What is the average price per sqm in Johor?

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

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Johor. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Malaysian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Johor Bahru, Iskandar Puteri, and Medini. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What's the current average price per square meter in Johor?

The average price per square meter in Johor ranges from RM254 to RM600+ as of September 2025.

City center areas like Johor Bahru and premium developments in Iskandar Puteri command the highest prices, typically between RM400-600 per square foot (RM4,300-6,450 per square meter). These areas benefit from proximity to Singapore and major infrastructure projects.

Mid-tier locations such as Tebrau, Kulai, and Pasir Gudang fall in the middle range at RM300-500 per square foot (RM3,200-5,400 per square meter). These areas offer good value while maintaining reasonable access to amenities and transportation links.

Budget-friendly districts like Kluang, Segamat, and Labis start from RM179 per square foot (RM1,925 per square meter), making them attractive for first-time buyers and investors seeking affordable entry points into the Johor property market.

The wide price variation reflects Johor's diverse geography and development levels across different districts.

How does the average price vary by property type?

Property prices in Johor vary significantly across different types, with condos and high-rise developments commanding premium prices.

Premium condos in prime locations like Johor Bahru city center average RM600-1,000+ per square foot, with some luxury developments exceeding RM1,000 per square foot. These properties typically offer modern amenities, security features, and strategic locations near business districts or transportation hubs.

Standard condos and apartments range from RM318-600 per square foot, depending on location, age, and facilities. Mid-range developments in areas like Tebrau or Kulai fall within this bracket, offering good value for money with decent amenities.

Landed properties including terrace houses, semi-detached homes, and bungalows typically price between RM175-577 per square foot. These properties offer more space and privacy, making them popular among families and long-term residents.

Commercial properties start from RM502 per square foot, with prime retail and office spaces commanding higher rates based on location and foot traffic potential.

Which areas in Johor are most expensive, up-and-coming, and budget-friendly?

Area Category	Location	Median Price (2025)	Key Features
Most Expensive	Iskandar Puteri	RM700,000	Luxury developments, planned city
Most Expensive	JB City Center	RM590,000-602,802	Prime location, highest transaction volume
Up-and-Coming	Tebrau	RM653,166	High transaction volume, growing demand
Up-and-Coming	Medini	RM500,000+	New commercial hub, strong appreciation
Mid-Range	Kulai	RM499,000	Suburban location, strong demand
Budget-Friendly	Pasir Gudang	RM390,000	Industrial hub, affordable
Budget-Friendly	Kluang	RM265,000	Most affordable option
Budget-Friendly	Segamat/Labis	RM236,250-250,000	Rural areas, lowest prices

Can you give example purchase prices for typical units in different areas?

Here are specific examples of property purchase prices across different areas and property types in Johor as of September 2025.

In Johor Bahru city center, a typical 1,500 square foot condo costs around RM484,000, translating to RM318 per square foot. These units usually come with modern facilities, security, and convenient access to shopping and business districts.

Iskandar Puteri properties command premium prices, with a 1,200-1,500 square foot condo typically costing RM700,000, equivalent to RM470-600 per square foot. These developments often feature resort-style amenities and are part of the planned city concept.

For landed properties, a terrace house in Tebrau averages RM653,166 for an 1,800+ square foot unit, working out to RM330-470 per square foot. These properties offer more space and are popular among families seeking suburban living with city access.

Budget-conscious buyers can find opportunities in Kluang, where a 1,500 square foot property costs around RM265,000, or RM179 per square foot, representing excellent value for money while still providing basic amenities and infrastructure.

How does the average price per square meter differ by property size?

Property prices per square meter in Johor follow an inverse relationship with unit size, where smaller units command higher prices per square foot.

Small condos under 900 square feet typically cost RM600-1,000 per square foot, as developers can maximize revenue per square foot while buyers pay a premium for prime locations and convenience. These units are popular among singles, young professionals, and investors targeting rental income.

Mid-size properties between 1,000-1,500 square feet average RM400-600 per square foot, offering better value per square foot while maintaining desirable amenities and locations. These units appeal to small families and couples looking for more space without excessive costs.

Larger landed homes above 1,800 square feet typically price at RM318-577 per square foot, providing the best value per square foot due to economies of scale in construction and land use. These properties target families and buyers seeking maximum space and privacy.

Commercial and industrial properties generally start at RM502+ per square foot, with prices often decreasing as building size increases due to bulk purchasing advantages and reduced per-unit overhead costs.

It's something we develop in our Malaysia property pack.

What is the typical total purchase cost including fees and taxes?

The total cost of buying property in Johor extends beyond the purchase price, with additional fees and taxes adding 3-8% to the final amount depending on buyer status.

Legal fees typically range from 1-1.5% of the purchase price, covering conveyancing, documentation, and legal representation throughout the transaction process. These fees are standardized but may vary slightly between law firms.

Stamp duty follows a sliding scale of 1-3% for local buyers, while foreign buyers face an additional levy of 3% for residential, commercial, and agricultural properties, and 4% for industrial properties as of July 2025. This represents a significant cost increase for international investors.

Memorandum of Transfer (MOT) registration fees range from RM2,500 to RM5,000+ based on property value tiers, with properties above RM500,000 falling into higher fee brackets. Real estate agent commissions typically add 2-3% to the total cost.

For a RM700,000 property purchased by a local buyer, total fees including legal, stamp duty, MOT, and agent costs amount to approximately RM21,000-28,000 (3-4% of purchase price). Foreign buyers should budget for 7-8% of the purchase price when including the additional foreign buyer levy.

How do mortgage conditions affect the overall cost of buying property?

Mortgage conditions in Johor significantly impact the total cost of property ownership through interest rates, loan terms, and approval requirements as of September 2025.

Current mortgage interest rates range from 3.5-4.5% per annum for both fixed and variable rate loans, with banks offering competitive packages to qualified borrowers. The specific rate depends on the buyer's credit profile, income stability, and relationship with the lending institution.

Loan-to-value ratios reach up to 90% for first-time buyers, reducing the required down payment to as low as 10% of the property value. However, higher loan amounts result in increased total interest payments over the loan tenure, which can extend up to 35 years.

Approval rates currently stand at 70-75% for qualified buyers, with local buyers generally receiving more favorable terms than foreign applicants. Banks typically require proof of income, credit history, and may request additional documentation for overseas applicants.

Government initiatives provide preferential rates for first-time buyers, potentially reducing monthly payments and total interest costs. Foreign investors, particularly Singaporeans, benefit from favorable foreign exchange conditions and access to cross-border financing options that can reduce overall borrowing costs.

What are the best property choices for different purposes?

1. **Own Stay Properties**: Well-established areas like Johor Bahru City Center, Tebrau, and Iskandar Puteri offer the best combination of amenities, infrastructure, and lifestyle conveniences for owner-occupiers.2. **Short-Term Rental Investment**: Condos and serviced residences near the upcoming RTS Link stations, Johor Bahru city center, and Medini provide high occupancy potential for Airbnb and business travelers.3. **Long-Term Rental Strategy**: Landed houses in suburban areas like Tebrau, Kulai, and established residential neighborhoods attract families and long-term tenants seeking space and stability.4. **Buy-to-Resell Investment**: Growth corridors including RTS Link vicinity, JS-SEZ zones, Medini commercial hub, and luxury condos in prime locations offer the strongest capital appreciation potential.5. **High Yield Properties**: Student housing and serviced apartments in urban areas can generate rental yields of 5-8%, particularly in areas with educational institutions and business centers.

It's something we develop in our Malaysia property pack.

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 have property prices in Johor changed over recent years?

Johor property prices have experienced substantial growth over the past five years, with the most dramatic increases occurring in strategic locations and premium segments.

Year-on-year from 2024 to 2025, the overall market has grown 3-5%, with condos showing particularly strong performance at +23% transaction value growth and serviced apartments doubling in transaction value (+100%). This growth reflects increasing investor confidence and infrastructure development momentum.

Over the five-year period from 2020 to 2025, urban corridors and areas near the RTS Link and SEZ zones have appreciated 30-50%, significantly outperforming the national average. The Johor property price index has tripled or quadrupled in Johor Bahru prime areas and doubled across the state overall.

More affordable and rural areas have seen modest growth of 5-10% over five years, providing stability rather than explosive appreciation. This measured growth in budget areas maintains affordability while still offering positive returns for long-term holders.

The strongest performing districts have been those with direct or indirect Singapore exposure, infrastructure development, and new commercial projects, demonstrating the market's responsiveness to cross-border economic activities and planned development initiatives.

What are the forecasts for property prices in Johor?

Time Period	Growth Forecast	Key Drivers
1 Year (2025-26)	3-7% overall; up to 10% in RTS areas	Infrastructure completion, foreign demand
5 Years (2025-30)	20-40% in prime areas	RTS Link operation, SEZ development, urban migration
10 Years (2025-35)	50-90% in strategic zones	Full Singapore integration, regional growth hub
Budget Areas (All periods)	Slower but steady appreciation	Population growth, general economic development
Commercial Properties	Above-average growth potential	Business expansion, cross-border trade

How do Johor property prices compare with other regional cities?

Johor property prices offer excellent value compared to other major cities in Southeast Asia and provide significant upside potential.

Johor Bahru median prices of approximately RM475 per square foot for standard properties and RM600-1,000 per square foot for prime condos represent substantial discounts compared to regional competitors. Kuala Lumpur commands RM700-1,200+ per square foot for central locations, while Singapore exceeds RM25,000+ per square foot.

International comparisons show Johor's competitive positioning, with Bangkok averaging RM9,000-14,000 per square foot ($2,000-$3,000 per square meter) and other regional cities like Jakarta and Manila typically ranging RM300-800 per square foot. This positions Johor as an affordable entry point with strong growth potential.

The value proposition becomes particularly compelling when considering Johor's proximity to Singapore, ongoing infrastructure development, and government initiatives promoting the state as a regional hub. Foreign investors can access a stable, growing market at a fraction of Singapore costs while benefiting from similar economic spillover effects.

Currency advantages for international buyers, particularly from Singapore and other strong-currency countries, further enhance the relative affordability and investment attractiveness of Johor properties compared to domestic markets in their home countries.

What are the smartest property investment options in Johor right now?

The smartest property investment strategies in Johor focus on areas with confirmed infrastructure development and proven demand fundamentals as of September 2025.

Prime corridor investments in RTS Link and JS-SEZ areas offer the best appreciation and liquidity potential, with high-rise condos and serviced residences being the preferred property types. These locations benefit from direct Singapore connectivity and government-backed development initiatives.

Budget-friendly opportunities in Kluang, Pasir Gudang, and Segamat provide excellent value for long-term owner-occupation and steady rental income, particularly for landed homes and affordable condos that appeal to local families and working professionals.

Yield-focused strategies should target student housing and small serviced apartments in urban areas, which can generate 5-8% rental yields due to consistent demand from educational institutions and business travelers. These properties offer regular income streams while maintaining reasonable capital appreciation potential.

Foreign buyers should carefully weigh the additional 3-4% levy against strong foreign exchange advantages and targeted financing options, focusing purchases on premium areas with proven resale and rental prospects to justify the higher entry costs and maximize long-term returns.

It's something we develop in our Malaysia property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Centro JB Property Development
2. Sunway Property Lenang Heights
3. Eco Haus Garden Residential
4. IQI Global Johor Property Analysis
5. BambooRoutes Johor Price Forecasts
6. WargaBiz Johor Property Market 2025
7. Brickz Commercial Property Transactions
8. Brickz Johor Residential Transactions
9. BambooRoutes Johor Bahru Market Outlook
10. Low & Partners Legal Fees Calculator