As of June 2026, buying an apartment in Johor usually means focusing on Greater Johor Bahru, where standard apartments often cost around RM480,000 to RM650,000, or about USD120,000 to USD163,000 and EUR103,000 to EUR140,000, while foreign buyers must budget much more because taxes, state consent costs and financing rules can change the real cash needed.
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Johor is not one simple apartment market, because a cheaper resale unit in Skudai and a new serviced apartment near the RTS Link in Bukit Chagar can behave very differently.
For foreign buyers, the biggest mistake in Johor in 2026 is to look only at the listing price and forget stamp duty, Johor state consent fees, maintenance fees and oversupply risk.
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
- Johor apartment prices in 2026 are easiest to understand through Johor Bahru, because that is where the most liquid resale evidence and foreign-buyer demand are concentrated.
- A standard Johor Bahru apartment in 2026 usually sits around RM480,000 to RM650,000, but a foreign buyer often needs a RM1 million budget outside special zones.
- Johor’s apartment market looks affordable compared with Singapore, but the 8% foreign-buyer stamp duty in Malaysia changes the real entry cost sharply.
- The Johor apartment areas with the strongest story in 2026 are JB city centre, Bukit Chagar, Danga Bay and Stulang, mainly because of RTS and cross-border demand.
- Medini can look cheap and foreigner-friendly, but Johor’s serviced-apartment overhang means investors should check actual rentals before trusting glossy price claims.
- For most foreign buyers, the cash needed before completion is often closer to 40% to 50% of the price than to the down payment alone.
- Maintenance fees matter a lot in Johor apartments, because a high monthly fee can quietly remove one full percentage point from the net rental yield.
- Older family-sized apartments in Skudai, Larkin and Permas Jaya can offer better space per ringgit than new branded serviced apartments in waterfront zones.
- In Johor in 2026, asking prices on portals are useful for supply checks, but transaction sources are safer for real apartment price estimates.
How much do apartments really cost in Johor in 2026?
What's the average and median apartment price in Johor in 2026?
As of June 2026, the estimated median apartment price in Johor is about RM500,000, or about USD125,000 and EUR108,000, while the average apartment price in the active Johor Bahru market is closer to RM600,000, or about USD150,000 and EUR129,000.
In the same market, the estimated apartment price is about RM4,300 to RM5,000 per m², or about RM400 to RM465 per sq ft, which is roughly USD1,075 to USD1,250 per m² and EUR925 to EUR1,075 per m².
Most standard apartments in Johor in 2026 sit between RM350,000 and RM800,000, or about USD88,000 to USD200,000 and EUR75,000 to EUR172,000, but central Johor Bahru, Danga Bay and Puteri Harbour often sit above that band.
How much is a studio apartment in Johor in 2026?
As of June 2026, a typical studio apartment in Johor costs about RM300,000 to RM420,000, or about USD75,000 to USD105,000 and EUR65,000 to EUR90,000, especially in Medini, Larkin, Skudai and some Mount Austin projects.
Entry-level to mid-range studios in Johor usually cost RM230,000 to RM380,000, or about USD58,000 to USD95,000 and EUR49,000 to EUR82,000, while better located or luxury studios in JB city centre, Danga Bay and Puteri Harbour can reach RM450,000 to RM600,000, or about USD113,000 to USD150,000 and EUR97,000 to EUR129,000.
Most studio apartments in Johor are about 30 to 50 m², with the smaller units often found in new serviced-apartment towers and the larger studios usually found in older or less central projects.
How much is a one-bedroom apartment in Johor in 2026?
As of June 2026, a typical one-bedroom apartment in Johor costs about RM380,000 to RM550,000, or about USD95,000 to USD138,000 and EUR82,000 to EUR118,000, depending mainly on distance from central Johor Bahru and the RTS corridor.
Entry-level to mid-range one-bedroom apartments in Johor usually cost RM320,000 to RM520,000, or about USD80,000 to USD130,000 and EUR69,000 to EUR112,000, while higher-end one-bedroom units in JB city centre, Danga Bay and Puteri Harbour can reach RM600,000 to RM800,000, or about USD150,000 to USD200,000 and EUR129,000 to EUR172,000.
A normal one-bedroom apartment in Johor is usually about 45 to 65 m², although some newer serviced residences near CIQ and Bukit Chagar can be smaller because the location premium is high.
How much is a two-bedroom apartment in Johor in 2026?
As of June 2026, a typical two-bedroom apartment in Johor costs about RM500,000 to RM750,000, or about USD125,000 to USD188,000 and EUR108,000 to EUR161,000, which is the most common investor and small-family buying band.
Entry-level to mid-range two-bedroom apartments in Johor usually cost RM480,000 to RM780,000, or about USD120,000 to USD195,000 and EUR103,000 to EUR168,000, while high-end two-bedroom units in Danga Bay, Puteri Harbour and central Johor Bahru can cost RM850,000 to RM1.2 million, or about USD213,000 to USD300,000 and EUR183,000 to EUR258,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Johor.
How much is a three-bedroom apartment in Johor in 2026?
As of June 2026, a typical three-bedroom apartment in Johor costs about RM650,000 to RM1.1 million, or about USD163,000 to USD275,000 and EUR140,000 to EUR237,000, with older family units often cheaper per m² than new serviced apartments.
Entry-level to mid-range three-bedroom apartments in Johor usually cost RM500,000 to RM850,000, or about USD125,000 to USD213,000 and EUR108,000 to EUR183,000, while high-end three-bedroom apartments in Senibong, Danga Bay, Puteri Harbour and JB city centre can cost RM1 million to RM1.6 million, or about USD250,000 to USD400,000 and EUR215,000 to EUR344,000.
A normal three-bedroom apartment in Johor is usually about 85 to 130 m², with older Skudai, Larkin and Permas Jaya units often giving more space but requiring more renovation checks.
What's the price gap between new and resale apartments in Johor in 2026?
As of June 2026, new-build apartments in Johor usually cost about 15% to 30% more than comparable resale apartments, and the gap can reach 40% near branded waterfront or RTS-linked projects.
For new-build apartments in Johor, the estimated average price is about RM5,500 to RM7,500 per m², or about USD1,375 to USD1,875 and EUR1,183 to EUR1,613 per m², especially in city-centre, Danga Bay, Medini and Puteri Harbour projects.
For resale apartments in Johor, the estimated average price is closer to RM3,800 to RM5,200 per m², or about USD950 to USD1,300 and EUR817 to EUR1,118 per m², but the best resale buildings can still price like new stock.
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Can I afford to buy in Johor in 2026?
What's the typical total budget (all-in) to buy an apartment in Johor in 2026?
As of June 2026, a foreign buyer should usually think of a standard Johor apartment as a RM1.12 million to RM1.16 million all-in purchase if the property price is RM1 million, which is about USD280,000 to USD290,000 and EUR241,000 to EUR249,000 before the final financing structure.
This all-in Johor budget usually includes the apartment price, foreign-buyer MOT stamp duty, Johor state consent levy, legal fees, loan costs, valuation, insurance, registration costs and small disbursements.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Johor property pack.
What down payment is typical to buy in Johor in 2026?
As of June 2026, a foreign buyer usually needs a 30% to 40% down payment to buy an apartment in Johor, so a RM1 million apartment means about RM300,000 to RM400,000, or about USD75,000 to USD100,000 and EUR65,000 to EUR86,000.
The minimum down payment most banks require for a foreign buyer in Johor is often around 30%, because many lenders cap non-citizen financing near 60% to 70% loan-to-value.
A safer recommended down payment for Johor in 2026 is about 35% to 40%, because this leaves more room for stamp duty, Johor consent costs, currency changes and stricter bank approval.
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Which neighborhoods are cheapest or priciest in Johor in 2026?
How much does the price per m² for apartments vary by neighborhood in Johor in 2026?
As of June 2026, apartment prices across Johor’s main neighborhoods usually range from about RM3,300 to RM8,500 per m², or about USD825 to USD2,125 and EUR710 to EUR1,828 per m².
The most affordable major apartment areas in Johor are usually Skudai, Larkin, Tebrau and older Permas Jaya, where typical prices often sit around RM3,300 to RM5,500 per m², or about USD825 to USD1,375 and EUR710 to EUR1,183 per m².
The most expensive apartment areas in Johor are usually JB city centre, Bukit Chagar, Danga Bay, Puteri Harbour and selected Senibong projects, where prices often reach RM6,000 to RM8,500 per m², or about USD1,500 to USD2,125 and EUR1,290 to EUR1,828 per m².
What neighborhoods are best for first-time buyers on a budget in Johor in 2026?
As of June 2026, the top three budget-friendly apartment neighborhoods in Johor are Skudai, Larkin and Tebrau, with Mount Austin and Permas Jaya also worth checking if the buyer wants stronger tenant demand.
In those budget-friendly Johor neighborhoods, a realistic apartment price range is usually RM300,000 to RM650,000, or about USD75,000 to USD163,000 and EUR65,000 to EUR140,000.
Skudai gives low entry prices and student demand, Larkin gives access to central Johor Bahru, and Tebrau gives malls, daily services and a larger local tenant base.
The main trade-off is that cheaper Johor apartment areas can have older buildings, weaker facilities, slower resale and fewer foreigner-buyable units below the state threshold.
Which neighborhoods have the fastest-rising apartment prices in Johor in 2026?
As of June 2026, the fastest-rising Johor apartment neighborhoods are likely JB city centre, Bukit Chagar and Stulang, with Danga Bay and selected Iskandar Puteri pockets also benefiting from renewed buyer interest.
For these faster-moving Johor apartment areas, a realistic year-over-year price increase estimate is about 5% to 11%, although individual buildings can move less or more depending on management quality and supply.
The main driver is the same in all these areas: the RTS Link to Singapore, the Johor-Singapore Special Economic Zone story, stronger cross-border confidence and demand from people who want easier access to Singapore.
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What extra costs will I pay on top of the apartment price in Johor in 2026?
What are all the buyer closing costs when you buy an apartment in Johor?
For a typical RM1 million foreign-buyer apartment purchase in Johor, total buyer closing costs are usually about RM120,000 to RM150,000, or about USD30,000 to USD38,000 and EUR26,000 to EUR32,000, excluding the down payment.
The main Johor buyer closing costs are MOT stamp duty, Johor foreign state consent levy, SPA legal fees, loan legal fees, loan stamp duty, valuation, registration, disbursements and basic insurance.
The largest closing cost for a foreign buyer in Johor in 2026 is usually the 8% MOT stamp duty, because it can add RM80,000 on a RM1 million apartment before state consent and legal costs.
Some small costs can vary, such as valuation, legal disbursements, bank package costs and agent arrangements, but taxes and official state charges are usually not negotiable.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Johor?
For a foreign buyer in Johor in 2026, buyer closing costs usually equal about 12% to 15% of the apartment purchase price, excluding the down payment.
A realistic low-to-high range for most standard foreign-buyer transactions in Johor is about 11.5% to 16%, with the low end for simple cash purchases and the high end for financed purchases with extra legal and valuation costs.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Johor.
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What are the ongoing monthly and yearly costs of an apartment in Johor in 2026?
What are typical HOA fees in Johor right now?
In Johor, apartment owners usually pay maintenance fees rather than a US-style HOA fee, and a typical monthly budget is about RM250 to RM550, or about USD63 to USD138 and EUR54 to EUR118, for a normal 850 to 1,000 sq ft unit.
For basic Johor apartments, monthly maintenance can be around RM180 to RM350, or about USD45 to USD88 and EUR39 to EUR75, while serviced residences in Danga Bay, Puteri Harbour and central Johor Bahru can reach RM600 to RM900, or about USD150 to USD225 and EUR129 to EUR194.
What utilities should I budget monthly in Johor right now?
For a typical apartment in Johor, a realistic monthly utility budget is about RM250 to RM500, or about USD63 to USD125 and EUR54 to EUR108, for electricity, water, sewerage, internet and small household utilities.
A light user in a studio or one-bedroom apartment in Johor may spend RM180 to RM300 per month, or about USD45 to USD75 and EUR39 to EUR65, while a small family using air-conditioning daily may spend RM400 to RM650, or about USD100 to USD163 and EUR86 to EUR140.
The typical Johor utility budget includes TNB electricity, Ranhill SAJ water, Indah Water sewerage, home internet and small costs such as cooking gas or minor shared services.
Electricity is usually the most expensive utility for Johor apartment owners, because air-conditioning use has a much bigger effect on the bill than water or sewerage.
How much is property tax on apartments in Johor?
For most apartment owners in Johor, annual property tax and parcel-related land charges are usually about RM300 to RM1,500, or about USD75 to USD375 and EUR65 to EUR323, depending on the council, annual value and unit size.
In Johor Bahru, assessment tax is charged by the local council on rateable property, while strata parcel rent is a separate state land-related cost for many apartment owners.
A cheaper Johor apartment may pay closer to RM200 to RM600 per year, or about USD50 to USD150 and EUR43 to EUR129, while central or higher-value units can exceed RM1,000 per year, or about USD250 and EUR215.
What's the yearly building maintenance cost in Johor?
For a normal Johor apartment, yearly building maintenance plus sinking fund is usually about RM3,000 to RM6,600, or about USD750 to USD1,650 and EUR645 to EUR1,419.
The realistic range is about RM2,200 to RM4,200 per year for basic or older Johor buildings, or about USD550 to USD1,050 and EUR473 to EUR903, and RM7,000 to RM11,000 per year for amenity-heavy serviced residences, or about USD1,750 to USD2,750 and EUR1,505 to EUR2,366.
Building maintenance in Johor usually covers security, lifts, cleaning, shared electricity, pool and gym upkeep, landscaping, management staff, repairs and the sinking fund for larger future works.
In Johor, these maintenance costs are usually separate from council assessment tax and parcel rent, so buyers should not treat one payment as covering everything.
How much does home insurance cost in Johor?
For a mid-market apartment in Johor, basic annual home or fire insurance usually costs about RM200 to RM500, or about USD50 to USD125 and EUR43 to EUR108.
A broader insurance package with contents, liability, flood or extra perils can cost about RM400 to RM1,000 per year, or about USD100 to USD250 and EUR86 to EUR215, depending on the property value and coverage level.
Home insurance is often required by the bank when the Johor apartment is financed, while contents and broader owner protection are usually optional but sensible.
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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 we trust it | How we used it |
|---|---|---|
| NAPIC latest publications | NAPIC is Malaysia’s official property market data portal. | We used it to identify the latest official Johor market publications. We treated it as the main official hierarchy for timing and market context. |
| NAPIC Malaysian House Price Index | It is the official national house price index archive. | We used it to cross-check broad house-price direction. We did not treat it as a direct apartment price list. |
| NAPIC Q1 2026 Snapshot PDF | It is an official JPPH snapshot of market conditions. | We used it for Johor serviced-apartment overhang risk. We treated unsold serviced apartments as a warning in Medini, Danga Bay and investor-heavy towers. |
| Brickz Johor Bahru transactions | Brickz publishes transaction-based price medians and psf data. | We used its Johor Bahru median price and psf data. We treated completed transactions as stronger than asking prices. |
| Brickz Johor transactions | It shows broader Johor residential transaction evidence. | We used it to compare Greater Johor Bahru with the wider state. We used it to avoid overpricing cheaper areas outside the core city. |
| NewProjek Johor Bahru price checker | It uses verified transaction records and scheme-level data. | We used it to cross-check Johor Bahru median prices. We also used it as a liquidity check for apartment and condo stock. |
| NewProjek transaction database | It organizes Malaysian property transaction records for buyers. | We used it to understand transaction depth and closed prices. We used it to reduce reliance on seller expectations. |
| PropertyGuru Johor Bahru apartment listings | PropertyGuru is a major Malaysian property portal. | We used it to check live apartment supply in June 2026. We did not treat asking prices as final sale prices. |
| iProperty Johor Bahru condo listings | iProperty is a major Malaysian listing platform. | We used it to check asking prices, sizes and locations. We compared its listings with transaction sources before setting ranges. |
| Mudah Johor Bahru apartment and condo listings | Mudah gives another view of live asking supply. | We used it as a supply-depth check. We avoided using it alone because marketplace listings can be noisy. |
| Property Genie Johor Bahru statistics | It publishes recent transaction statistics by district. | We used it to cross-check median prices and growth signals. We treated it as a useful secondary transaction source. |
| Knight Frank Malaysia research | Knight Frank is an established real estate consultancy. | We used it for qualitative Johor market themes. We connected the price story to RTS, JS-SEZ and cross-border demand. |
| KPMG Budget 2026 stamp duty note | KPMG is a major tax advisory firm. | We used it to confirm the 2026 foreign-buyer stamp duty change. We applied the 8% rate to foreign residential buyer examples. |
| Malaysian Bar SRO 2023 | It links to the fee order used by Malaysian lawyers. | We used it for conveyancing legal-fee estimates. We converted scale-fee logic into simple buyer-cost ranges. |
| HHQ Johor foreign acquisition commentary | It is a legal commentary focused on Johor foreign buyers. | We used it to understand Johor foreign acquisition costs. We cross-checked it against other legal updates before modeling costs. |
| Y K Wong Johor transfer legal update | It explains Johor transfer-cost changes from a legal view. | We used it to check 2025 and 2026 transfer-cost context. We used it only for legal-cost interpretation, not apartment pricing. |
| PTG Johor parcel rent page | PTG Johor is the state land authority. | We used it to explain strata parcel rent. We separated parcel rent from local council assessment tax. |
| Ranhill SAJ water tariff | Ranhill SAJ is Johor’s water operator. | We used it for Johor domestic water tariff blocks. We converted those tariffs into simple monthly apartment budgets. |
| TNB residential tariff page | TNB is the electricity utility for Peninsular Malaysia. | We used it for electricity tariff and service-tax context. We modeled typical apartment bills around air-conditioning use. |
| Indah Water domestic charges | Indah Water is Malaysia’s national sewerage company. | We used it to include sewerage in monthly costs. We kept it separate from water because it is billed differently. |
| MBJB assessment tax page | MBJB is the local authority for Johor Bahru. | We used it to explain assessment tax for owners. We estimated ranges because actual bills depend on the property’s assessed value. |
| PIAM insurance guidance | PIAM represents Malaysia’s general insurance industry. | We used it to frame home and fire insurance costs. We separated basic bank-required cover from broader owner protection. |
| Bank Negara Malaysia exchange-rate portal | BNM is Malaysia’s central bank. | We used it as the official exchange-rate reference point. We rounded currency conversions so readers can process the numbers quickly. |
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