What are the price trends and forecasts in Johor right now? (2026)

Johor's property market is entering 2026 with strong momentum, driven by the imminent completion of the RTS Link and continued foreign investment interest.

This article covers current housing prices in Johor, recent price trends, and our forecasts for 2026 and beyond, and we constantly update this blog post with the latest data.

Whether you're a first-time buyer or an investor eyeing Johor's growth corridors, you'll find practical insights to help you make informed decisions.

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.

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.

What are the current property price trends in Johor as of 2026?

What is the average house price in Johor as of 2026?

As of early 2026, the estimated average house price in Johor is approximately RM475,000, which translates to around USD 117,000 or EUR 100,000.

When it comes to price per square meter, the Johor statewide average sits at roughly RM3,600 per square meter (about USD 890 or EUR 760), though this figure varies significantly depending on whether you're looking at Johor Bahru city center or outer districts.

If you're wondering about the realistic range that covers most purchases in Johor, about 80 percent of residential transactions fall between RM280,000 and RM800,000 (roughly USD 69,000 to USD 197,000 or EUR 59,000 to EUR 168,000), with the lower end representing suburban terraced houses and the upper end capturing well-located condos and semi-detached homes.

How much have property prices increased in Johor over the past 12 months?

Over the past 12 months ending January 2026, Johor property prices have increased by approximately 6 percent statewide, with connected areas near the RTS Link and JS-SEZ hubs performing even stronger.

The range of price increases varies quite a bit by property type: serviced apartments and condos in prime Johor Bahru locations saw gains of 15 to 20 percent, while suburban landed homes recorded more modest growth of 5 to 9 percent.

The single most significant factor behind this price movement has been the anticipation of the RTS Link completion scheduled for December 2026, which has concentrated buyer interest around Bukit Chagar and nearby neighborhoods.

Which neighborhoods have the fastest rising property prices in Johor as of 2026?

As of early 2026, the top three neighborhoods with the fastest rising property prices in Johor are Bukit Chagar near the RTS station, Medini in Iskandar Puteri, and Taman Mount Austin in the Tebrau corridor.

Bukit Chagar has seen annual price growth of around 18 to 22 percent, Medini is experiencing gains of approximately 12 to 16 percent, and Taman Mount Austin is recording increases of about 8 to 12 percent annually.

The main demand driver in these neighborhoods is connectivity: Bukit Chagar benefits directly from the RTS Link, Medini sits at the heart of the JS-SEZ with education and employment nodes, and Taman Mount Austin offers mature amenities with easy highway access to Singapore.

By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Johor.

We have made this infographic to give you a quick and clear snapshot of the property market in Malaysia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which property types are increasing faster in value in Johor as of 2026?

As of early 2026, the ranking of property types by value appreciation in Johor is: serviced apartments and condos leading at around 15 to 20 percent annually in prime locations, followed by semi-detached houses at 8 to 12 percent, terraced homes at 6 to 9 percent, and detached bungalows at 5 to 8 percent.

The top-performing category, serviced apartments in Singapore-facing nodes like Johor Bahru City Centre and Medini, has appreciated approximately 20 percent year-on-year based on Q2 2025 transaction data.

The main reason this property type is outperforming others in Johor is the surge in cross-border demand from Singaporeans and Malaysian commuters who prioritize convenience over space, especially with the RTS Link nearing completion.

Finally, if you're interested in a specific property type, you will find our latest analyses here:

• 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?

What is driving property prices up or down in Johor as of 2026?

As of early 2026, the top three factors driving property prices in Johor are: the imminent RTS Link completion creating a connectivity premium, the JS-SEZ attracting billions in foreign investment and job creation, and sustained Singaporean buyer interest due to the strong Singapore dollar.

The single factor with the strongest upward pressure on Johor property prices is the RTS Link, which will cut cross-border travel to just 6 minutes and is already pulling demand toward Bukit Chagar and nearby areas even before operations begin.

If you want to understand these factors at a deeper level, you can read our latest property market analysis about Johor here.

What is the property price forecast for Johor in 2026?

How much are property prices expected to increase in Johor in 2026?

As of early 2026, Johor property prices are expected to increase by approximately 4 to 6 percent statewide over the full year, with connected prime nodes potentially reaching 6 to 8 percent.

The realistic range of forecasts from different analysts spans from a conservative 3 percent in supply-heavy pockets to an optimistic 10 percent in areas directly benefiting from RTS and JS-SEZ developments.

The main assumption underlying most price increase forecasts for Johor is that the RTS Link will begin operations as scheduled in December 2026 and that the JS-SEZ will continue attracting investment without major policy disruptions.

We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Johor.

Which neighborhoods will see the highest price growth in Johor in 2026?

As of early 2026, the neighborhoods expected to see the highest price growth in Johor are Bukit Chagar, Medini, Taman Mount Austin, and the Senai-Kulai corridor near industrial parks.

Projected price growth for these top neighborhoods ranges from 8 to 15 percent for Bukit Chagar and Medini, and 6 to 10 percent for Taman Mount Austin and Senai-Kulai.

The primary catalyst driving expected growth in these neighborhoods is infrastructure completion, particularly the RTS Link for Bukit Chagar and the expanding employment base from tech and manufacturing investments for Senai-Kulai.

One emerging neighborhood in Johor that could surprise with higher-than-expected growth is Permas Jaya, which offers relatively affordable entry prices with good access to both the Johor Bahru city center and the Eastern Dispersal Link highway.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Johor.

What property types will appreciate the most in Johor in 2026?

As of early 2026, the property type expected to appreciate the most in Johor is well-located condos and serviced apartments in Singapore-facing nodes, particularly near the RTS Link and CIQ complex.

The projected appreciation for this top-performing property type is around 10 to 15 percent over the course of 2026, driven by cross-border demand and limited new supply in prime locations.

The main demand trend driving appreciation for condos and serviced apartments in Johor is the growing number of Singaporeans and Malaysian commuters seeking affordable housing with convenient access to Singapore's job market.

The property type expected to underperform in Johor during 2026 is older high-rise apartments in areas with heavy competing supply and weak rental fundamentals, particularly those far from transport hubs.

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 will interest rates affect property prices in Johor in 2026?

As of early 2026, the impact of current interest rate trends on Johor property prices is supportive, as the Overnight Policy Rate remains steady at 2.75 percent, keeping mortgage costs manageable for buyers.

The current benchmark OPR is 2.75 percent, and most analysts expect Bank Negara Malaysia to hold rates steady through 2026, which means mortgage rates should remain relatively stable around 4 to 4.5 percent.

A 1 percent change in interest rates typically affects property affordability in Johor by shifting monthly repayments by roughly RM200 to RM400 for an average-priced home, which can meaningfully impact mid-market buyer demand.

You can also read our latest update about mortgage and interest rates in Malaysia.

What are the biggest risks for property prices in Johor in 2026?

As of early 2026, the top three biggest risks for property prices in Johor are: delays or cost overruns in the RTS Link project, policy changes affecting foreign buyer levies or the MM2H program, and economic slowdown in Singapore reducing cross-border demand.

The single risk with the highest probability of materializing in Johor is supply concentration in specific nodes, where multiple new developments completing simultaneously could create localized price pressure and slower resale activity.

We actually cover all these risks and their likelihoods in our pack about the real estate market in Johor.

Is it a good time to buy a rental property in Johor in 2026?

As of early 2026, the overall assessment is that it is a reasonably good time to buy a rental property in Johor, provided you focus on well-connected locations with proven tenant demand near the RTS Link, employment hubs, or education nodes.

The strongest argument in favor of buying now is that prices near major infrastructure projects like the RTS Link have not yet fully priced in the operational benefits expected from late 2026 onward, meaning early buyers may capture appreciation as connectivity improves.

The strongest argument for waiting before buying a rental property in Johor is the risk that supply in some high-rise segments could outpace tenant absorption, particularly in areas where multiple projects complete simultaneously in 2026.

If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Johor.

You'll also find a dedicated document about this specific question in our pack about real estate in Johor.

Where will property prices be in 5 years in Johor?

What is the 5-year property price forecast for Johor as of 2026?

As of early 2026, the estimated cumulative property price growth in Johor over the next 5 years is approximately 22 to 32 percent total, meaning prices could rise from today's RM475,000 average to around RM580,000 to RM625,000 by 2031.

The range of 5-year forecasts spans from a conservative 18 to 22 percent in supply-heavy segments to an optimistic 35 to 50 percent in prime connected areas near the RTS Link and JS-SEZ hubs.

The projected average annual appreciation rate over the next 5 years in Johor is around 4 to 6 percent, which is above inflation but reflects a maturing market rather than speculative boom conditions.

The key assumption most forecasters rely on for their 5-year predictions is that the RTS Link operates successfully, the JS-SEZ continues attracting investment, and Malaysia's economy grows at a steady 4 to 5 percent annually without major external shocks.

Which areas in Johor will have the best price growth over the next 5 years?

The top three areas in Johor expected to have the best price growth over the next 5 years are the Bukit Chagar and JB City Centre RTS corridor, the Medini and Puteri Harbour JS-SEZ belt, and the Senai-Kulai industrial and tech corridor.

The projected 5-year cumulative price growth for these top-performing areas ranges from 30 to 50 percent for RTS-adjacent locations, 25 to 40 percent for Medini and Puteri Harbour, and 20 to 35 percent for the Senai-Kulai corridor.

This longer-term forecast largely aligns with our 2026 predictions, but the 5-year view places more weight on employment creation in the JS-SEZ zones and less on near-term speculation around the RTS opening.

One currently undervalued area in Johor with strong potential for outperformance over 5 years is Kulai, which offers affordable entry prices today but sits along major rail and road corridors with growing industrial employment.

What property type will give the best return in Johor over 5 years as of 2026?

As of early 2026, the property type expected to give the best total return over 5 years in Johor is mid-market landed homes (terraced and semi-detached) in mature, well-connected townships like Bukit Indah, Taman Mount Austin, and Skudai.

The projected 5-year total return for this property type, combining capital appreciation and rental income, is approximately 35 to 50 percent, reflecting steady demand from local families and limited new supply.

The main structural trend favoring landed homes over the next 5 years in Johor is the combination of scarcity (developers are building more high-rise than landed) and stable family demand that is less sensitive to investor sentiment swings.

For investors seeking the best balance of return and lower risk over 5 years in Johor, well-located terraced homes in established suburbs offer predictable rental demand, lower maintenance costs, and historically resilient resale values.

How will new infrastructure projects affect property prices in Johor over 5 years?

The top three major infrastructure projects expected to impact property prices in Johor over the next 5 years are the RTS Link (operational late 2026), the JS-SEZ development across nine flagship zones, and the ongoing rail electrification upgrades along the Kulai-Kluang-Segamat corridor.

The typical price premium for properties near completed infrastructure projects in Johor ranges from 15 to 25 percent compared to similar properties without such access, based on patterns observed near earlier highway and transit completions.

The specific neighborhoods that will benefit most from these infrastructure developments in Johor are Bukit Chagar and JB City Centre for the RTS Link, Medini and Puteri Harbour for the JS-SEZ, and Senai and Kulai for the rail upgrades.

How will population growth and other factors impact property values in Johor in 5 years?

The projected population growth rate for Johor is around 1.5 to 2 percent annually, and this steady urbanization is expected to support property values by increasing household formation and housing demand, particularly in the JB and Iskandar corridors.

The demographic shift with the strongest influence on property demand in Johor is the concentration of working-age adults (25 to 45 years old) in urban districts, who are forming households and upgrading from rental to ownership.

Migration patterns, both domestic movement from other Malaysian states and cross-border interest from Singapore, are expected to add upward pressure on property values in Johor, especially in neighborhoods with good connectivity and employment access.

The property types and areas that will benefit most from these demographic trends in Johor are mid-size condos and terraced homes in well-connected townships like Bukit Indah, Tebrau, and Iskandar Puteri, where young families and commuters are concentrating.

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 is the 10 year property price outlook in Johor?

What is the 10-year property price prediction for Johor as of 2026?

As of early 2026, the estimated cumulative property price growth in Johor over the next 10 years is approximately 55 to 85 percent total, meaning the statewide average could rise from around RM475,000 today to roughly RM735,000 to RM880,000 by 2036.

The range of 10-year forecasts spans from a conservative 45 to 55 percent in outer districts with limited connectivity to an optimistic 90 to 120 percent in prime areas that fully capture the Singapore integration benefits.

The projected average annual appreciation rate over the next 10 years in Johor is around 4.5 to 6.5 percent, assuming Malaysia maintains steady economic growth and Johor continues its infrastructure buildout.

The biggest uncertainty factor in making 10-year property price predictions for Johor is the long-term success of the JS-SEZ in creating sustained employment and business activity, which depends on policy consistency across multiple government terms.

What long-term economic factors will shape property prices in Johor?

The top three long-term economic factors that will shape property prices in Johor over the next decade are: the success of Singapore-Johor economic integration through the JS-SEZ, Malaysia's overall GDP and employment growth trajectory, and the evolution of cross-border transport and connectivity.

The single long-term factor with the most positive impact on Johor property values is the deepening economic ties with Singapore, which creates a unique "twin city" dynamic that no other Malaysian state can replicate.

The single long-term factor posing the greatest structural risk to Johor property values is potential oversupply in the high-rise segment, particularly if developers continue launching projects faster than genuine occupier demand can absorb them.

You'll also find a much more detailed analysis in our pack about real estate in Johor.

Is buying a property in Johor a good long-term investment then?

For many non-professional buyers, buying a property in Johor is a good long-term investment if you focus on livability, connectivity, and genuine rental demand rather than speculative "future story" pricing in oversupplied areas.

Johor offers a rare combination of Malaysia's domestic growth potential plus Singapore adjacency, which creates upside that most other Malaysian states simply cannot match.

The main mistake to avoid is buying into supply-saturated high-rise pockets at premium prices without strong rental fundamentals to support carrying costs during slower periods.

If you buy in the right micro-location, hold for at least 5 to 10 years, and stay conservative with your financing, Johor property can be a solid wealth-building asset rather than a risky speculation.

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 (National Property Information Centre)	Malaysia's official property data hub under the Valuation and Property Services Department.	We used NAPIC as the gold standard for Johor's official house price index and market activity. We cross-checked private market numbers against NAPIC to keep estimates realistic.
NAPIC Malaysian House Price Index Q1-Q2 2025	The official index publication for Malaysian and state-level house prices.	We used Johor's MHPI level and year-on-year change as the baseline for recent momentum. We then projected forward to January 2026 using trend direction plus macro conditions.
NAPIC Southern Region Property Market Report H1 2025	An official regional report with Johor-specific market structure and infrastructure signals.	We used it to identify what's unique to Johor, including cross-border transport and rail upgrades. We also identified which growth pockets are infrastructure-led versus speculative.
NAPIC Property Market Report Q3 2025	A current official snapshot of Malaysia's property cycle and supply signals.	We used it to calibrate late-2025 and early-2026 cycle conditions. We used those signals to keep the 2026 forecast grounded and not overly bullish.
Bank Negara Malaysia Monetary Policy Statement	BNM's official MPC statement on the policy rate.	We used it to anchor the January 2026 interest-rate backdrop. We translated that into buyer affordability and mortgage-demand pressure for Johor.
DOSM Consumer Price Index June 2025	Malaysia's official inflation release from the statistics department.	We used it to frame real inflation-adjusted housing cost pressure. We also used it to keep rent-and-yield logic realistic for 2026.
DOSM Population Estimates by District 2025	Official population dataset with district-level detail for Malaysia.	We used it to ground the demand base in Johor's main districts. We used it to explain why some areas outpace others based on population concentration.
World Bank East Asia Economic Update	A flagship macro outlook used by governments and institutions globally.	We used it to anchor Malaysia's 2026 growth environment. We translated that macro outlook into housing demand and confidence in Johor.
IMF World Economic Outlook	The IMF's primary global forecast product for economic projections.	We used it to triangulate 2026 GDP growth expectations for Malaysia. We used that triangulation to set a realistic price-growth range for Johor.
Singapore EDB JS-SEZ Agreement	Official Singapore government source describing the bilateral economic zone agreement.	We used it to support the Johor-specific demand story tied to cross-border investment. We used it to explain why certain JB and Iskandar nodes can outperform.
JLL Johor-Singapore SEZ Research	A major global real estate consultancy with research standards and market logic.	We used it as a private-sector layer for how JS-SEZ could shift demand. We used it to identify likely winners among connected neighborhoods.
Singapore LTA RTS Link Project Page	Official Singapore government source for RTS Link construction and timeline details.	We used it to verify the December 2026 operational target. We used it to understand capacity and connectivity impact on nearby property demand.
Brickz Data Methodology	Explains how transaction data is compiled from officially recorded transactions.	We used it to justify using Brickz-powered price-per-sqft as a transaction-based proxy. We used it as a supplement to NAPIC, not a replacement.
iProperty Transactions FAQ	Clearly states transaction data is powered by Brickz, making it transaction-based.	We used it to support neighborhood-level price discussion where NAPIC is more index-focused. We cross-checked against NAPIC's Johor average to avoid portal bias.
Global Property Guide Malaysia	A respected international property research platform with consistent methodology.	We used it for rental yield benchmarks and historical price context. We used it to validate affordability and return assumptions for Johor.
IQI Global Johor Real Estate Research	A major regional real estate platform with on-the-ground market access in Johor.	We used it to validate investment trends and buyer sentiment. We used it as a secondary triangulation layer for our neighborhood-level analysis.
iProperty RTS Link Market Insights	Data-driven analysis of RTS Link impact on Johor property demand.	We used it to quantify how RTS progress correlates with demand changes. We used it to identify which property types benefit most from the infrastructure.