of shop adverts from the last 6 months (bait prices and duplicates removed), based on 22 rental and 32 sale adverts. These are market ranges: prime units are usually offered privately first to people who contact MCE.

Tenure: all 31 recent sale adverts that state tenure are freehold.

Rents here are clearly lower per square foot than SS15 or Taipan, which makes these centres attractive for operators who need space. Sale prices are for whole shoplots and are among the more affordable in Subang Jaya.

Loyal family customers reward everyday, repeat purchase trades on the ground floor.

• Family restaurants, kopitiam style eateries and bakeries
• Specialty cafés for residents and weekend brunch
• Clinics, dental clinics and pharmacies, which serve an ageing and family population
• Self-service laundromats and 24h convenience stores
• Pet shops and optical stores for landed home owners
• Bubble tea and dessert outlets near schools and residential exits

• Visibility varies a lot between rows. Units facing the main road or the busiest car park get far more walk-in trade.
• Both centres are under MBSJ. Check that your use and signboard are approved before you sign.
• For larger rents near the top of the range, compare with similar units in Taipan and SS15 to make sure the location justifies the price.
• Read the tenancy terms closely: the usual deposit is two months security plus one month utility, and a renewal option (for example 3+3 years) protects your fit-out investment.
• Buying a whole shoplot? Owning the whole shoplot means the upper floors add a second rental income while the ground floor goes to a walk-in trade. Covenant tenants such as banks, convenience chains, pharmacies, clinics and F&B chains give the most stable rent.

USJ 21 is served by the USJ 21 LRT station on the Sri Petaling Line, and both centres connect to Persiaran Kewajipan, the ELITE and KESAS highways for access to Puchong, Shah Alam and the Federal Highway. Nearby hubs include Taipan, SS15 and Sunway Mentari.

Compare with Taipan Business Centre and SS15 Subang Jaya, read our guide to ground-floor shop rent in SS15 and USJ, or check the shop rent index.

WhatsApp MCE for current ground-floor shops and whole shoplots in USJ 9 and USJ 21 for rent or sale.