This article first appeared in City & Country, The Edge Malaysia Weekly on June 15, 2026 - June 21, 2026
Kuala Lumpur’s Jalan Tuanku Abdul Rahman (Jalan TAR), formerly known as Batu Road until its renaming in 1963, is a street of great significance spanning the pre- and post-colonial eras. It remains one of the busiest roads in the city.
In the 1980s and 1990s, Jalan TAR drew thousands of shoppers. Today, it has evolved to cater for a different market as Kuala Lumpur has grown, but property experts believe it can continue to attract visitors because of its heritage appeal and unique offerings.
The road can be divided into the northern and southern sections, with the former stretching from the Chow Kit monorail station to SOGO Kuala Lumpur and latter extending from SOGO to Dataran Merdeka.
According to PPC International Sdn Bhd managing director Datuk Siders Sittampalam, Jalan TAR functions as a major commercial artery linking the city centre to emerging residential and trading areas such as Chow Kit.
“Its strategic alignment, accessibility and early adoption by traders and department stores established Jalan TAR as a key retail and movement corridor, a role it continues to play today,” says Siders.
He highlights how the northern section of Jalan TAR serves as a more wholesale-oriented market, whereas the southern section has a commercial and heritage-oriented environment.
“Earlier decades saw a mix of department stores, cinemas, cafés and retailers that catered for daily urban life and leisure. Today, the road is more strongly characterised by textile traders, retail, wholesale and businesses closely tied to festive and seasonal demand, particularly during Ramadan and Hari Raya. Culturally, Jalan TAR has shifted from a colonial-era shopping road to one that reflects traditional and community-based commerce,” he says.
CBRE | WTW adviser Foo Gee Jen notes that Jalan TAR is a colonial-era track connecting the early Kuala Lumpur settlement to tin-mining areas and limestone hills near Batu.
“As the city expanded into the late 19th and early 20th centuries, Batu Road developed into a key commercial artery, attracting textile traders, family-run shops and eateries. It was later renamed in honour of Tuanku Abdul Rahman, Malaysia’s first Yang di-Pertuan Agong, reflecting its importance as both a civic and commercial spine in the growing metropolis. Strategically aligned to link Chow Kit, Masjid India and Dataran Merdeka, Jalan TAR became an essential conduit for trade, culture and daily urban life,” says Foo.
From the late 1970s into the 1980s, office buildings and commercial developments began clustering along the southern stretch, drawn by its proximity to colonial-era administrative buildings and transport links, he explains. The period also saw individual businesses evolve into larger commercial landmarks.
“A notable example is Wisma G S Gill, more commonly known as Wisma Harwant, which expanded from a small sporting goods store into an 11-storey purpose-built building in 1983,” he says.
Menara Campbell (established in 1973) and Pertama Complex (established in 1976) helped transform the area into a lively mix of retail, offices and service businesses.
Then, in the 1990s, the road was given a boost when SOGO opened in 1994 and Maju Junction in 1999, offering new retail options.
According to Rahim & Co Chestertons director of research and consultancy services Sulaiman Saheh, the growth of Kuala Lumpur benefited properties in Jalan TAR, and it was further supported by the presence of government offices at Bangunan Sultan Abdul Samad.
“During the 1990s, when Malaysia’s urbanisation growth was accelerating and the population increased, there was a growth in furniture malls as well as fashion, cloth and textiles. Household incomes also improved,” he says.
It would be apparent to those familiar with the road that the northern stretch of Jalan TAR has a more subdued atmosphere than the southern end, which is livelier and busier with shoppers and activity. The sidewalks on the southern end are also wider and better maintained.
Furthermore, Jalan TAR features a mix of pre-war and newer shophouses, giving it a varied character.
The reason, according to Sulaiman, is that the shophouses in Jalan TAR are individually owned, allowing owners to decide how to use their units — whether to tear them down and rebuild or retain them with minimal changes.
Property transactions and values
The property types in Jalan TAR vary, ranging from pre-war shophouses to low- and mid-rise commercial buildings. Businesses include goldsmiths, food and beverage (F&B) outlets, textile stores, hotels, retailers of everyday goods and shopping complexes.
Focusing on the pre-war shophouses and shop offices, property experts note the market’s stability and the difficulty of finding units for sale.
PPC International’s Siders notes that developments in Jalan TAR have led to stable but moderate property performance. Values and rental rates remain steady, supported by long-established traders and seasonal demand, though growth is limited compared with modern retail districts.
“Property sales along Jalan TAR are steady but not very frequent, as many buildings are held by long-term owners. Demand comes mostly from shopkeepers or traders looking for reliable rental income, rather than from high-end or lifestyle retailers,” he says.
According to his data, transacted prices in 2024/25 are generally 1½ to three times higher than those recorded in 2008/09.
In 2008/09, non-pre-war shophouse/shopoffice prices ranged between RM1.7 million and RM2.65 million. By 2024/25, units were transacted between RM2.69 million and RM10.5 million.
In 2008/09, prices of pre-war units were between RM700,000 and RM1.1 million. In 2024/25, prices had risen to between RM2 million and RM2.4 million.
“Currently, there is only one known asking rent along Jalan TAR — a 4-storey shopoffice at RM18,500 per month,” he says.
“The limited asking rental supply suggests an estimated occupancy rate of 90%, particularly for ground-floor retail units. Long-established family-run businesses and legacy tenants dominate the area, resulting in low tenant turnover. Many pre-war shophouses and shopoffices are owner-occupied, reducing the number of units offered for lease.”
According to CBRE | WTW’s Foo, most of the property stock in Jalan TAR is commercial- and retail-driven, with transaction volume and value differing between the northern and southern sections of the road.
In the SOGO-Chow Kit stretch (northern part), transaction volume and values have remained stable since 2021, at between RM1,000 and RM1,200 psf, or RM3 million to RM5 million, for 2- to 3-storey pre-war shophouses with built-ups of 3,000 to 4,000 sq ft, according to Foo. He adds that current ground-floor asking rents range from RM3.50 to RM5.50 psf per month, reflecting a “competitive, yet sustainable retail environment”.
In contrast, transaction activity in the SOGO-Dataran Merdeka stretch (southern part) has been limited. Foo notes that CBRE closed a deal in late 2024 for a renovated 4½-storey shop office with a basement, occupying about 3,400 sq ft of land and with an estimated gross floor area of 16,000 sq ft, for around RM6.4 million, or about RM1,900 psf based on land area, indicating stronger pricing in this micro-location.
He says ground floor asking rents in the southern stretch are higher, at RM7 to RM13 psf per month, depending on location, size and building condition. Many ground floor shops have been subdivided into 200 to 300 sq ft lots, with rents of RM2,500 to RM3,500 per lot — or RM25,000 to RM35,000 per full floor. He adds that the higher rents are supported by stronger pedestrian activity and proximity to key landmarks.
The growth of Jalan TAR has been organic, according to Rahim & Co Chestertons’ Sulaiman, but was curtailed early on with the growing popularity of the Bukit Bintang area and, subsequently, the KLCC precinct. As a result, demand shifted away from the northern part of the street.
“SOGO was the place to go, but when the city went to the next level of growth, investors concentrated on the opportunities in the Bukit Bintang area,” he explains.
Sulaiman also highlights how investors did not see potential in the northern part of Jalan TAR and focused more on the southern portion.
“Jalan TAR today — Campbell Complex, Pertama Complex, Masjid India and SOGO — is still heavily patronised. The footfall is very healthy because of the specialisation of the area, where the positioning is value-driven, where your best-buys and value-for-money items are,” he says.
Sustainable outlook
Jalan TAR’s unique setting and significance continue to play an important role in the heart of Kuala Lumpur. As such, the experts hold a positive outlook for the road and its surrounding area.
While Sulaiman believes Jalan TAR will still be a destination for tourists, he says the continued reliance on organic growth alone is not sustainable. It will require the authorities to solve issues related to safety and security, to ensure that Jalan TAR’s legacy and value are preserved.
Foo says Jalan TAR’s property market is expected to continue to evolve because of a mix of heritage preservation and selective redevelopment activities that will refresh its urban landscape.
He believes that upon the completion of the revitalisation of Odeon Cinema and Bangunan Sultan Abdul Samad this year, foot traffic at the southern stretch is likely to increase, as these buildings will attract more lifestyle-oriented retail and F&B operators.
“The southern section is expected to retain its strong retail appeal, supported by high pedestrian activity, existing department stores and retail outlets and cultural landmarks. Meanwhile, the northern stretch is likely to maintain steady demand. Its competitive retail rentals and rich historical environment appeal to niche businesses and heritage-conscious investors,” he says.
“Overall, the combination of historical character, ongoing modernisation and consistent commercial activity suggests that Jalan TAR will continue to be a resilient and vibrant property market within central Kuala Lumpur.”
For Siders, city planning or improvements by Kuala Lumpur City Council (DBKL) may lead to improved accessibility, appearance and investor confidence. Enhancements to public transport and pedestrian infrastructure, such as better connection to the monorail, LRT or bus services, will increase foot traffic and its overall appeal.
“The property outlook for Jalan TAR remains stable, supported by steady demand from traders and small retailers. Capital values are expected to grow moderately, with strongest performance near key anchors like SOGO and Masjid India. Heritage shophouses and traditional trading patterns continue to attract niche investors, while incremental improvements in accessibility and streetscape may enhance the area’s appeal,” he says.
Walking down memory lane
Measuring roughly 2km, Jalan Tuanku Abdul Rahman (Jalan TAR) can be easily walked from end to end in under 30 minutes. It is lined on both sides mostly by pre-war shophouses, where some businesses appear to have remained unchanged over time, while others have given way to modern-style buildings such as hotels and offices.
Many older folk who grew up during the heyday of Jalan TAR recall places such as Globe Silk Store, G S Gill, Coliseum Cinema, Coliseum Café, Odeon Cinema and Pustaka Minerva bookstore, to name a few.
The Edge Media Group CEO and publisher Datuk Ho Kay Tat remembers visiting the area as a teen. Ho says: “My earliest memory [of Jalan TAR] goes back to the mid-1960s, when I was around seven years old. We lived in Kampung Baru, which was about a 20-minute walk to what was then called Batu Road. I would walk with my grandma to visit a relative who was living at the then Sulaiman Court flats, where SOGO Kuala Lumpur now stands. Across the road was Odeon Cinema.
“By the early 1970s, two shopping complexes were built — Campbell Shopping Complex and Pertama Complex — and they became my weekend hangout with my school friends. We studied at St John’s Institution, so after Saturday morning activities in school, we would go to either Pertama or Campbell to hang out and play pinball machines. In those days, there were not many things to do besides going to the cinema and pinball arcades.”
The architect of Pertama Complex, Thomas Tiang, who graduated from the UK in 1972 and returned to Malaysia, helped design the complex before moving to Singapore in 1979. He recalls the road was frequented by many Malays, as the MARA building was nearby.
“[Jalan TAR] was the shopping road of KL at that time,” he says, adding that there were also many Chinese and Indian businesses in the shophouses along the road.
As a shopper in her younger years and now a mother of three adult children, Parames recalls visiting Jalan TAR in the 1990s.
“I was working in Kepong and used to pass by Jalan TAR on the bus. I would go there during festive seasons like Deepavali. My fondest memory is all the shopping centres; [there was] Globe Silk Store, where I would go shopping for clothes. I would watch movies at the Coliseum Cinema; sometimes I went with my friends and sometimes with my sisters.”
For Lin Kee Hua, owner of Capital Cafe, which has been in operation since 1956 and serves Chinese (toast, coffee and noodles), Malay (nasi padang) and Indian (rojak) cuisines, the passage of time has done little to diminish its relevance today.
“Back in the 1950s, it was common for different stalls to operate under the same roof because many vendors couldn’t afford their own shoplots. It was win-win. We have maintained this business model to this day, making us one of the few Hainanese cafés in Kuala Lumpur to host nasi padang, rojak and satay stalls simultaneously,” he says.
He adds that while he has received offers to buy the shoplot, the price has never been right, and he intends to keep operating the café for as long as he can.
Stepping into the restaurant is like travelling back in time. Its walls are adorned with artefacts, including one of Kuala Lumpur’s oldest menus, while a display cabinet houses memorabilia from a bygone era.
A legacy worth protecting
Given its historical significance, preserving the character of Jalan TAR is important, say experts, as there is no other place quite like it.
Rahim & Co Chestertons director of research and consultancy services Sulaiman Saheh says: “One thing people cannot replicate is the built environment; here [in Jalan TAR] are the pre-war architecture, the sentiment, the history.”
He points to the heritage guidelines introduced by Kuala Lumpur City Hall (DBKL) under the Kuala Lumpur Local Plan 2040. The city’s heritage framework comprises the Primary Heritage Zone, Secondary Heritage Zone and Special Character Zone, with Jalan TAR among the areas designated under the latter.
“These are the elements that need to be retained for the identity of our nation, but they are also valuable to tourism because this is what tourists want to experience. Why would they want to go to another city where they have similar things in their own country?” he says, adding how cities such as New York and London capitalise on their heritage sites to benefit the economy.
CBRE | WTW adviser Foo Gee Jen notes that under the Special Character Zone, pre-war shophouses are preserved or redeveloped depending on their heritage significance, structural condition and planning regulations.
“Preservation of these buildings falls under the jurisdiction of DBKL’s Design Review Panel, which assesses proposals to ensure that architectural features and historical characteristics are retained,” says Foo.
“Shophouses outside these conservation recommendations may be redeveloped, subject to planning approval and compliance with local development guidelines. Overall, the mix of preserved and redeveloped buildings along Jalan TAR reflects a careful balance between heritage conservation and urban redevelopment, ensuring that the road retains its historical character while remaining commercially viable.”
PPC International Sdn Bhd managing director Datuk Siders Sittampalam says the Kuala Lumpur Local Plan 2040 and the National Heritage Act 2005 provide the regulatory framework. “Key points include shophouses designated as heritage buildings cannot be demolished without approval, and any redevelopment or renovation must retain the façade or key architectural features. The guidelines also cover building height, design and materials to ensure new works are sympathetic to the heritage character. Local authorities, through DBKL, oversee approvals and enforcement of these regulations,” he says.
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