Authored by the expert who managed and guided the team behind the Malaysia Property Pack
Yes, the analysis of Johor's property market is included in our pack
Johor's property market is one of Malaysia's most dynamic, thanks to its proximity to Singapore and major infrastructure projects like the RTS Link.
In this article, we break down the current housing prices in Johor as of January 2026, and we constantly update this blog post with the latest data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Johor.
Insights
- The median home price in Johor sits around RM450,000 in 2026, which is roughly 75% cheaper than equivalent properties across the border in Singapore.
- Johor property prices rose about 4.5% year-on-year in nominal terms, but only 3% in real terms once you account for Malaysia's inflation rate.
- New-build homes in Johor command a 12% premium over comparable existing properties, mainly because buyers want to avoid renovation risks and benefit from developer warranties.
- The gap between listing prices and actual sale prices in Johor averages around 7%, so budget negotiations into your planning.
- Puteri Harbour condos can reach RM8,500 per sqm, while older apartments in Pasir Gudang start as low as RM2,600 per sqm.
- Terrace houses dominate Johor's market at 38% of listings, followed by high-rise condos at 32%, reflecting the state's suburban character.
- Over the past decade, Johor property prices have climbed about 55% nominally, but only around 25% when adjusted for inflation.
- Buyers should budget an extra 8% to 15% on top of the purchase price for stamp duty, legal fees, and potential renovation work.
- The upcoming RTS Link connecting Johor Bahru to Singapore is driving price premiums in areas like Iskandar Puteri and Bukit Indah.
- With a budget of $200,000 (around RM809,000), you can afford a semi-detached entry-level home in Gelang Patah or a well-located condo in Bukit Indah.
What is the average housing price in Johor in 2026?
The median housing price is more useful than the average because a few expensive luxury homes can pull the average up, while the median shows you what a typical buyer actually pays.
We are writing this as of January 2026, using the latest data from Malaysia's official property statistics unit (NAPIC/JPPH), which we manually verified.
The median housing price in Johor in 2026 is approximately RM450,000 ($111,000 or €94,000), while the average housing price is RM458,325 ($113,000 or €96,000).
About 80% of residential properties in Johor in 2026 fall within the RM250,000 to RM850,000 range ($62,000 to $210,000 or €52,000 to €178,000).
A realistic entry range in Johor in 2026 is RM180,000 to RM250,000 ($45,000 to $62,000 or €38,000 to €52,000), which typically gets you an older apartment of 60 to 75 sqm in areas like Pasir Gudang or Skudai.
Luxury properties in Johor in 2026 typically range from RM1.5 million to RM4 million ($371,000 to $989,000 or €315,000 to €839,000), such as a gated detached home of 250 to 400 sqm in Horizon Hills or Iskandar Puteri.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Johor.
Are Johor property listing prices close to the actual sale price in 2026?
In Johor in 2026, listing prices are typically about 7% higher than actual closed sale prices.
This gap exists because sellers in Johor often build negotiation room into their asking prices, expecting buyers to make offers. The difference tends to be larger for older properties needing renovation or when bank valuations come in below the asking price, and smaller for new developments where pricing is more standardized.
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What is the price per sq m or per sq ft for properties in Johor in 2026?
As of January 2026, the median price per sqm in Johor is around RM4,100 ($1,010 or €860), and the median price per sqft is about RM380 ($94 or €80). The average price per sqm is slightly higher at RM4,200 ($1,040 or €880), with the average per sqft at RM390 ($96 or €82).
Smaller, newer high-rise condos in premium locations like Puteri Harbour have the highest price per sqm in Johor in 2026, while older, larger landed homes further from urban centers have the lowest, because you pay more per sqm for location and amenities than for raw space.
In Johor in 2026, the highest prices per sqm are found in Puteri Harbour (RM6,000 to RM8,500 per sqm) and Medini in Iskandar (RM5,000 to RM7,000 per sqm). The lowest prices per sqm are in Pasir Gudang (RM2,600 to RM3,600 per sqm) and parts of Skudai (RM3,000 to RM4,000 per sqm).
How have property prices evolved in Johor?
Compared to January 2025, Johor property prices have increased by about 4.5% in nominal terms, or around 3% when adjusted for inflation. This growth has been driven largely by expectations around the Singapore-Johor RTS Link and the new Johor-Singapore economic zone, which have boosted demand in key areas.
Looking back two years to early 2024, Johor prices have risen roughly 8% to 10% in nominal terms. The consistent upward trend reflects growing investor confidence in Johor's connectivity improvements and the state's role as a more affordable alternative to Singapore for cross-border workers.
By the way, we've written a blog article detailing the latest updates on property price variations in Johor.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Johor.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Malaysia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Johor in 2026?
In Johor in 2026, terrace houses make up about 38% of listings, high-rise condos account for 32%, semi-detached homes are 12%, detached bungalows are 8%, low-cost flats are 6%, and townhouses and others make up 4%, reflecting Johor's large suburban landed supply combined with high-rise development in Johor Bahru and Iskandar.
As of January 2026, the average price for a high-rise condo in Johor is around RM340,000 ($84,000 or €71,000). Terrace houses average about RM445,000 ($110,000 or €93,000). Semi-detached homes average RM780,000 ($193,000 or €164,000), and detached houses average RM790,000 ($195,000 or €166,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Johor?
- How much should you pay for a house in Johor?
- How much should you pay for an apartment in Johor?
- How much should you pay for a condo in Johor?
- How much should you pay for a studio in Johor?
How do property prices compare between existing and new homes in Johor in 2026?
In Johor in 2026, new-build properties typically cost about 12% more than comparable existing homes.
This premium exists because buyers pay extra for developer warranties, fresh condition, modern facilities, and the peace of mind of avoiding hidden renovation costs like rewiring, plumbing repairs, or structural issues.
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How do property prices vary by neighborhood in Johor in 2026?
Iskandar Puteri (including areas like Horizon Hills and Nusajaya) is popular with expats and families seeking space in gated communities. Prices here range from RM1.2 million to RM3.5 million ($297,000 to $866,000 or €252,000 to €734,000) for landed homes, driven by planned township infrastructure and proximity to future cross-border transport links.
Puteri Harbour attracts buyers looking for a marina lifestyle with international-standard condos. Prices range from RM650,000 to RM2 million ($161,000 to $495,000 or €136,000 to €420,000), with premium pricing reflecting waterfront views and resort-style amenities.
Bukit Indah is a family-friendly suburban area with good schools and retail options. Property prices here range from RM450,000 to RM1.2 million ($111,000 to $297,000 or €94,000 to €252,000), offering a balance of convenience and affordability that appeals to both locals and expats.
You will find a much more detailed analysis by areas in our property pack about Johor. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range (MYR / $) | Avg per sqm (MYR / $) | Avg per sqft (MYR / $) |
|---|---|---|---|---|
| Pasir Gudang | Budget / industrial commute | RM220k-450k / $54k-111k | RM2,600-3,600 / $640-890 | RM240-335 / $59-83 |
| Skudai | Value / student-commute | RM280k-520k / $69k-129k | RM3,000-4,000 / $740-990 | RM279-372 / $69-92 |
| Kulai | Family / space value | RM320k-650k / $79k-161k | RM2,800-3,900 / $690-960 | RM260-362 / $64-90 |
| Permas Jaya | Family / popular | RM450k-900k / $111k-223k | RM3,600-4,800 / $890-1,190 | RM335-446 / $83-110 |
| Tebrau | Popular / balanced | RM350k-750k / $87k-185k | RM3,500-4,800 / $870-1,190 | RM325-446 / $80-110 |
| Mount Austin | Young families / lifestyle | RM380k-800k / $94k-198k | RM3,700-5,000 / $915-1,240 | RM344-465 / $85-115 |
| Taman Molek | Premium-ish / commute | RM500k-1.1M / $124k-272k | RM4,200-5,800 / $1,040-1,430 | RM390-539 / $96-133 |
| Bukit Indah | Expat-friendly / retail | RM450k-1.2M / $111k-297k | RM4,000-5,800 / $990-1,430 | RM372-539 / $92-133 |
| Gelang Patah | Growth corridor | RM380k-900k / $94k-223k | RM3,700-5,200 / $915-1,290 | RM344-483 / $85-119 |
| Medini (Iskandar) | Condo hub / premium | RM450k-1.3M / $111k-321k | RM5,000-7,000 / $1,240-1,730 | RM465-650 / $115-161 |
| Puteri Harbour | Luxury condo / waterfront | RM650k-2M / $161k-495k | RM6,000-8,500 / $1,480-2,100 | RM558-790 / $138-195 |
| Horizon Hills | Top landed / prestige | RM1.2M-3.5M / $297k-866k | RM4,800-7,200 / $1,190-1,780 | RM446-669 / $110-165 |
How much more do you pay for properties in Johor when you include renovation work, taxes, and fees?
In Johor in 2026, you should budget an additional 8% to 15% on top of your purchase price for total costs, depending on whether the property needs renovation.
For a property around $200,000 (about RM809,000) in Johor, expect to pay roughly RM65,000 to RM120,000 ($16,000 to $30,000) extra for stamp duty, legal fees, and basic renovation if needed. Your total all-in cost would be approximately RM875,000 to RM930,000 ($216,000 to $230,000).
For a property around $500,000 (about RM2 million) in Johor, additional costs typically range from RM160,000 to RM280,000 ($40,000 to $69,000), covering higher stamp duty brackets, legal fees, and potential renovation. Your total spend would be approximately RM2.16 million to RM2.28 million ($534,000 to $564,000).
For a property around $1,000,000 (about RM4 million) in Johor, expect additional costs of RM320,000 to RM560,000 ($79,000 to $138,000), as stamp duty rates increase at higher price points. Your all-in cost would be approximately RM4.32 million to RM4.56 million ($1.07 million to $1.13 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Johor
| Expense | Type | Estimated Cost Range and Details |
|---|---|---|
| Stamp Duty (Transfer) | Tax | Ranges from 1% to 4% of the property price under Malaysia's tiered Stamp Act schedule. Most buyers in the RM300,000 to RM1 million range pay an effective rate of 2% to 3%. Higher-value properties face the 4% bracket on amounts above RM1 million. |
| Legal Fees (SPA and Loan) | Fees | Typically 0.5% to 1% of the property price, depending on complexity. This covers preparation and registration of the Sale and Purchase Agreement and loan documentation. Simpler transactions cost less, while larger deals require more work. |
| Loan Agreement Stamp Duty | Tax | About 0.5% of your loan amount if you are financing the purchase. This is a standard government charge applied when registering your mortgage. Cash buyers do not pay this fee. |
| Valuation and Bank Charges | Fees | Ranges from RM1,000 to RM3,000 ($250 to $740), covering the bank's property valuation and administrative processing. Higher-value properties or complex valuations may cost more. This is typically required for mortgage approval. |
| Basic Renovation | Renovation | Ranges from RM15,000 to RM60,000 ($3,700 to $14,800) for cosmetic updates like painting, lighting, minor fixtures, and flooring touch-ups. This applies mainly to older or resale properties. New builds usually need less work. |
| Major Renovation | Renovation | Ranges from RM80,000 to RM250,000 ($19,800 to $61,800) for significant work such as kitchen and bathroom overhauls, rewiring, plumbing replacement, or structural modifications. This is common for older landed properties. Budget carefully as costs can escalate. |
| Real Property Gains Tax (RPGT) | Tax | Applicable when you sell, not when you buy. Rates vary based on holding period and buyer residency status. Foreigners face higher RPGT rates than Malaysian citizens. Check current rates with LHDN before planning your exit. |
We made this infographic to show you how property prices in Malaysia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Johor in 2026 with different budgets?
With $100,000 (about RM405,000) in Johor in 2026, you could buy an existing 2-bedroom condo of 75 to 85 sqm in Tebrau, a small older terrace house of 120 to 140 sqm in Skudai, or an existing 3-bedroom apartment of around 90 sqm in Pasir Gudang.
With $200,000 (about RM809,000) in Johor in 2026, you could buy an existing 2-storey terrace house of 160 to 190 sqm in Mount Austin, a condo of about 110 sqm in a good location like Bukit Indah, or an entry-level semi-detached home of around 200 sqm in Gelang Patah.
With $300,000 (about RM1.21 million) in Johor in 2026, you could buy an existing semi-detached home of 230 to 260 sqm in Bukit Indah, a newer large condo of 140 to 170 sqm in Medini, or an older detached house of 280 to 320 sqm in Kulai.
With $500,000 (about RM2 million) in Johor in 2026, you could buy a premium detached home of 300 to 380 sqm in Horizon Hills, a luxury waterfront condo of 160 to 220 sqm in Puteri Harbour, or a premium semi-detached home of 280 to 330 sqm in Iskandar Puteri.
With $1,000,000 (about RM4 million) in Johor in 2026, you could buy a top-tier detached home of 400+ sqm in Horizon Hills, an ultra-premium large condo or penthouse-style unit in Puteri Harbour, or a large-land bungalow in a premium pocket of Iskandar Puteri.
With $2,000,000 (about RM8 million) in Johor in 2026, you enter a niche market with limited supply, but options include a trophy bungalow with substantial land in a prime Iskandar Puteri enclave, an ultra-luxury detached home in the top gated communities of Horizon Hills, or a signature penthouse in Puteri Harbour.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Johor.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Johor, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| NAPIC/JPPH House Price Index Report (Q1-Q2 2025) | Malaysia's official property statistics unit under the Ministry of Finance, responsible for all transaction-based housing data. | We used Johor's average price and MHPI figures as the backbone for transaction-based pricing. We also used house-type average-price ratios to build consistent Johor-by-type estimates. |
| NAPIC/JPPH Southern Region Property Market Report (H1 2025) | Official regional market report from the same government statistical authority covering Johor's market activity. | We used it to verify Johor's transaction activity levels and market mix statements. We used it as a cross-check that Johor was active and growing in volume into 2025. |
| Department of Statistics Malaysia (DOSM) CPI Release | Malaysia's official inflation publication used by policymakers and researchers nationwide. | We used CPI inflation to convert nominal price changes into real (inflation-adjusted) changes. We used the latest available annual inflation rate for January 2026 adjustments. |
| European Central Bank (ECB) FX Reference Rates | A central bank reference-rate dataset with transparent daily methodology used globally for currency conversions. | We used the EUR to MYR and EUR to USD reference rates from late December 2025 to convert Johor prices into USD and EUR consistently. We also triangulated MYR to USD against Bank Negara Malaysia. |
| Bank Negara Malaysia (BNM) Exchange Rates | Malaysia's central bank market reference for the USD/MYR exchange rate. | We used it as a Malaysia-based cross-check to ensure our USD/MYR conversion was realistic. We used it to verify the ECB-implied USD/MYR level was consistent. |
| Channel NewsAsia (CNA) | A major regional newsroom with on-the-ground reporting and clear sourcing on Singapore-Malaysia developments. | We used it to explain why certain Johor Bahru and Iskandar locations have stronger demand due to future connectivity. We used it only for drivers, not for core price numbers. |
| Reuters | A global wire service known for strict editorial standards and fact-checking on international business news. | We used it to support the jobs and investment expectations narrative behind Johor demand. We used it only as an explanatory factor for price momentum, not as pricing data. |
| LHDN (Inland Revenue Board) RPGT Rates | Malaysia's tax authority and the primary source for all property-related tax rates. | We used it for the taxes and fees section where costs materially affect all-in budgets. We kept the discussion high-level and buyer-friendly. |
| Stamp Act 1949 (Official PDF via LHDN) | The governing law for stamp duty in Malaysia, providing the official rate schedule. | We used it to anchor the standard Malaysian stamp duty brackets. We used it to build realistic all-in cost percentages and examples. |
| Local Real Estate Agent Networks | On-the-ground professionals with direct transaction experience in Johor neighborhoods. | We used agent insights to validate neighborhood-level pricing ranges. We cross-referenced their observations with official data to ensure consistency. |
| Property Portal Listings Analysis | Major Malaysian property portals aggregate thousands of active listings with asking prices. | We used listing data to estimate the gap between asking and closing prices. We compared portal prices with official transaction data to calculate the typical negotiation spread. |
| Malaysian Institute of Estate Agents (MIEA) | The professional body representing licensed estate agents in Malaysia. | We used their market commentary to understand transaction dynamics. We validated renovation cost estimates against industry benchmarks. |
| Johor State Government Investment Data | Official state-level information on infrastructure and development projects. | We used it to understand which areas are receiving investment. We connected infrastructure spending to neighborhood price premiums. |
| Iskandar Regional Development Authority (IRDA) | The government agency responsible for planning and promoting Iskandar Malaysia development. | We used IRDA information to understand premium pricing in Iskandar zones. We connected development phases to property demand patterns. |
| Malaysian Valuation and Property Services Department | Government department providing official property valuations and market assessments. | We used their valuation guidelines to understand price-per-sqm calculations. We ensured our methodology aligned with official standards. |
| Bank Loan Approval Data Trends | Banking sector data reflects actual financed transaction prices in the market. | We used financing trends to validate that our price ranges reflect what buyers actually pay. We checked that bank valuations support our estimates. |
| Developer Price Lists and Launch Data | Primary market pricing from developers shows new-build benchmark prices. | We used developer pricing to estimate the new versus existing home premium. We compared launch prices with resale data to calculate the gap. |
| Renovation Contractor Quotations | Direct quotes from licensed contractors reflect actual renovation costs in Johor. | We used contractor pricing to estimate basic and major renovation cost ranges. We validated these against multiple sources for accuracy. |
| Legal Fee Guidelines from Malaysian Bar | Professional guidelines setting standard legal fee scales for property transactions. | We used the fee scale to estimate legal costs in our all-in calculations. We applied standard percentages based on transaction value. |
| Historical NAPIC Data Archives (2015-2024) | Long-term official records enabling accurate historical price comparisons. | We used historical data to calculate 10-year price changes. We adjusted for inflation using DOSM CPI to show real appreciation. |
| Singapore-Johor Cross-Border Studies | Academic and policy research on cross-border economic dynamics between Singapore and Johor. | We used these studies to understand demand drivers from Singapore-based buyers. We connected cross-border trends to premium pricing in certain neighborhoods. |
| World Bank Economic Indicators for Malaysia | International economic data providing context on Malaysia's broader economic environment. | We used economic context to frame why Johor property remains attractive. We connected macroeconomic factors to housing market performance. |
| Local News Coverage of Property Market | Malaysian newspapers and business publications reporting on property trends. | We used news reports to verify market sentiment and activity levels. We cross-checked journalist reports against official data for consistency. |
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