Your client is interested in purchasing, as an investment, the following ground floor stratified property (shophouse) located in the secondary prime areas of Jalan Telawi, Bangsar. The property is located fronting Bangsar Village II (shopping mall), bearing postal address no. 10, Jalan Telawi 2, Bangsar Kuala Lumpur. Description of the subject property is as follows: Ground Floor: width 10m, depth 20m; Intermediate lot; water closet (WC) in the rear right hand corner of the shop of 1m width and 2m depth. The current rent payable was agreed 3 years ago at RM45,000 p.a. on Full Rental Insurance (FRI) terms with 5 year upward only rent reviews. You are aware of the following market evidences of ground floor shophouse: 21 Jalan Telawi 3 (Lotus Corner Restaurant): Secondary prime; 10m wide and 20m deep; recently let at RM45,000 p.a. on a modern FRI lease; recently sold for RM682,000. 2 Jalan Telawi 3 (Hong Leong Bank), Secondary prime; 10m wide and 20m deep; recently let at RM60,000 p.a. on a modern FRI lease; recently sold for RM800,000. 42, Jalan Maarof (Toni & Guy Hair Salon): Prime; 10m wide and 20m deep; recently rental reviewed at RM60,000 on FRI terms. The property was bought 5 years ago at RM1,000,000.

Your client does not fully understand the concept of zoning retail units as per the RICS requirement. Explain the relevance of zoning to the retailing sector