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Yes, the analysis of Johor's property market is included in our pack
As of September 2025, Johor's property market presents compelling opportunities for both investors and homebuyers with median prices ranging from RM265,000 in budget-friendly towns to RM700,000 in premium areas like Iskandar Puteri.
Property prices in Johor have experienced steady growth over the past year, with condos increasing 3-5% and luxury properties near the RTS corridor showing gains of 8-15%, driven by infrastructure development and cross-border appeal.
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Johor's property market in 2025 shows strong fundamentals with state-wide median prices at RM475,000 and Johor Bahru averaging RM588,000, offering attractive investment opportunities especially in emerging areas.
The market benefits from proximity to Singapore, ongoing RTS development, and affordable pricing compared to other Malaysian cities, making it particularly appealing for both local and foreign investors.
| Property Type | Price Range (RM) | Price per Sq Ft | Annual Growth | Rental Yield |
|---|---|---|---|---|
| Condo/High-Rise | 400,000 - 600,000 | 400 - 600 | 3-5% | 4-5% |
| Landed Terrace | 460,000 - 750,000 | 330 - 577 | 2-4% | 5-6% |
| Semi-D/Bungalow | 750,000 - 1,100,000+ | 400 - 650 | Stable | 5-6% |
| Luxury (RTS/Border) | 1,000,000+ | 800 - 1,300 | 8-15% | 3.5-5% |
| Budget Areas | 236,000 - 400,000 | 123 - 400 | Modest | Up to 8% |
| Iskandar Puteri | 700,000 (median) | 800+ | Strong | 4-5% |
| Kluang (Budget) | 265,000 (median) | 123 - 175 | Slight | 6-8% |
What's the current average property price in Johor?
As of September 2025, the state-wide median property price in Johor stands at RM475,000, offering significant value compared to other major Malaysian cities.
Johor Bahru specifically shows a median price of RM588,000 with an average price per square foot of RM447, though prime areas command higher rates. The city remains attractive for investors seeking entry into a growing market with strong fundamentals.
District variations are substantial, ranging from RM265,000 in budget-friendly Kluang to RM700,000 in the luxury segment of Iskandar Puteri. This wide range provides options for buyers across different budget levels and investment strategies.
High-rise condominiums typically fall between RM400,000 to RM600,000, while landed terrace houses range from RM460,000 to RM750,000. Semi-detached homes and bungalows start from RM750,000 and can exceed RM1.1 million for premium properties.
Properties in the luxury segment, particularly those near the RTS corridor and Singapore border, command premium prices exceeding RM1,000 per square foot.
How do prices differ between apartments, landed houses, and luxury properties?
Property types in Johor show distinct pricing patterns based on size, location, and target market segments.
Condominiums and high-rise apartments range from RM400,000 to RM600,000, with prices per square foot between RM400 and RM600. These properties have shown annual growth of 3-5% and offer rental yields of 4-5%, making them attractive for investors seeking steady returns.
Landed terrace houses command RM460,000 to RM750,000, with square foot pricing between RM330 and RM577. Annual growth has been more modest at 2-4%, but rental yields are stronger at 5-6%, appealing to families and long-term investors.
Semi-detached homes and bungalows represent the premium segment, starting from RM750,000 and exceeding RM1.1 million. These properties offer square foot pricing between RM400 and RM650, with stable growth and rental yields of 5-6%.
Luxury properties near the RTS corridor and Singapore border form a distinct category, with prices exceeding RM1 million and square foot rates between RM800 and RM1,300. These properties have experienced exceptional growth of 8-15% annually, though rental yields are lower at 3.5-5%.
Which areas in Johor are the most expensive, the most budget-friendly, and the most up-and-coming?
Johor's property landscape offers distinct investment opportunities across different price segments and growth potential areas.
Most Expensive Areas:
- Iskandar Puteri leads with a median price of RM700,000, driven by modern infrastructure and proximity to Singapore
- RTS corridor properties command premium pricing due to the upcoming rapid transit system
- Prime Johor Bahru city center and coastal areas attract high-end buyers
- Medini area within Iskandar Puteri offers luxury developments with international appeal
- Properties near the Singapore border benefit from cross-border investment demand
Budget-Friendly Options:
- Kluang offers the most affordable median price at RM265,000, suitable for first-time buyers
- Segamat provides excellent value at RM236,250 median price with growth potential
- Tangkak, Mersing, and Labis offer affordable entry points for property investment
- These areas provide higher rental yields, often reaching 6-8% annually
- Perfect for investors seeking cash flow positive properties with modest capital appreciation
Up-and-Coming Areas:
- Tebrau shows strong local interest with a median price of RM653,166 and growing infrastructure
- Pasir Gudang benefits from industrial development with a median price of RM390,000
- Gelang Patah serves as a logistics hub with median pricing around RM500,000
- These areas offer the best balance between current affordability and future growth potential
- Strategic locations benefit from ongoing development projects and improved connectivity
How have average prices changed compared to 5 years ago and compared to last year?
Johor's property market has experienced significant transformation over the past five years, with urban and RTS-linked areas showing remarkable growth of 40-50% total appreciation since 2020.
Condominium prices specifically have surged nearly 30% since the pandemic, driven by increased demand from both local and foreign buyers seeking affordable alternatives to Singapore properties. This growth reflects the market's resilience and growing recognition of Johor's investment potential.
Year-on-year performance in 2025 shows continued momentum with overall prices increasing 3-5%. Serviced apartments have led the growth with a substantial 20.4% increase, while double-storey terrace homes in Johor Bahru gained 8.6%.
The luxury segment, particularly properties near the RTS corridor and Singapore border, has outperformed with annual growth rates of 8-15%. This exceptional performance reflects investor confidence in infrastructure development and cross-border accessibility improvements.
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What's the forecast for property prices in the next 1 year, 5 years, and 10 years?
Johor's property market outlook remains positive across all timeframes, supported by infrastructure development, economic growth, and strategic location advantages.
For the next 12 months, expect continued growth of 3-8% annually, with luxury properties near the RTS corridor likely to outperform. The completion of major infrastructure projects will drive demand, particularly in Iskandar Puteri and connected areas.
The 5-year forecast shows strong potential for 40-60% cumulative growth in prime areas, driven by the operational RTS system, increased cross-border movement, and continued foreign investment. Mid-tier properties should see steady 25-35% appreciation over this period.
Long-term 10-year projections suggest Johor could experience 80-120% price appreciation in prime locations, assuming continued economic development and infrastructure improvements. The state's transformation into a major economic hub will likely drive sustained property demand.
Budget-friendly areas like Kluang and Segamat may see more modest but consistent growth of 3-5% annually, making them attractive for steady returns. Up-and-coming areas like Tebrau and Pasir Gudang could surprise with accelerated growth as development projects mature.
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How do Johor property prices compare with other similar major cities nearby?
Johor offers compelling value when compared to other major Malaysian cities and regional markets, positioning itself as an attractive investment destination.
| City | Average Property Price (RM) | 1BR Rent (RM/month) | Rental Yield (%) |
|---|---|---|---|
| Kuala Lumpur | 708,402 | 2,127 | 4.26 |
| Johor Bahru | 656,648 | 1,780 | 6.22 |
| Penang | 471,980 | 1,833 | 5.74 |
| Singapore (nearby) | 2,000,000+ | 4,500+ | 2.5-3.5 |
| Bangkok | 1,200,000+ | 2,800 | 4.0 |
Johor Bahru properties remain approximately 20-30% cheaper than comparable Singapore properties, especially near the border, while offering significantly higher rental yields of 6.22% compared to Singapore's 2.5-3.5%.
Compared to Kuala Lumpur, Johor offers similar property values but superior rental yields, making it attractive for income-focused investors. The city provides better value than KL while maintaining growth potential through its strategic location and infrastructure development.
Against regional competitors like Bangkok or other ASEAN cities, Johor stands out for its affordability, English-speaking environment, and proximity to Singapore's economic powerhouse. This combination creates a unique value proposition for international investors.
What's the typical price per square foot or square meter across different property types and areas?
Johor's price per square foot varies significantly based on location and property type, providing clear guidance for investment decisions.
Johor Bahru core areas average RM400-500 per square foot, representing the city's established market with good infrastructure and amenities. These areas offer balanced investment potential with steady rental demand and moderate appreciation prospects.
Premium areas including the RTS corridor, Iskandar Puteri, and prime developments command RM800-1,300+ per square foot. These locations justify higher prices through superior infrastructure, proximity to Singapore, and luxury amenities.
Budget-friendly outer towns like Kluang offer exceptional value at RM123-175 per square foot, providing high rental yields and entry-level investment opportunities. These areas suit investors seeking cash flow positive properties with long-term appreciation potential.
Emerging areas like Tebrau and Pasir Gudang typically price between RM300-600 per square foot, offering growth potential as infrastructure develops. These locations provide the optimal balance between affordability and future appreciation prospects.
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What are some example purchase prices in well-known neighborhoods to give a clearer picture?
Real-world examples from Johor's key neighborhoods provide practical insight into current market pricing and investment opportunities.
| Neighborhood/Area | Property Type | Price (RM) | Price per Sq Ft |
|---|---|---|---|
| Avira Garden, Medini | Garden Terrace | 1,017,000 | 900+ |
| Typical JB Condo | 3-Bedroom Unit | 500,000 | 447 |
| Kota Tinggi | Family Terrace | 365,400 | 250 |
| Labis | Family Terrace | 400,000 | 250 |
| Iskandar Puteri | Luxury Condo | 800,000 | 750 |
| Tebrau | Double-storey Terrace | 653,166 | 450 |
| Pasir Gudang | Industrial-linked Housing | 390,000 | 300 |
These examples demonstrate the wide range of investment opportunities available across Johor, from budget-friendly family homes in emerging areas to luxury properties in premium developments.
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What extra costs, taxes, and fees should a buyer expect on top of the purchase price?
Property purchase in Johor involves several additional costs that buyers must factor into their total investment calculation.
Down payment requirements typically amount to 10% of the purchase price for most buyers, though some developers may offer different terms for specific projects. This initial payment secures the property and begins the formal purchase process.
Legal fees range from 1% to 1.25% of the first RM500,000 of the purchase price, covering conveyancing, documentation, and legal representation throughout the transaction. These fees ensure proper title transfer and legal compliance.
Stamp duty represents a significant cost at 4% of the purchase price, paid to the government for official documentation. This is a mandatory expense that cannot be avoided or negotiated.
Ongoing annual costs include assessment tax (cukai pintu) at 4-8% of annual rental value, and quit rent (cukai tanah) at approximately RM0.035-0.10 per square foot annually for landed properties. Strata properties pay "parcel rent" instead of quit rent.
Foreign buyers face additional state levy of 2% of purchase price or RM20,000, whichever is higher, adding to the overall investment cost for international investors.
What are the typical mortgage options and monthly costs for buyers in Johor today?
Mortgage financing in Johor offers competitive rates and flexible terms for qualified buyers, making property ownership accessible across different income levels.
Current interest rates range from 4.1% to 4.75% per annum across major banks, with most lenders offering competitive packages for both local and eligible foreign buyers. These rates reflect Malaysia's stable economic environment and competitive banking sector.
Loan tenure extends up to 35 years or until the borrower reaches age 70, whichever comes first. This extended period helps reduce monthly payment obligations while making properties more affordable for younger buyers.
Banks offer various options including flexi loans, Islamic financing, and conventional non-flexi packages, all typically based on the Standard Base Rate (SBR) plus margin. Islamic financing options cater to Muslim buyers seeking Shariah-compliant financing.
For a typical RM500,000 property with 90% financing over 35 years at 4.5% interest, monthly repayments approximate RM2,250-2,500. This calculation helps buyers understand affordability and plan their monthly budgets accordingly.
Down payment requirements, combined with legal fees and stamp duty, typically require buyers to prepare 15-20% of the property value in cash, making financial planning crucial for successful property acquisition.
What are the smartest investment choices right now depending on whether you want to live there, rent out short-term, rent out long-term, or resell later?
Investment strategy in Johor should align with specific goals, timeline, and risk tolerance to maximize returns and minimize complications.
For owner-occupiers, mature suburbs or well-developed areas in Iskandar Puteri and Tebrau offer the best balance of current amenities and future growth potential. These areas provide good schools, shopping, and infrastructure while maintaining appreciation prospects.
Short-term rental investors should focus on condominiums near the RTS corridor, CIQ checkpoint, city center, or Medini area. These locations attract business travelers, cross-border workers, and tourists, generating rental yields of 5-7%+ through platforms like Airbnb.
Long-term rental strategies work best with landed terrace houses in Pasir Gudang, Tebrau, or areas near schools and universities. These properties attract stable tenants including families and students, providing consistent 5-6% rental yields with lower management requirements.
Capital appreciation and resale focus should target properties along the future RTS corridor, Iskandar Puteri developments, and new upper-Seletar clusters. These areas benefit from ongoing infrastructure projects and sustained foreign investment demand.
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Overall, what are the best options today for someone buying in Johor based on budget and goals?
Johor's diverse property market accommodates various budgets and investment objectives, providing clear pathways for different buyer profiles.
Small budget buyers (RM250,000-400,000) should consider terrace houses or apartments in Kluang, Segamat, or Pasir Gudang. These areas offer high rental yields, strong local demand, and modest appreciation potential, making them ideal for first-time investors or cash flow focused strategies.
Mid-range buyers (RM400,000-700,000) have excellent options including condominiums or terrace houses in Tebrau, northern Johor Bahru, or suburban JB areas. These properties balance affordability with growth potential and provide good rental yields for investment purposes.
Premium buyers (RM800,000-2,000,000+) should target landed semi-detached homes, bungalows, or luxury condominiums in Iskandar Puteri, Medini, or the RTS corridor. These properties offer superior appreciation potential and cater to high-end rental markets.
Investment-focused buyers should prioritize high-rise developments in Johor Bahru center or near the RTS system, combining strong rental yields with appreciation potential. These properties benefit from cross-border demand and infrastructure development.
Johor's combination of growth potential, affordability outside prime zones, and new infrastructure projects creates a property market offering strong choices for both owner-occupiers and investors across all budget levels.
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.
Johor's property market in 2025 presents compelling opportunities across all price segments, from budget-friendly options in emerging towns to luxury developments near the Singapore border.
With median prices at RM475,000 state-wide and strong infrastructure development driving growth, the market offers attractive entry points for both first-time buyers and experienced investors seeking regional diversification.
Sources
- IQI Global - Johor Property Price Analysis
- BambooRoutes - Johor Price Forecasts
- BambooRoutes - Johor Bahru Property Market Outlook
- BambooRoutes - Johor Real Estate Market
- BambooRoutes - Johor Property Market Outlook
- Free Malaysia Today - Johor Bahru Property Prices Surge
- RinggitPlus - Johor Bahru Residential Property Prices
- iMoney - Malaysia Property Purchase and Rental Prices
- BambooRoutes - Malaysia Real Estate Market
- Alestria Property - Singapore vs Johor Investment Comparison