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
If you're thinking about buying property in Johor, you're probably wondering whether January 2026 is the right time to jump in or whether you should hold off a bit longer.
Johor's housing market has some unique factors at play right now, including major infrastructure projects and cross-border demand from Singapore, so there's a lot to consider before making a decision.
In this blog post, we break down the current housing prices in Johor and what the data actually says about market conditions, and we constantly update this article as new information becomes available.
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.
So, is now a good time?
As of early 2026, Johor looks like a "rather yes" for property buyers, meaning conditions are generally favorable but you need to be selective about what and where you buy.
The strongest signal is that residential transactions in Johor grew by nearly 13% in the first half of 2025, showing that real buyer demand exists and the market is not collapsing.
Another strong signal is the RTS Link rail connection to Singapore, which is targeted to start passenger service by December 2026 and could boost property values in well-connected areas.
Other supporting factors include a stable interest rate environment with Malaysia's policy rate at 2.75%, the Johor-Singapore Special Economic Zone agreement driving job creation, and a large housing supply pipeline that gives buyers negotiating power especially for condos.
The best strategy in Johor right now is to focus on landed homes in established family neighborhoods like Bukit Indah or Mount Austin, or target high-rise units near the future RTS stations if you want rental income from Singapore commuters.
Please remember this is not financial or investment advice, we do not know your personal situation, and you should always do your own research before making any property purchase decision.
Is it smart to buy now in Johor, or should I wait as of 2026?
Do real estate prices look too high in Johor as of 2026?
As of early 2026, property prices in Johor do not look dramatically overpriced at a state-wide level, though certain pockets near Singapore-facing corridors like Johor Bahru city center and parts of Iskandar Puteri feel stretched compared to local income levels.
One clear signal from the market is that Johor's large housing supply pipeline, with over 82,000 incoming and planned units according to official data, means buyers generally have options and developers often offer incentives, which is not what you see in a truly overheated market.
Another telling indicator is that transaction volumes are still growing rather than shrinking, with Johor recording over 21,000 residential transactions in the first half of 2025, up about 13% from the year before, which suggests prices have not yet pushed most buyers out of the market.
You can also read our latest update regarding the housing prices in Johor.
Does a property price drop look likely in Johor as of 2026?
As of early 2026, the likelihood of a sharp, broad-based property price drop in Johor appears low, though certain oversupplied high-rise segments could see modest price softness or longer selling times.
Looking at realistic scenarios, the plausible price change range for Johor over the next 12 months sits somewhere between a small decline of around 3% to 5% in weaker condo clusters and gains of 5% to 10% in prime locations benefiting from the RTS Link.
The single most important factor that could trigger a meaningful price drop in Johor would be a sudden tightening of financing conditions or a spike in unemployment, since affordability is already stretched for many households with price-to-income ratios around 4.5 to 6 times annual income.
However, this scenario looks unlikely in the near term because Malaysia's central bank has kept the policy rate steady at 2.75% and the economic outlook remains supportive according to official budget documents.
Finally, please note that we cover the price trends for next year in our pack about the property market in Johor.
Could property prices jump again in Johor as of 2026?
As of early 2026, the likelihood of a renewed price surge in Johor is medium overall, but high in specific submarkets that directly benefit from cross-border infrastructure and the Singapore economic connection.
In terms of realistic upside, prices in the best-positioned areas of Johor could rise by 8% to 15% over the next 12 months, while the broader market might see more modest gains of 3% to 6%.
The single biggest demand-side trigger that could drive Johor property prices to jump is the RTS Link rail connection to Singapore, which is targeted to begin passenger service by December 2026 and will dramatically reduce commuting time for people who work in Singapore but want to live in Johor.
Please also note that we regularly publish and update real estate price forecasts for Johor here.
Are we in a buyer or a seller market in Johor as of 2026?
As of early 2026, Johor's property market is buyer-leaning for high-rise condos and serviced residences, while the market for well-located landed homes in established neighborhoods is closer to balanced.
While Johor does not publish an official months-of-inventory figure, the combination of nearly 935,000 existing residential units plus over 82,000 incoming and planned units suggests buyers have plenty of choices, especially in the condo segment where supply is abundant.
This high level of available options means sellers of "standard" high-rise units often need to offer price reductions or incentives to attract buyers, while sellers of landed homes in sought-after family areas like Bukit Indah, Taman Molek, or Setia Indah typically have more leverage because supply is naturally limited.
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.
Are homes overpriced, or fairly priced in Johor as of 2026?
Are homes overpriced versus rents or versus incomes in Johor as of 2026?
As of early 2026, homes in Johor appear moderately stretched versus local incomes, with price-to-income ratios typically ranging from 4.5 to 6 times annual household income depending on the area, though they look less overpriced when compared to rental yields.
The price-to-rent picture in Johor is actually more favorable than in many Malaysian cities, with gross rental yields around 5% or higher in certain Johor Bahru and Iskandar Puteri locations, which suggests that prices are at least somewhat supported by rental fundamentals rather than pure speculation.
On the income side, Johor's mean household income sits around RM 7,700 per month according to official statistics, which means a typical Johor household would need to spend about 4.5 to 6 years of gross income to buy a mainstream home in major urban areas, and this ratio stretches higher in Singapore-facing corridors.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Johor.
Are home prices above the long-term average in Johor as of 2026?
As of early 2026, Johor property prices appear to be in a steady-growth phase rather than dramatically above the long-term trend, with the market showing gradual appreciation rather than the sharp spikes you would see in a bubble.
The most recent 12-month price change in Johor shows moderate growth, with transaction values up about 9% in the first half of 2025 compared to the same period last year, which is stronger than the subdued years immediately post-pandemic but not wildly above the long-run pace.
When looking at inflation-adjusted (real) prices, Johor does not appear to be at a prior cycle peak, as Malaysia's national residential price index via BIS data shows a post-rebound stabilization rather than new highs, and Johor's official market narrative describes "generally stable prices with marginal growth" rather than runaway appreciation.
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What local changes could move prices in Johor as of 2026?
Are big infrastructure projects coming to Johor as of 2026?
As of early 2026, the single biggest infrastructure project set to impact Johor property prices is the RTS Link (Rapid Transit System Link) connecting Johor Bahru to Singapore, which could boost values by 10% to 20% in the most directly connected neighborhoods like Bukit Chagar, Tanjung Puteri, and areas with easy access to the station.
The RTS Link is already well advanced, with Singapore's Ministry of Transport confirming the first train was unveiled in June 2025 and passenger service is targeted to begin by December 2026, meaning the price impact could materialize within the next 12 months as the opening date approaches.
For the latest updates on the local projects, you can read our property market analysis about Johor here.
Are zoning or building rules changing in Johor as of 2026?
There is no single major zoning or building rule change currently making headlines in Johor as of early 2026, though the state continues to manage large volumes of residential development through its existing approval processes.
As of early 2026, if Johor were to introduce stricter density limits or slow down approvals for new high-rise projects, this could tighten supply in the condo segment and provide some price support for existing units in areas like Iskandar Puteri, Medini, and the Johor Bahru city center where competition among similar towers is currently intense.
Are foreign-buyer or mortgage rules changing in Johor as of 2026?
As of early 2026, there are no major foreign-buyer or mortgage rule changes being implemented in Johor, and the current policy environment remains generally supportive for property purchases with the benchmark interest rate steady at 2.75%.
On the foreign-buyer side, Johor continues to apply state-level minimum purchase price thresholds for foreign buyers, and while these can be adjusted by state authorities, there is no indication of imminent tightening or loosening that would dramatically shift demand in either direction.
For mortgage rules, the key factor right now is that Bank Negara Malaysia cut the policy rate in 2025 and has held it at 2.75%, which keeps borrowing costs relatively affordable and supports buyer purchasing power across both local and foreign buyer segments.
You can also read our latest update about mortgage and interest rates in Malaysia.
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.
Will it be easy to find tenants in Johor as of 2026?
Is the renter pool growing faster than new supply in Johor as of 2026?
As of early 2026, the balance between renter demand growth and new rental supply in Johor is roughly even at the state level, but demand is outpacing supply in specific locations near cross-border access points and employment nodes.
The main driver of renter demand growth in Johor is the expansion of Singapore-linked employment and the upcoming RTS Link, which will make it easier for people working in Singapore to live in Johor, along with the Johor-Singapore Special Economic Zone agreement that aims to bring new jobs and investment to the area.
On the supply side, Johor has a large pipeline of incoming residential units, with over 38,000 units under construction and nearly 44,000 more planned, which means landlords in generic condo clusters will face competition while those in prime commuter locations should see stronger tenant interest.
Are days-on-market for rentals falling in Johor as of 2026?
As of early 2026, days-on-market for rentals in Johor are likely falling in the most commute-convenient areas near the CIQ border crossing and future RTS stations, while remaining flat or slower in areas with heavy condo competition.
The gap between "best areas" and weaker areas is noticeable, with rental units in neighborhoods like Bukit Chagar, Tanjung Puteri, Mount Austin, and Permas Jaya typically finding tenants faster than similar units in oversupplied high-rise clusters further from key amenities and transport links.
One common reason days-on-market falls in Johor's prime rental spots is under-supply of genuinely convenient, well-maintained units relative to the growing pool of Singapore commuters and professionals relocating for the SEZ-related jobs.
Are vacancies dropping in the best areas of Johor as of 2026?
As of early 2026, vacancy rates in the best-performing rental areas of Johor like Bukit Indah, Taman Molek, Permas Jaya, Mount Austin, and selected Medini/Nusajaya projects appear to be improving, driven by steady tenant demand from families and cross-border workers.
In these prime Johor neighborhoods, vacancy is likely lower than the overall state average because these areas offer established amenities, schools, and convenient access to job centers, while generic condo clusters further from daily conveniences still struggle with higher vacancy.
A practical sign that the "best areas" are tightening first is when landlords in places like Bukit Indah or Mount Austin start receiving multiple inquiries within days of listing, while similar units in less differentiated locations sit for weeks without serious interest.
By the way, we've written a blog article detailing what are the current rent levels in Johor.
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Am I buying into a tightening market in Johor as of 2026?
Is for-sale inventory shrinking in Johor as of 2026?
As of early 2026, for-sale inventory in Johor is not shrinking at the state level because the supply pipeline remains large, with nearly 935,000 existing units plus over 82,000 incoming and planned units according to official data.
However, inventory can feel tight in specific landed neighborhoods where families want to live, such as Bukit Indah, Setia Indah, Taman Molek, and Mount Austin, because homeowners in these areas tend to hold onto their properties and land for new development is limited.
Are homes selling faster in Johor as of 2026?
As of early 2026, homes in Johor do appear to be selling faster in aggregate, with residential transaction volume up nearly 13% in the first half of 2025 compared to the same period the year before, which suggests improved buyer activity.
While we do not have an official median days-on-market statistic for Johor, the year-over-year increase in both transaction volume and value indicates that at least parts of the market, particularly affordable-to-mid landed homes in family areas and well-connected units, are moving more quickly than before.
Are new listings slowing down in Johor as of 2026?
As of early 2026, new for-sale listings in Johor are not slowing down dramatically because the large supply pipeline means developers continue to release units, especially in the high-rise segment where over 82,000 units are incoming or planned.
The typical seasonal pattern in Johor sees more listing activity after major holidays and school breaks, and current listing levels do not appear unusually low given the steady flow of new completions and developer launches across Johor Bahru and Iskandar Puteri.
Is new construction failing to keep up in Johor as of 2026?
As of early 2026, new construction in Johor is actually keeping up with and in some high-rise segments even exceeding demand, with a substantial pipeline of over 82,000 incoming and planned residential units that could put pressure on prices in oversupplied condo clusters.
The recent trend shows continued building activity, and NAPIC data indicates meaningful completions coming through, which is different from markets where construction has stalled and supply cannot meet buyer demand.
If there is a bottleneck in Johor, it is more about matching the right type of supply to demand: the state has plenty of high-rise stock coming, but demand is increasingly concentrated in well-located landed homes and transit-connected areas that are naturally harder to replicate.
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.
Will it be easy to sell later in Johor as of 2026?
Is resale liquidity strong enough in Johor as of 2026?
As of early 2026, resale liquidity in Johor looks reasonably healthy, with over 21,000 residential transactions recorded in the first half of 2025 alone, which shows that homes are actively trading and the market is not frozen.
While we do not have an official median days-on-market figure, the strong transaction volume suggests that well-priced homes in desirable locations are finding buyers within a reasonable timeframe, which is typically considered healthy liquidity for a market of Johor's size.
The property characteristics that most improve resale liquidity in Johor are location near established amenities and commuter access (like proximity to the CIQ or future RTS station), as well as being a landed home in a mature family neighborhood, since these features create consistent demand from local households and cross-border buyers alike.
Is selling time getting longer in Johor as of 2026?
As of early 2026, selling time in Johor does not appear to be getting longer overall, as the market's transaction growth in 2025 suggests that buyer activity is actually improving rather than weakening.
That said, the realistic range of days-on-market varies widely in Johor: desirable landed homes in areas like Bukit Indah, Taman Molek, or near commuter corridors can sell relatively quickly, while generic condos in oversupplied clusters might sit for months without serious offers.
One clear reason selling time can lengthen in Johor is when sellers of high-rise units price above market in areas where buyers have many similar alternatives, since the abundant supply pipeline gives buyers no urgency to pay a premium for undifferentiated properties.
Is it realistic to exit with profit in Johor as of 2026?
As of early 2026, the likelihood of selling with a profit in Johor is medium to high if you hold for a reasonable period and buy in the right location, though quick flips are unlikely to work given transaction costs and the current pace of appreciation.
The estimated minimum holding period that makes exiting with profit realistic in Johor is typically 5 to 7 years for most property types, which gives time for capital appreciation to outpace the costs of buying and selling.
Round-trip transaction costs in Johor (including stamp duty, legal fees, agent commissions, and real property gains tax if applicable) typically run around 6% to 10% of the property value, or roughly RM 30,000 to RM 80,000 on a mid-range home (approximately USD 6,500 to USD 17,500 or EUR 6,000 to EUR 16,000).
The single factor that most increases your profit odds in Johor is buying in a location that directly benefits from the RTS Link or established family demand, such as areas near Bukit Chagar, Mount Austin, Bukit Indah, or Permas Jaya, because these locations have clear demand drivers that should support future resale values.
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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 (JPPH) | Malaysia's official property statistics unit under the government valuation department. | We used it as our primary source for Johor transaction volumes, values, and supply pipeline data. We also pulled hard numbers on residential market trends rather than relying on sentiment. |
| OpenDOSM | The Department of Statistics Malaysia's official open data platform. | We used it to get Johor household income figures for affordability calculations. We computed price-to-income ratios using this data combined with transaction values. |
| Malaysia Ministry of Finance | Official government publication summarizing policy and macro backdrop. | We used it to anchor the interest rate environment as of early 2026. We also verified the monetary policy stance to avoid relying on unofficial rate commentary. |
| Reuters | Top-tier international wire service careful about quoting official decisions. | We used it to confirm central bank rate decisions and the Johor-Singapore SEZ announcement. We also cross-checked RTS-related news coverage. |
| Singapore Ministry of Transport | Official government source for the RTS Link timeline and milestones. | We used it as the cleanest confirmation of the December 2026 target service date. We based our infrastructure impact analysis on this timeline. |
| Singapore LTA | The official rail authority in Singapore and co-owner of RTS project details. | We used it to explain the connectivity purpose of the RTS Link. We kept our infrastructure section factual by referencing their project description. |
| DOSM | Malaysia's official population authority with census-anchored estimates. | We used it to sanity-check demand-side pressure in Johor from population growth. We avoided relying on informal claims about Johor's growth trajectory. |
| FRED (BIS series) | Republishes BIS-linked macro series in a transparent, downloadable format. | We used it to see whether Malaysia's national price trend is in an upswing or cooling phase. We treated it as a national cross-check rather than Johor-specific data. |
| Bank for International Settlements | International central bank organization with published methodology. | We used it to explain how to interpret real versus nominal house prices. We kept our price analysis disciplined by referencing their framework. |
| Global Property Guide | Publishes clear, repeatable methodology for yield snapshots by city. | We used it to estimate gross rental yields in Johor Bahru and Iskandar Puteri. We applied their data to assess price-to-rent alignment. |
| Henry Butcher Malaysia | Long-standing Malaysian real estate firm with structured market outlook reports. | We used it as a second opinion to check if private research aligns with official data. We also extracted color on Johor-specific drivers. |
| PropertyGuru | Malaysia's biggest property portal, useful for current asking prices and market depth. | We used it only as a real-time sanity check for rental ranges and listing activity. We did not treat it as an official index. |
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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