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Shop lot in Kuala Lumpur and Selangor, MCE Malaysia Commercial Expert
Free calculator · 2026 rates

Shop site scorecard: compare two shops

A structured way to choose between two locations for your trade.

Score each factor 0 to 10Shop AShop B
Frontage and signboard visibility (15%)
Corner, main road, frontage width, nothing blocking the sign
Spending power of your target customers (15%)
Do the people nearby match your price point?
Parking and access (15%)
Easy to stop, U-turns, rail stations, drop-off
Rent versus expected sales (15%)
Use the rent affordability calculator
Useful foot and car traffic (10%)
People who can stop and buy, at your trading hours
Neighbouring brands and anchors (10%)
Banks, pharmacies, chains and busy F&B nearby
Fit for your trade (power, exhaust, water) (10%)
Three-phase power, exhaust route, grease trap, ceiling height
Competition (5%)
Higher score = healthy competition, not saturated
Lease terms (5%)
Tenure, rent-free fit-out, renewal option, rent cap

Site score out of 100

Shop AWorth a closer look
70.0
Shop BWeak for this trade
60.0
DifferenceShop A scores higher
10.0

An illustrative scoring model from MCE, not a validated sales forecast. Licensing is a pass or fail check: confirm the use with the council (DBKL, MBPJ, MBSJ) before you sign. "Not checked yet" means verify first.

For reference only, not legal, tax or financial advice. Rates can change; confirm with your lawyer, bank, tax adviser or LHDN before you sign or pay.

Formula

How it works

  • Weighted score = Σ (factor score ÷ 10 × factor weight)
  • Weights add up to 100 and change with the trade you pick: F&B weighs fit-out higher, clinics weigh parking higher, showrooms weigh visibility higher.
  • 80 and above: strong site. 65 to 80: worth a closer look. Below 65: weak for this trade.

Worked example

Retail weights, shop A scores 8 on visibility, spending power and traffic, 6 on parking and competition, and 7 elsewhere: about 72 out of 100, worth a closer look once the licence is confirmed.

FAQ

Frequently asked questions

How do I compare two shop locations?

Score both on the same factors: visibility, customers, parking, rent against sales, useful traffic, neighbouring brands, fit for your trade, competition and lease terms. Weight them for your trade, and treat licensing as pass or fail.

Should I pick the corner shop at RM 15,000 or the intermediate at RM 8,000?

Score both, then check the rent against your sales with the rent affordability calculator. The corner wins only if its extra visibility and access bring enough extra sales to cover the higher rent.

Why is licensing not part of the score?

A shop that cannot be licensed for your trade is not an option at any score. Confirm the permitted use with the council before you sign.

Can MCE score shops for me?

Yes. Tell us your trade, size and budget and we will shortlist and compare sites for you, free of charge.

Related guides

Other calculators

Want the numbers for a real shop?

Send us the unit or the area you are looking at. We will share the asking rent or price, recent comparables and what tenants in that hub usually pay.

WhatsApp Us+60 10 555 8585[email protected]