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
The Johor short-term rental market sits at a unique crossroads in 2026, shaped by its land border with Singapore and a state government actively pushing tourism through Visit Johor 2026.
This guide breaks down everything you need to know about Airbnb profitability in Johor right now, from current regulations and realistic revenue figures to which neighborhoods and property types actually perform best.
We update this article regularly as new data becomes available and regulations evolve in Malaysia's southernmost state.
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 typical Airbnb listing in Johor Bahru earns around RM3,500 per month (roughly $795 or €730) based on 44% occupancy and RM266 average nightly rate, but top performers can exceed RM5,500 during peak periods.
- Strata building by-laws represent the biggest practical barrier for Johor Airbnb hosts in 2026, as Malaysian courts have upheld the right of condo management bodies to ban short-term rentals entirely.
- Weekend demand spikes in Johor are unusually sharp because of Singapore border traffic, meaning hosts who optimize for Friday-Sunday stays often outperform those targeting weekday travelers.
- Johor Bahru has roughly 5,000 to 7,500 active Airbnb listings competing for bookings, with the heaviest concentration in Danga Bay, City Centre near CIQ, and Medini in Iskandar Puteri.
- Two-bedroom units dominate bookings in Johor because the market skews heavily toward couples, small families, and friend groups driving across from Singapore for weekend getaways.
- December consistently delivers the highest monthly revenue for Johor Airbnb hosts, often reaching RM4,400 to RM5,800, while slower months like February or September can drop to RM2,300 to RM3,000.
- Landed properties like terrace houses and semi-Ds offer a competitive edge in Johor because they avoid strata restrictions and can provide dedicated parking that condo units cannot match.
- Visit Johor 2026 programming is expected to create additional demand spikes throughout the year, with over 100 tourism events planned by the state government.
Can I legally run an Airbnb in Johor in 2026?
Is short-term renting allowed in Johor in 2026?
As of the first half of 2026, there is no statewide ban on Airbnb or short-term rentals in Johor, though hosts must navigate a layered system of local council licensing, tourism registration, and building-level rules.
The legal framework involves multiple authorities: MOTAC handles tourist accommodation registration at the federal level, while local councils like Majlis Bandaraya Johor Bahru (MBJB) or Majlis Bandaraya Iskandar Puteri (MBIP) manage business premise licensing depending on your property's location.
For hosts in condominiums or serviced apartments, the single most important restriction is your building's strata by-laws, as Malaysian Federal Court rulings have confirmed that management bodies can legally prohibit short-term rentals within their buildings.
National STRA policy reporting indicates that Airbnb-style operators will soon need permits, SSM business registration, and insurance, so hosts should plan for these requirements becoming formally enforced in 2026.
Penalties for operating without proper licensing typically involve fines from local councils, though specific amounts vary by municipality and are determined case by case.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Malaysia.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Malaysia.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Johor as of 2026?
As of the first half of 2026, Johor has no documented statewide minimum-stay requirement or maximum nights-per-year cap for Airbnb hosts, unlike some global cities that impose strict annual limits.
However, restrictions can still exist at the building level, as some condo management bodies set their own minimum-stay rules (such as prohibiting stays under 7 nights) or ban short-term rentals entirely, and these rules apply regardless of property type or the host's residency status.
Since there is no official cap to track at the state level, most hosts simply monitor their calendar availability and bookings through Airbnb's platform rather than reporting to any government authority.
Do I have to live there, or can I Airbnb a secondary home in Johor right now?
Johor does not appear to have a primary residence requirement for operating an Airbnb, meaning you can legally list a secondary home or investment property for short-term rental.
Owners of secondary homes can operate short-term rentals in Johor, provided they comply with applicable licensing requirements and, crucially, any strata by-laws if the property is in a condo or serviced apartment building.
No additional permits specific to non-primary residences have been documented, though the emerging STRA framework expects SSM business registration and local council permits from all hosts regardless of residency status.
In practice, the main difference between renting a primary residence versus a secondary home is not regulatory but operational, as managing a property remotely often requires hiring a co-host or property manager.
Don't buy the wrong property, in the wrong area of Johor
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Can I run multiple Airbnbs under one name in Johor right now?
You can operationally run multiple Airbnb listings under one name in Johor, as there is no documented legal limit on the number of properties a single person or entity can list for short-term rental in the state.
Malaysian regulations do not appear to cap how many properties one host can manage, though each unit in a strata building remains subject to that building's own by-laws, meaning your portfolio expansion is constrained by which buildings actually permit short-term rentals.
Hosts with multiple listings should expect to need SSM business registration and local council licensing, which the emerging national STRA framework positions as standard requirements for anyone operating more than a casual single-property setup.
Do I need a short-term rental license or a business registration to host in Johor as of 2026?
As of the first half of 2026, Johor Airbnb hosts should plan for needing both local authority licensing through MBJB or MBIP (depending on location) and SSM business registration, as national STRA policy is moving toward formal permit requirements for all short-term rental operators.
The process typically involves submitting company registration documents, property ownership proof, and assessment tax receipts to your local council, with processing times varying from a few weeks to a couple of months depending on the municipality.
Required documents generally include SSM registration (for business entities), a copy of the property title or rental agreement, recent assessment tax receipt, and sometimes floor plans or fire safety certifications.
Licensing costs through local councils are generally modest (often under RM500 for initial registration), though renewal is typically required annually and insurance may become an additional cost as STRA regulations formalize.
Are there neighborhood bans or restricted zones for Airbnb in Johor as of 2026?
As of the first half of 2026, there are no documented statutory neighborhood bans or mapped restricted zones for Airbnb in Johor, though practical restrictions exist at the building level in areas with dense strata developments.
The neighborhoods where you are most likely to encounter restrictions are the condo-heavy corridors including Bukit Chagar and City Centre near CIQ, Danga Bay, and Medini in Iskandar Puteri, because these areas have the highest concentration of strata buildings where management bodies can enforce anti-STR by-laws.
The main reason these areas feel restricted is not government zoning but rather individual building management decisions, often driven by resident complaints about noise, security concerns, or wear on common facilities from short-term guests.
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.
How much can an Airbnb earn in Johor in 2026?
What's the average and median nightly price on Airbnb in Johor in 2026?
As of the first half of 2026, the typical nightly price for an Airbnb listing in Johor Bahru is around RM266 (approximately $60 USD or €55 EUR), based on market-wide averages from STR analytics platforms.
The realistic price range covering roughly 80% of listings in Johor falls between RM180 and RM350 per night ($40 to $80 USD or €37 to €73 EUR), with smaller apartments at the lower end and larger family units or premium locations commanding the higher rates.
The single biggest factor affecting nightly pricing in Johor is proximity to the Singapore border crossing, as properties near CIQ or with easy expressway access consistently command premium rates due to the convenience they offer weekend visitors from Singapore.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Johor.
How much do nightly prices vary by neighborhood in Johor in 2026?
As of the first half of 2026, nightly prices in Johor can vary by RM100 to RM200 ($23 to $45 USD or €21 to €42 EUR) between the most expensive areas like Danga Bay or Medini and more affordable neighborhoods like older apartment clusters in Tebrau or inland areas farther from the Causeway.
The three neighborhoods with the highest average nightly prices in Johor are Bukit Chagar and City Centre near CIQ (closest to the border), Danga Bay (waterfront condos with amenities), and Medini in Iskandar Puteri (near LEGOLAND and Educity), where premium listings can command RM300 to RM450 per night ($68 to $102 USD or €62 to €94 EUR).
The three neighborhoods with the lowest average nightly prices include older walk-up apartments in Tebrau, inland areas of Taman Universiti, and some parts of Skudai, where rates can drop to RM120 to RM180 per night ($27 to $41 USD or €25 to €37 EUR), though these areas still attract budget-conscious travelers and longer-stay guests who prioritize value over location.
What's the typical occupancy rate in Johor in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Johor Bahru is around 40% to 45%, which translates to roughly 12 to 14 booked nights per month for an average host.
The realistic occupancy range covering most listings in Johor falls between 30% and 55%, with poorly optimized or badly located properties at the low end and well-managed listings in prime locations reaching the upper range consistently.
Johor's occupancy rates are comparable to other Malaysian secondary cities but lower than Kuala Lumpur's average, largely because Johor demand is heavily concentrated on weekends rather than spread evenly across the week.
The single biggest factor for achieving above-average occupancy in Johor is dynamic pricing that captures the Friday-Sunday spike, as the market's dependence on Singapore weekend visitors means hosts who price aggressively for midweek get crushed by empty calendars.
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What's the average monthly revenue per listing in Johor in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Johor Bahru is approximately RM3,400 to RM4,000 (around $770 to $910 USD or €710 to €830 EUR), based on typical occupancy and nightly rates.
The realistic monthly revenue range covering roughly 80% of listings in Johor falls between RM2,000 and RM5,500 ($450 to $1,250 USD or €415 to €1,145 EUR), with underperforming listings at the low end and well-optimized properties in prime locations at the high end.
Top Airbnb listings in Johor can achieve RM6,000 to RM8,000 per month ($1,360 to $1,815 USD or €1,250 to €1,665 EUR) during peak periods, with the math working out simply: a 3-bedroom unit at RM400 per night with 55% occupancy generates roughly RM6,600 monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Johor.
What's the typical low-season vs high-season monthly revenue in Johor in 2026?
As of the first half of 2026, typical monthly revenue in Johor swings from around RM2,300 to RM3,000 ($520 to $680 USD or €480 to €625 EUR) during low season to RM4,400 to RM5,800 ($1,000 to $1,315 USD or €915 to €1,210 EUR) during high season, representing a significant seasonal variance.
Low season in Johor generally falls during the post-holiday lull in February, the slower months of September and October, and midweek periods year-round, while high season peaks in December (school holidays and year-end travel), during major Singapore public holidays, and throughout 2026's Visit Johor events calendar.
What's a realistic Airbnb monthly expense range in Johor in 2026?
As of the first half of 2026, realistic monthly expenses for operating an Airbnb in Johor typically range from RM900 to RM1,400 ($205 to $320 USD or €187 to €290 EUR) for self-managed properties, or RM1,200 to RM1,900 ($270 to $430 USD or €250 to €395 EUR) if you use a professional management service.
Cleaning and laundry costs typically represent the largest single expense category in Johor, often running RM300 to RM600 ($70 to $140 USD or €62 to €125 EUR) monthly, because the market's weekend-heavy booking pattern means more turnovers per month than a typical long-stay rental.
Hosts in Johor should expect to spend approximately 25% to 40% of gross revenue on operating expenses if self-managing, or 35% to 55% if using professional management, with the higher end accounting for insurance requirements that STRA policy is pushing toward.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Johor.
What's realistic monthly net profit and profit per available night for Airbnb in Johor in 2026?
As of the first half of 2026, realistic monthly net profit for an Airbnb in Johor Bahru ranges from RM2,000 to RM2,800 ($455 to $635 USD or €415 to €580 EUR) for self-managed properties, translating to roughly RM65 to RM95 ($15 to $22 USD or €14 to €20 EUR) profit per available night.
The realistic monthly net profit range covering most listings in Johor falls between RM1,200 and RM3,500 ($270 to $795 USD or €250 to €730 EUR), with professionally managed properties and underperformers at the low end and optimized self-managed listings in prime locations at the high end.
Hosts in Johor typically achieve net profit margins of 55% to 70% if self-managing, or 40% to 55% with professional management, with the variation depending heavily on cleaning efficiency and whether the host has negotiated good rates with service providers.
The break-even occupancy rate for a typical Airbnb listing in Johor is around 15% to 20% (roughly 5 to 6 nights per month), assuming fixed costs like internet and utilities run around RM400 to RM500 monthly regardless of bookings.
In our property pack covering the real estate market in Johor, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Johor as of 2026?
How many active Airbnb listings are in Johor as of 2026?
As of the first half of 2026, there are approximately 5,000 to 7,500 active Airbnb listings in the greater Johor Bahru and Iskandar area, with around 6,000 being a reasonable midpoint estimate for competitive planning purposes.
This number has grown steadily over the past several years as Johor's property market saw significant condo development, though the growth rate has moderated as the market matures and strata restrictions increasingly limit new supply in some buildings.
Which neighborhoods are most saturated in Johor as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Johor are Danga Bay, City Centre and Bukit Chagar near CIQ, and Medini in Iskandar Puteri, where high-rise condo developments have created concentrated pockets of competing listings.
These areas became saturated not just because of tourist demand, but because developers heavily marketed units to investors as "Airbnb-ready" during the property boom, and many buildings in these corridors had permissive or ambiguous strata rules that attracted STR operators.
Relatively undersaturated neighborhoods that may offer better opportunities include Taman Mount Austin, Bukit Indah, and Permas Jaya, which have a mix of landed properties and condos but less intense listing concentration, plus emerging areas in Tebrau where newer developments are still building their hosting track records.
If you want to know more, we have a blog article listing all the top property areas in Johor.
What local events spike demand in Johor in 2026?
As of the first half of 2026, the main events spiking Airbnb demand in Johor include the Visit Johor 2026 campaign programming (over 100 planned events throughout the year), Singapore public holidays that drive cross-border weekend trips, December school holidays, and overflow demand from major Singapore concerts or conferences.
During peak events, hosts in Johor typically see bookings increase by 30% to 50% and can raise nightly rates by 25% to 40% compared to regular weekends, with the biggest spikes occurring when Singapore long weekends coincide with local events.
Smart hosts in Johor should start adjusting pricing and minimum-stay requirements at least 3 to 4 weeks before major events, and should monitor Singapore event calendars as closely as Johor's own tourism announcements since Singapore spillover often drives the sharpest demand surges.
What occupancy differences exist between top and average hosts in Johor in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Johor typically achieve occupancy rates of 55% to 65%, significantly outperforming the market through better photography, faster response times, dynamic pricing, and strong review profiles.
Average hosts in Johor hover around 40% to 45% occupancy, meaning top performers book roughly 50% more nights per month, which compounds into substantially higher annual revenue.
New hosts in Johor typically take 6 to 12 months to reach top-performer occupancy levels, with the ramp-up period depending on how quickly they accumulate positive reviews, optimize their listings based on guest feedback, and learn the weekend-heavy demand patterns unique to the Johor market.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Johor.
Which price points are most crowded, and where's the "white space" for new hosts in Johor right now?
The most crowded price range in Johor is RM180 to RM300 per night ($40 to $70 USD or €37 to €62 EUR), where the majority of entire-home condos and apartments compete for the same weekend escape segment from Singapore.
White space opportunities exist at the RM350 to RM500 per night range ($80 to $115 USD or €73 to €104 EUR) for well-appointed family stays near Iskandar attractions, and in the budget segment under RM150 ($34 USD or €31 EUR) for private rooms or basic studios targeting solo travelers and longer-stay guests.
Property characteristics that allow new hosts to successfully compete in underserved price segments include dedicated parking with multiple spots for landed properties, child-friendly setups near LEGOLAND, workspace-ready configurations for remote workers, and genuinely unique design that stands out from the cookie-cutter condo aesthetic.
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What property works best for Airbnb demand in Johor right now?
What bedroom count gets the most bookings in Johor as of 2026?
As of the first half of 2026, two-bedroom units get the most bookings in Johor, hitting the sweet spot for couples traveling together, small families with one or two children, and friend groups splitting costs on a weekend getaway.
The estimated booking rate breakdown by bedroom count in Johor shows 2-bedroom units capturing approximately 40% of bookings, 3-bedroom units around 30%, 1-bedroom and studios combined at roughly 20%, and larger 4+ bedroom properties taking the remaining 10%.
Two-bedroom units perform best in Johor specifically because the market is dominated by Singaporean weekend travelers who typically come in small groups, value having a separate living space, and want enough room to spread out without paying for bedrooms they will not use.
What property type performs best in Johor in 2026?
As of the first half of 2026, condominiums and serviced apartments perform best for Airbnb in Johor in terms of booking volume, benefiting from facilities like pools and gyms, modern interiors, and locations clustered near the Singapore border and major attractions.
Occupancy rates across property types show condos and serviced apartments averaging 42% to 48%, terrace and link houses around 38% to 45%, semi-detached homes at 35% to 42%, and detached bungalows varying widely from 30% to 50% depending on location and amenities.
Condos outperform in booking volume because Johor's supply is concentrated in strata buildings near tourist hotspots, but landed properties like terrace houses increasingly offer a competitive edge for hosts who can secure them, as they avoid strata restrictions entirely and can provide the dedicated parking that condo units cannot match.
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 |
|---|---|---|
| MOTAC Tourist Accommodation | The official federal portal explaining how tourist accommodation registration works in Malaysia. | We used it to ground what tourist accommodation premises registration means and where it sits in Malaysia's tourism framework. We cross-checked it against recent STRA policy reporting. |
| Tourism Malaysia Licensing | The national tourism body summarizing legal registration and licensing expectations for tourism businesses. | We used it to support that tourism operators are generally expected to register before operating. We triangulated with MOTAC and local council pages. |
| MBJB Licensing Portal | The official Johor Bahru city council site describing business premise license requirements. | We used it to anchor local authority licensing as a real mechanism with documented processes. We treat STRA licensing as routed through this channel. |
| MBIP Licensing Portal | The official local authority site for Iskandar Puteri and Nusajaya area where many Airbnbs are located. | We used it to show that different Johor sub-areas fall under different councils with varying processes. We cross-checked with national STRA requirements. |
| Airbnb Responsible Hosting Malaysia | The platform's official guidance page for Malaysia-specific responsible hosting context. | We used it as platform context to frame what Airbnb tells hosts about compliance. We relied on government sources for what is actually enforceable. |
| Federal Court Decision Analysis | A law firm summary of the landmark Malaysian Federal Court decision on Airbnb in strata buildings. | We used it to explain why condos in Johor can be restricted by building by-laws even without a national STR ban. We triangulated with Court of Appeal commentary. |
| Court of Appeal STR Analysis | A legal explainer referencing Court of Appeal discussion on strata STR restrictions. | We used it to show the legal landscape remains active and that strata governance is a live issue. We applied this to Johor's high condo concentration. |
| NST STRA Policy Reporting | Major Malaysian newspaper citing emerging national STRA framework details including permits and insurance. | We used it to estimate what 2026 compliance likely looks like: SSM registration, local permits, and insurance. We cross-checked with official licensing pages. |
| Tourism Malaysia Visitor Data | Official Tourism Malaysia publication using immigration data and showing entry points including Johor checkpoints. | We used it to support why Johor Airbnb demand is structurally tied to land border flows from Singapore. We combined it with STR data to explain seasonality. |
| DOSM Domestic Tourism Survey | Malaysia's official statistics agency reporting domestic tourism volumes and expenditure trends. | We used it to support that domestic travel remains significant for Johor's weekend and shopping tourism. We triangulated with Johor tourism programming. |
| NAPIC Property Data | The Malaysian government's official real estate data authority for property market information. | We used it as the anchor for Johor housing market context including supply and price direction. We avoid relying on blogs when NAPIC provides primary data. |
| Bank Negara Interest Rates | Malaysia's government open data portal referencing rates monitored by Bank Negara Malaysia. | We used it to ground financing assumptions and mortgage pricing rather than guessing. We translated rate context into realistic cost-of-debt ranges. |
| Reuters OPR Reporting | Top-tier wire service documenting the policy rate level that sets the 2026 starting point. | We used it to justify that borrowing costs in early 2026 remain anchored to a relatively low OPR environment. We cross-checked with government datasets. |
| LHDN Tax Brochure 2025 | The official Malaysian tax authority's guidance hub for understanding tax obligations. | We used it to remind readers that Airbnb income is taxable and treatment depends on activity nature. We kept guidance practical for non-professionals. |
| Tourism Johor Visit Johor 2026 | Johor's official tourism body directly relevant to 2026 demand drivers and event programming. | We used it to explain why 2026 is unusual for Johor with coordinated tourism year programming. We combined it with STR seasonality data for peak estimates. |
| Tourism Johor Events Calendar | An official Johor tourism calendar reflecting what events are actually being promoted for 2026. | We used it to give concrete examples of demand spikes rather than generic event claims. We tied spikes back to occupancy and pricing recommendations. |
| CNA Causeway Analysis | A reputable regional newsroom using official estimates about daily vehicle flow and congestion patterns. | We used it to explain Johor's uniquely spiky demand where weekends behave differently due to border dynamics. We translated this into pricing recommendations. |
| AirDNA Johor Bahru | A widely used STR data provider with established methodology in the vacation rental industry. | We used it for triangulation on market size and performance direction alongside other data sources. We sanity-checked by recomputing revenue from components. |
| Airbtics Johor Bahru Stats | An established STR analytics vendor publishing market-level KPIs with internally coherent methodology. | We used it as the core source for quantitative estimates including ADR, occupancy, and listings because the internal math was consistent. We cross-checked with AirDNA. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Malaysia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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