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 experiencing significant growth in 2025, driven by the RTS Link development and the Johor-Singapore Special Economic Zone launch.
As of September 2025, property prices in Johor range from RM300,000 for entry-level condos to over RM2 million for luxury developments, with average condos priced at RM400,000-600,000 and terraced houses at RM460,000-750,000.
If you want to go deeper, you can check our pack of documents related to the real estate market in Malaysia, based on reliable facts and data, not opinions or rumors.
Johor property prices have increased 20.4% for serviced apartments and 8.6% for terrace houses year-on-year as of Q2 2025. The median property price now stands at RM588,000 in Johor Bahru.
| Property Type | Price Range (RM) | Rental Yield |
|---|---|---|
| Entry-level Condos | 300,000 - 500,000 | 4% - 6% |
| Mid-range Condos | 400,000 - 800,000 | 5% - 7% |
| Luxury Condos | 800,000 - 2,000,000+ | 3% - 5% |
| Terraced Houses | 460,000 - 750,000 | 4% - 6% |
| Semi-detached | 750,000 - 1,100,000 | 3% - 5% |
| Bungalows | 1,100,000 - 3,000,000+ | 3% - 4% |
| Commercial Properties | 1,000,000+ | 5% - 8% |
What's your main goal for buying property in Johor?
Your investment objective fundamentally shapes your property search criteria and financial planning in Johor's dynamic market.
Own-occupy buyers should focus on areas with established amenities, good connectivity to Singapore, and strong long-term appreciation potential. Popular residential areas include Johor Bahru city center, Iskandar Puteri (Nusajaya), and Tebrau for their lifestyle amenities and infrastructure development.
Rental investment buyers should target properties with strong rental demand, particularly those attractive to cross-border workers and expatriates. Areas near the upcoming RTS Link stations and international schools in EduCity offer excellent rental prospects with yields averaging 5-7%.
Flipping investors should consider properties in emerging areas with upcoming infrastructure projects. The RTS Link corridor and JS-SEZ zones present strong capital appreciation opportunities, with some developments already showing 20-40% price increases since announcement.
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Which property type should you consider in Johor?
Johor offers diverse property types to suit different budgets and investment strategies, each with distinct market dynamics.
Condominiums remain the most popular choice for foreign buyers, starting from RM300,000 for entry-level units and reaching RM2 million for luxury developments. High-rise condos near infrastructure projects command premiums of up to RM1,000 per square foot.
Landed properties include terraced houses (RM460,000-750,000), semi-detached homes (RM750,000-1.1 million), and bungalows (starting from RM1.1 million). Double-storey terraces are particularly popular among families and show steady appreciation of 8.6% year-on-year.
Commercial properties start at RM1 million with pricing above RM600 per square foot. Shop offices and retail spaces in strategic locations offer higher rental yields of 6-8%.
Serviced apartments have experienced the strongest growth, with prices surging 20.4% year-on-year in Q2 2025, making them attractive for short-term rental investments.
What property size should you target in Johor?
Property size directly impacts both purchase price and rental potential in Johor's market, with specific size ranges performing better for different investment goals.
| Unit Type | Typical Size (sq ft) | Price per sq ft (RM) |
|---|---|---|
| Studio/1BR Condo | 400-650 | 500-800 |
| 2BR Condo | 650-900 | 450-700 |
| 3BR Condo | 900-1,200 | 400-650 |
| Single-storey Terrace | 1,000-1,400 | 350-500 |
| Double-storey Terrace | 1,400-2,200 | 300-450 |
| Semi-detached | 2,200-3,500 | 250-400 |
| Bungalow | 3,500-8,000+ | 200-350 |
Which areas in Johor offer the best value?
Johor's property market varies significantly by location, with different areas offering distinct advantages for various buyer profiles.
Premium hotspots like Johor Bahru city center and Iskandar Puteri command the highest prices but offer established infrastructure, international schools, and proximity to Singapore. Properties here typically start from RM500,000 for condos.
Up-and-coming zones include areas along the RTS Link corridor, Medini, and parts of Tebrau. These areas offer growth potential with new infrastructure development and typically offer 15-25% lower entry prices than established areas.
Budget-friendly districts like Tampoi, Kulai, and outer Johor Bahru areas offer entry-level properties from RM300,000 but may have longer commute times and fewer amenities.
Iskandar Puteri leads growth potential due to strategic location, Singapore proximity, and infrastructure investments, with rental yields averaging 5.6%.
What's your total budget including all costs?
Understanding the complete cost structure is essential for accurate financial planning in Johor's property market.
Beyond the property price, buyers must account for several additional costs. Legal fees typically range from RM2,000-8,000 depending on property value. Stamp duty rates are 1-4% of property value for the first RM1 million.
Foreign buyers face additional charges including a 2% state levy in Johor and new MOT (Memorandum of Transfer) fees implemented from September 2025, with fixed charges ranging from RM500-2,000 based on property value.
Loan-related costs include valuation fees (RM300-500), legal fees for loan documentation (RM2,000-5,000), and mortgage insurance if applicable. Total additional costs typically add 5-8% to the property purchase price.
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How should you structure your mortgage in Johor?
Current mortgage conditions in Malaysia are favorable for property buyers, with competitive rates and flexible terms available.
As of September 2025, mortgage rates in Malaysia hover between 3.5-4.5% per annum, depending on loan tenure and borrower profile. Banks typically offer loan-to-value ratios of up to 90% for first-time buyers and 80-85% for subsequent properties.
Foreign buyers can access financing from Malaysian banks, though some may require higher down payments of 20-30%. Loan tenures extend up to 35 years or until the borrower reaches 70 years old, whichever comes earlier.
Monthly payments for a typical RM500,000 property with 90% financing over 30 years would range from RM1,900-2,100, depending on the interest rate secured.
What special taxes and rules affect foreign buyers?
Foreign property buyers in Johor must navigate specific regulations and tax obligations that affect overall investment costs.
The minimum property price for foreigners in most Malaysian states is RM1 million, though special zones like Medini allow purchases at developer-set prices without this restriction. This regulation helps prevent speculation while encouraging targeted investment.
Real Property Gains Tax (RPGT) applies to property disposals, with foreigners paying 30% on gains if sold within 5 years, and 10% from the sixth year onwards. This encourages longer-term investment rather than speculative flipping.
Rental income tax applies to foreign property owners at rates of 26-28% for non-residents, though expenses like property management, maintenance, and loan interest can be deducted.
The new 2% state levy in Johor and updated MOT fees from September 2025 add to the upfront costs for foreign buyers.
Which neighborhoods suit your lifestyle in Johor?
Lifestyle preferences significantly influence neighborhood selection, with different areas offering distinct advantages for residents.
Families with school-age children often prefer Iskandar Puteri (EduCity area) for its concentration of international schools including Marlborough College Malaysia, Newcastle University Medicine Malaysia, and Raffles University Iskandar.
Professionals commuting to Singapore favor areas near the upcoming RTS Link stations, particularly Johor Bahru city center and Bukit Chagar, where travel time to Singapore will be approximately 5 minutes by rail.
Those seeking modern amenities and shopping prefer areas near major malls like Johor Premium Outlets, City Square, and AEON Tebrau City. These areas also offer better dining and entertainment options.
Retirees often choose quieter residential areas like Horizon Hills or Puteri Harbour for their gated community environment and recreational facilities.
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 should you model rental yields in Johor?
Rental yield calculations in Johor vary significantly by property type, location, and rental strategy, requiring careful analysis for accurate projections.
Short-term rental yields through platforms like Airbnb can achieve 8-12% gross yields in prime locations, but require active management and incur higher vacancy costs. Popular areas include Johor Bahru city center and properties near Legoland Malaysia.
Long-term rental yields average 4-7% across different property types, with 3-bedroom condos in good locations commanding RM1,800-2,200 monthly rent. Properties near international schools and the RTS Link corridor typically achieve higher yields.
Management fees for rental properties typically range from 5-10% of rental income, while maintenance and service charges can add another 2-4% annually. Net rental yields after all expenses typically range from 3.5-6%.
What's the flipping potential in Johor right now?
Property flipping in Johor requires strategic timing and location selection, with certain micro-markets showing strong resale velocity and appreciation potential.
The optimal holding period for flipping is typically 3-5 years to optimize RPGT implications, as properties sold within 5 years incur 30% capital gains tax for foreigners. After 5 years, the rate drops to 10%.
Renovation budgets should be allocated 10-15% of purchase price for mid-range upgrades that appeal to the target market. Focus on kitchen and bathroom improvements, flooring upgrades, and modern fixtures.
Best micro-markets for flipping include areas within 2km of RTS Link stations, properties in JS-SEZ zones, and developments with unique selling propositions like sea views or premium amenities.
Properties near infrastructure projects have shown 20-40% appreciation since project announcements, indicating strong capital growth potential for well-timed investments.
Can you show me recent comparable property prices?
Recent transaction data reveals significant price variations across Johor's different areas and property types, providing clear benchmarks for buyers.
| Area | Property Type | Recent Price Range (RM) |
|---|---|---|
| JB City Center | 2BR Condo | 450,000 - 650,000 |
| Iskandar Puteri | 3BR Condo | 550,000 - 800,000 |
| Tebrau | Double-storey Terrace | 480,000 - 620,000 |
| Medini | Luxury Condo | 800,000 - 1,500,000 |
| Forest City | Sea-view Condo | 600,000 - 1,200,000 |
| Horizon Hills | Semi-detached | 850,000 - 1,300,000 |
| Kulai | Single-storey Terrace | 320,000 - 450,000 |
What's the market timeline and forecast for Johor?
Johor's property market has experienced significant growth over recent years, with strong momentum expected to continue through 2026 and beyond.
Property prices have increased 40-50% since 2020 in urban areas, with the steepest increases near RTS Link and JS-SEZ locations. The median property price in Johor Bahru now stands at RM588,000, up from approximately RM450,000 in 2020.
5-year outlook (2025-2030) projects continued growth of 3-5% annually, driven by RTS Link completion in 2026, ongoing infrastructure development, and strengthening cross-border economic ties with Singapore.
10-year forecast suggests Johor could see cumulative price appreciation of 40-60%, positioning it as one of Malaysia's strongest performing property markets. Key catalysts include the full operation of special economic zones and potential population growth from cross-border workers.
Compared to similar regional cities, Johor offers better value than Singapore (obviously), competitive pricing with Kuala Lumpur, and premium pricing compared to other Malaysian secondary cities, reflecting its strategic location and growth prospects.
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.
Johor's property market in September 2025 presents compelling opportunities across different price segments and investment strategies.
Whether you're seeking own-occupy properties, rental investments, or capital appreciation plays, understanding the complete cost structure, location dynamics, and market trends is essential for successful property investment in this growing Malaysian state.
Sources
- Bamboo Routes - Are Johor property prices going up now?
- Free Malaysia Today - Johor Bahru property prices surge on JS-SEZ momentum
- Global Property Guide - Malaysia's Residential Property Market Analysis 2025
- RinggitPlus - Johor Bahru Residential Property Prices Rise in 2Q 2025
- FAR Academy - Minimum Property Price For Foreigners In 2025
- Bamboo Routes - Johor Bahru Property Market Outlook 2025-2026
- IQI Global - What You Should Know About Johor Property Prices in 2025
- PropertyGuru Malaysia - Foreigners Buying Property In Malaysia Guide