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In this article, we look at current housing prices in Johor in 2026, using fresh data and rounded numbers that are easy to read.
We update this Johor property price guide regularly, because residential prices in Johor change quickly near Singapore, RTS Link areas, and popular family suburbs.
The goal is simple: help a normal buyer understand what homes cost in Johor in 2026, without needing to read technical property reports.
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 home price in Johor in 2026 is around RM480,000 to RM500,000, but good family homes near Johor Bahru often cost much more.
- Johor property prices are being pulled upward by the Johor Bahru to Singapore corridor, especially near Bukit Chagar, the RTS Link, and Iskandar Puteri.
- For a simple statewide estimate, RM485,000 is a fair average housing price in Johor in 2026, equal to about $119,000 or €103,000.
- The cheapest Johor homes are usually older flats, small apartments, or older terrace houses in areas like Tampoi, Pasir Gudang, Kluang, and Segamat.
- The most expensive Johor residential properties are usually landed homes, waterfront condos, and premium homes in Puteri Harbour, Horizon Hills, and Bukit Indah.
- Johor Bahru prices are higher than the Johor state average because buyers pay extra for jobs, malls, schools, Singapore access, and future transport links.
- New homes in Johor usually cost 10% to 20% more than similar resale homes, but the premium is weaker in over-supplied condo areas.
- Buyers should not look only at the selling price, because taxes, legal fees, renovation, furniture, and repairs can add 12% to 25% to the real cost.
What is the average housing price in Johor in 2026?
The median housing price in Johor in 2026 is often more useful than the average price, because a few expensive homes in Iskandar Puteri, Puteri Harbour, Horizon Hills, and central Johor Bahru can push the average upward.
We are writing this Johor housing price guide as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The estimated median housing price in Johor in 2026 is about RM480,000, which is about $118,000 or €102,000.
The estimated average housing price in Johor in 2026 is about RM485,000, which is about $119,000 or €103,000.
For around 80% of residential properties in Johor in 2026, a realistic market range is about RM220,000 to RM900,000, or about $54,000 to $222,000.
A realistic entry range for Johor property in 2026 is about RM180,000 to RM320,000, or about $44,000 to $79,000, and this usually buys an older 750 to 900 sq ft flat or apartment in Tampoi, Skudai, Pasir Gudang, or older parts of Johor Bahru.
A typical luxury residential property in Johor in 2026 starts around RM1.2 million and can reach RM3.5 million or more, equal to about $296,000 to $862,000 or €256,000 to €746,000, and this can buy a modern semi-detached house, large terrace house, waterfront condo, or villa-style landed home in Puteri Harbour, Bukit Indah, Horizon Hills, or central Johor Bahru.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Johor.
Are Johor property listing prices close to the actual sale price in 2026?
In Johor in 2026, final closed prices are usually about 5% to 10% below asking prices, with 7% a practical central estimate.
The gap is smaller for well-priced landed homes in active family areas such as Bukit Indah, Mount Austin, Permas Jaya, Taman Universiti, and Kulai.
The gap is larger for older condos, over-supplied high-rise units, Forest City units, and homes that have stayed on the market for a long time.
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What is the price per sq m or per sq ft for properties in Johor in 2026?
As of 2026, the median residential price in Johor is about RM3,240 per sq m, or RM301 per sq ft, which equals about $798 per sq m, $74 per sq ft, €691 per sq m, or €64 per sq ft.
The average residential price in Johor is about RM3,550 per sq m, or RM330 per sq ft, which equals about $874 per sq m, $81 per sq ft, €757 per sq m, or €70 per sq ft.
The highest price per sq m in Johor in 2026 is usually found in smaller new condos in prime areas, while the lowest price per sq m is usually found in older, larger homes in less central districts.
The highest price per sq m in Johor is usually in Bukit Chagar, Johor Bahru city centre, Puteri Harbour, Medini, and premium parts of Iskandar Puteri, where prices can reach about RM5,400 to RM9,700 per sq m.
The lowest price per sq m is usually in Kluang, Segamat, older Batu Pahat, and parts of Pasir Gudang, where prices often sit around RM1,900 to RM3,000 per sq m.
How have property prices evolved in Johor?
Compared with one year ago, Johor residential prices in 2026 are about 5% to 6% higher in nominal ringgit terms.
The main reason is stronger demand in the Johor Bahru to Singapore corridor, especially around the RTS Link, Bukit Chagar, and family suburbs with good commuter access.
Compared with two years ago, Johor property prices in 2026 are roughly 10% to 13% higher in many active areas.
The recovery has been helped by border reopening effects, renewed Singapore-linked demand, and stronger buyer interest in practical landed homes.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Malaysia.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Johor.
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How do prices vary by housing type in Johor in 2026?
In Johor in 2026, terrace and linked houses make up about 45% of the residential market, apartments and flats about 16%, condos and serviced apartments about 18%, semi-detached houses about 8%, detached houses about 5%, and cluster homes, townhouses, and other types about 8%.
A typical terrace house in Johor costs about RM520,000, or $128,000 and €111,000, while a basic apartment or flat is closer to RM230,000, or $57,000 and €49,000.
A Johor condo or serviced apartment often sits around RM480,000, or $118,000 and €102,000, while a semi-detached house is closer to RM950,000, or $234,000 and €203,000.
A detached house or bungalow in Johor often costs around RM1.4 million, or $345,000 and €299,000, while cluster homes and townhouses are often around RM650,000, or $160,000 and €139,000.
If you want to know more, you should read our dedicated analyses:
- 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 do property prices compare between existing and new homes in Johor in 2026?
In Johor in 2026, new homes usually sell for about 10% to 20% more than similar existing resale homes, with 15% a useful central estimate.
This premium exists because buyers pay more for modern layouts, lower repair risk, parking, security, and new landed supply in established Johor family areas.
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How do property prices vary by neighborhood in Johor in 2026?
Puteri Harbour and Iskandar Puteri have condos, waterfront apartments, and premium landed homes, with many properties around RM600,000 to RM1.8 million, or about $148,000 to $443,000 and €128,000 to €384,000.
Prices are higher there because buyers pay for international schools, master-planned areas, waterfront living, and Singapore-linked demand.
Bukit Indah and Horizon Hills have terrace houses, semi-detached homes, and gated family properties, with many homes around RM550,000 to RM2.5 million, or about $135,000 to $616,000 and €117,000 to €533,000.
These Johor neighborhoods are expensive because families like the schools, malls, security, and road access toward Singapore.
Skudai, Tampoi, Masai, Pasir Gudang, and Kulai offer more affordable apartments, terrace houses, and older resale homes, with many homes around RM220,000 to RM700,000, or about $54,000 to $172,000 and €47,000 to €149,000.
These areas are cheaper because they are less central, but they still work well for local families, students, commuters, and industrial workers.
You will find a much more detailed analysis by areas in our property pack about Johor. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Johor area | Buyer profile | Typical home price | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| JB City Centre / Bukit Chagar | RTS / commute | RM450k to RM900k / $111k to $222k | RM4,300 to RM7,500 / $1,059 to $1,847 | RM400 to RM700 / $99 to $172 |
| Southkey | Mall / urban | RM450k to RM850k / $111k to $209k | RM4,300 to RM6,500 / $1,059 to $1,601 | RM400 to RM600 / $99 to $148 |
| Mount Austin | Popular / young families | RM400k to RM750k / $99k to $185k | RM3,800 to RM5,400 / $936 to $1,330 | RM350 to RM500 / $86 to $123 |
| Bukit Indah | Family / expat | RM550k to RM1.2m / $135k to $296k | RM4,300 to RM6,500 / $1,059 to $1,601 | RM400 to RM600 / $99 to $148 |
| Horizon Hills | Premium family | RM900k to RM2.5m / $222k to $616k | RM5,400 to RM8,100 / $1,330 to $1,995 | RM500 to RM750 / $123 to $185 |
| Puteri Harbour | Waterfront / expat | RM600k to RM1.8m / $148k to $443k | RM5,400 to RM9,700 / $1,330 to $2,389 | RM500 to RM900 / $123 to $222 |
| Medini | Investor / Iskandar | RM400k to RM900k / $99k to $222k | RM4,300 to RM7,000 / $1,059 to $1,724 | RM400 to RM650 / $99 to $160 |
| Skudai / Taman Universiti | Student / local family | RM300k to RM650k / $74k to $160k | RM2,700 to RM4,300 / $665 to $1,059 | RM250 to RM400 / $62 to $99 |
| Tampoi | Affordable / commute | RM220k to RM500k / $54k to $123k | RM2,150 to RM3,800 / $530 to $936 | RM200 to RM350 / $49 to $86 |
| Permas Jaya | Family / established | RM400k to RM800k / $99k to $197k | RM3,200 to RM5,400 / $788 to $1,330 | RM300 to RM500 / $74 to $123 |
| Kulai | Value / airport corridor | RM350k to RM700k / $86k to $172k | RM2,700 to RM4,300 / $665 to $1,059 | RM250 to RM400 / $62 to $99 |
| Pasir Gudang / Masai | Industrial / affordable | RM220k to RM550k / $54k to $135k | RM2,150 to RM3,800 / $530 to $936 | RM200 to RM350 / $49 to $86 |
How much more do you pay for properties in Johor when you include renovation work, taxes, and fees?
In Johor in 2026, buyers should usually add about 6% to 10% for basic taxes and fees, or about 12% to 25% if renovation, furniture, and repair buffers are included.
For a Johor property bought at about $200,000, or about RM812,000, basic costs may add roughly RM50,000 to RM75,000 before renovation.
If the home needs normal renovation and furniture, the total extra budget can easily reach RM110,000 to RM200,000, so the real cash impact can move toward RM922,000 to RM1.01 million.
For a Johor property bought at about $500,000, or about RM2.03 million, basic costs may add roughly RM130,000 to RM190,000 before renovation.
With renovation, furniture, and a safety buffer, the total extra cost can reach about RM300,000 to RM600,000, especially for a larger landed home.
For a Johor property bought at about $1,000,000, or about RM4.06 million, basic costs may add roughly RM260,000 to RM380,000 before renovation.
With high-end renovation, furniture, professional fees, and repair buffers, the total extra budget can reach about RM700,000 to RM1.2 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Malaysia.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Johor
| Extra cost | Type | Estimated cost in Johor in 2026 |
|---|---|---|
| Stamp duty on transfer | Tax | This is usually charged progressively at about 1% to 4% of the purchase price. On a RM600,000 Johor home, a buyer should expect a meaningful tax bill rather than a small admin fee. |
| Legal fees for SPA | Fees | Budget about 0.5% to 1.0% of the property price. For a RM600,000 home, this is often around RM3,000 to RM6,000, or about $740 to $1,480. |
| Loan agreement legal fees | Fees | Budget about 0.5% to 1.0% of the loan amount. The final amount depends on the mortgage size, not only on the purchase price. |
| Valuation fee | Fees | A typical valuation fee is about RM1,000 to RM4,000, or about $250 to $985. More expensive homes can cost more to value. |
| Agent fee, if buyer pays any | Fees | In many Johor transactions, the seller pays the agent. Still, a cautious buyer can budget 0% to 2% in case the deal structure is different. |
| Light renovation | Renovation | Light renovation can cost about RM20,000 to RM60,000, or about $4,900 to $14,800. This may cover painting, minor repairs, lights, and basic improvements. |
| Medium renovation | Renovation | Medium renovation can cost about RM60,000 to RM150,000, or about $14,800 to $36,900. This is common when kitchens, bathrooms, wiring, or flooring need work. |
| Heavy renovation | Renovation | Heavy renovation can cost RM150,000 to RM400,000 or more, equal to about $36,900 to $98,500 or more. Larger landed homes can exceed this range. |
| Furniture and appliances | Fit-out | Furniture and appliances can cost about RM20,000 to RM100,000, or about $4,900 to $24,600. Condos are usually cheaper to furnish than large landed homes. |
| Defects and repair buffer | Contingency | A sensible repair buffer is about 2% to 5% of the purchase price. This matters in Johor resale homes because leaks, wiring, air-conditioning, and roof repairs can appear after purchase. |
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 properties can you buy in Johor in 2026 with different budgets?
With $100,000, or about RM406,000, there is a real Johor market, and you can buy an existing 850 to 1,000 sq ft apartment in Skudai or Tampoi, an older 900 to 1,100 sq ft condo in Masai or Pasir Gudang, or a small older terrace house in Kulai or a secondary Johor town.
With $200,000, or about RM812,000, you can buy an existing double-storey terrace house of about 1,500 to 1,900 sq ft in Bukit Indah, Permas Jaya, or Mount Austin, a newer 900 to 1,200 sq ft condo in Johor Bahru city centre, Southkey, or Iskandar Puteri, or a larger family terrace house in Kulai or Skudai.
With $300,000, or about RM1.22 million, you can buy an existing semi-detached house of about 2,500 to 3,500 sq ft in Bukit Indah or Horizon Hills, a large premium terrace or cluster home in Iskandar Puteri, or a 1,200 to 1,800 sq ft waterfront condo in Puteri Harbour.
With $500,000, or about RM2.03 million, you can buy a large semi-detached or bungalow-style home in Horizon Hills, Bukit Indah, or Iskandar Puteri, a premium waterfront condo or duplex in Puteri Harbour, or a newer gated landed home of about 3,000 to 4,500 sq ft in a master-planned township.
With $1,000,000, or about RM4.06 million, you can buy a large bungalow in a premium Iskandar Puteri or Horizon Hills location, a large waterfront or penthouse-style unit in Puteri Harbour, or a high-end renovated landed home in Bukit Indah or Iskandar Puteri.
With $2,000,000, or about RM8.12 million, the Johor market is thin, but you can find mansion-style homes in Horizon Hills or Iskandar Puteri, premium waterfront homes or combined high-end units in Puteri Harbour, or large private landed homes with major renovation, land, and a pool.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Malaysia.
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 used | Why this source matters | How we used it |
|---|---|---|
| NAPIC / JPPH | NAPIC is Malaysia’s official property data centre under JPPH, Ministry of Finance. | We used NAPIC as the main anchor for official Johor residential transaction prices and index trends. We treated it as stronger than listing websites because it is based on real market records. |
| NAPIC MHPI 2025 report | This official report is based on transacted residential prices, not asking prices. | We used the 2025 Johor average house price of RM472,977 and the 6.9% annual growth figure as the official base. We then rolled the estimate forward carefully to 2026. |
| NAPIC Open Sales Data | This is Malaysia’s official open transaction-data source for property sales. | We used it to keep the article focused on real transactions rather than optimistic asking prices. We also used it to compare property types and market levels. |
| Bank Negara Malaysia exchange rates | Bank Negara Malaysia is Malaysia’s central bank and the official ringgit exchange-rate source. | We used BNM exchange data to convert Malaysian ringgit values into US dollars. We used a rounded early-June 2026 rate of USD 1 to about RM4.06. |
| European Central Bank EUR/MYR reference rate | The ECB is the official publisher of euro reference exchange rates. | We used the ECB rate only for euro conversion. We rounded EUR 1 to about RM4.69 to keep the article easy to read. |
| DOSM / OpenDOSM CPI | DOSM is Malaysia’s official statistics agency. | We used CPI data to understand the difference between nominal and inflation-adjusted price growth. We kept the inflation discussion simple for non-professional readers. |
| Brickz Johor Bahru transactions | Brickz is a recognized Malaysian transaction-data aggregator built around recorded property transactions. | We used Brickz to cross-check Johor Bahru median prices and price per sq ft. We treated it as a secondary source, below official NAPIC data. |
| PropertyGenie Johor residential statistics | PropertyGenie provides transaction-based residential statistics and area-level summaries. | We used PropertyGenie to check statewide median prices, median price per sq ft, and recent market movement. We also used it to support neighborhood and property-type estimates. |
| List.my Johor Q1 2026 insights | List.my provides private district-level property insights with transparent tables. | We used List.my to cross-check Q1 2026 medians for Johor districts such as Johor Bahru, Batu Pahat, Kulai, and Kluang. We did not use it alone for statewide estimates. |
| Malaysia Ministry of Finance | The Ministry of Finance is the parent ministry for JPPH and the wider official property-data framework. | We used it as institutional context for why JPPH and NAPIC are credible. We did not use the ministry website for neighborhood pricing. |
| JPPH Malaysia | JPPH is Malaysia’s Valuation and Property Services Department. | We used JPPH context to understand the official valuation and property information system. We relied on NAPIC outputs for the actual pricing data. |
| RTS Link official project information | The RTS Link is a major transport project that directly affects demand near Johor Bahru and Bukit Chagar. | We used RTS Link context to explain why some Johor Bahru neighborhoods have stronger buyer demand. We did not use it to calculate prices directly. |
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