Get all the data you need about the real estate market in Johor
This article focuses on apartment purchase prices in Johor in 2026, covering the Greater Johor Bahru market where most of the apartment activity takes place.
We constantly update this blog post so the data you see here is always as fresh and relevant as possible.
Whether you are just starting to explore or already comparing specific neighborhoods, this guide breaks down the Johor apartment market in a clear and easy-to-follow way.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Johor.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive neighborhood for apartments in Johor | Bukit Chagar / JB CBD |
| Most affordable neighborhood for apartments in Johor | Tampoi / Kempas |
| Average price per square meter across all Johor neighborhoods | RM 6,200 |
| Median apartment price across Greater Johor Bahru | RM 490,000 |
| Lowest realistic starting budget to buy an apartment in Johor | RM 190,000 |
| Most expensive apartment type in Johor by bedroom count | Two-bedroom apartment |
| Most affordable apartment type in Johor by bedroom count | Studio apartment |
| Average price for a studio apartment in Johor | RM 260,000 |
| Average price for a one-bedroom apartment in Johor | RM 375,000 |
| Average price for a two-bedroom apartment in Johor | RM 560,000 |
| Price gap between the most and least expensive Johor neighborhoods | RM 3,800 per sq m (about 84% difference) |
| Price spread across Johor apartment neighborhoods | RM 4,500 to RM 8,300 per sq m |
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Johor apartment neighborhoods in 2026 ranked by purchase price
This table ranks the top neighborhoods in the Greater Johor Bahru apartment market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio apartment, a one-bedroom apartment, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Johor.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Bukit Chagar / JB CBD | RM 8,300 | RM 680,000 | RM 420,000 | RM 350,000 | RM 500,000 | RM 750,000 | Cross-border professionals who work or commute between Johor Bahru and Singapore | Closest apartment zone to the RTS Link station, customs, and offices, which makes it the strongest neighborhood for future cross-border commuter demand | Construction disruption and tight traffic are ongoing, and new-launch prices already factor in a lot of future optimism | Luxury |
| 2 | Puteri Harbour | RM 7,700 | RM 640,000 | RM 380,000 | RM 323,000 | RM 462,000 | RM 693,000 | Lifestyle-oriented buyers looking for a marina environment with a more international feel | The marina setting, modern stock, and international atmosphere make it one of the most distinctive owner-occupier neighborhoods in Johor | Car dependency is high and the resale market is thinner than in central Johor Bahru | Luxury |
| 3 | Danga Bay | RM 7,200 | RM 590,000 | RM 330,000 | RM 302,000 | RM 432,000 | RM 648,000 | Waterfront investor-buyers attracted by the Johor Bahru regeneration story | Waterfront skyline views and good city access, with clear visibility from Johor Bahru's broader urban regeneration | Some projects face supply competition and maintenance quality varies noticeably from one building to the next | Premium |
| 4 | Medini | RM 6,900 | RM 510,000 | RM 300,000 | RM 290,000 | RM 414,000 | RM 621,000 | Value-seeking investors looking for modern stock at a lower entry price than the top waterfront zones | Modern buildings, a broad choice of unit sizes, and more accessible pricing than Puteri Harbour or Danga Bay | Occupancy in some buildings still feels patchy and certain projects still trade below their original launch price | Premium |
| 5 | Stulang / Tanjung Puteri | RM 6,500 | RM 560,000 | RM 320,000 | RM 273,000 | RM 390,000 | RM 585,000 | City-fringe owner-occupiers who want a seafront-adjacent location without paying full waterfront prices | An established seafront fringe with a solid track record of condo transactions and quick access to the Johor Bahru city centre | Older towers dominate certain pockets, so building age and sinking-fund health are worth checking carefully | Premium |
| 6 | Mount Austin | RM 6,200 | RM 500,000 | RM 280,000 | RM 260,000 | RM 372,000 | RM 558,000 | Young local professionals looking for a lively neighborhood with strong daily amenities | Strong lifestyle demand, a well-known food and cafe scene, and an active local resale market that gives buyers more liquidity options | Busy roads and noisy nightlife pockets in some areas, and the neighborhood gets less direct benefit from the cross-border rail story | Mid-Market |
| 7 | Taman Molek | RM 5,900 | RM 470,000 | RM 270,000 | RM 248,000 | RM 354,000 | RM 531,000 | Families upgrading from rental who want a mature east-side neighborhood with good schools nearby | A well-established neighborhood with good schools, solid retail, and steady owner-occupier demand that keeps prices relatively stable | Apartment supply is more limited than in newer districts, which can make finding available units more time-consuming | Mid-Market |
| 8 | Permas Jaya | RM 5,700 | RM 450,000 | RM 250,000 | RM 239,000 | RM 342,000 | RM 513,000 | Practical family buyers who prioritize connectivity and everyday amenities over neighborhood prestige | Good road connectivity, practical daily amenities, and a relatively steady base of local end-user demand | Less prestige than the waterfront zones, and many projects lack a strong differentiating factor that would support faster price growth | Mid-Market |
| 9 | Tebrau | RM 5,500 | RM 430,000 | RM 240,000 | RM 231,000 | RM 330,000 | RM 495,000 | First-time urban buyers looking for a broad choice of apartments with familiar suburban conveniences | Major shopping malls, wide choice of apartment units, and a familiar suburban environment that is easy to compare and navigate | Traffic is consistently heavy and apartment product can feel generic in areas where supply is high | Affordable |
| 10 | Larkin | RM 5,300 | RM 420,000 | RM 230,000 | RM 223,000 | RM 318,000 | RM 477,000 | Budget-conscious commuters who need central access without paying a premium address price | Strong transport links and a central position make Larkin relevant for practical city buyers who value access over image | A mixed urban environment, older building stock, and a patchy streetscape reduce its appeal for buyers who care about neighborhood feel | Affordable |
| 11 | Skudai | RM 4,900 | RM 390,000 | RM 210,000 | RM 206,000 | RM 294,000 | RM 441,000 | Value-seeking households who want easier entry pricing in a large, university-anchored catchment | A large residential catchment, universities nearby, and more accessible pricing than the core Johor Bahru zones | Farther from the Singapore commuter story, so price growth here tends to be steadier rather than driven by cross-border demand | Affordable |
| 12 | Tampoi / Kempas | RM 4,500 | RM 360,000 | RM 190,000 | RM 189,000 | RM 270,000 | RM 405,000 | Entry-level homebuyers looking for the most affordable realistic apartment entry point in Greater Johor Bahru | The lowest realistic apartment entry price among the main Johor Bahru urban zones, with decent city access for everyday needs | Lowest neighborhood prestige, more uneven project quality across buildings, and weaker pricing power when it comes to resale | Budget |
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Key insights about apartment purchase prices in Johor
Insights
- The Johor apartment market is really a Johor Bahru story: the overwhelming majority of apartment transactions in Johor state happen within Greater Johor Bahru, so buyers outside this area have far fewer options and less price transparency.
- Bukit Chagar is already the most expensive apartment neighborhood in Johor in 2026, at around RM 8,300 per sq m, driven almost entirely by its proximity to the upcoming RTS Link station connecting Johor Bahru to Singapore.
- The price gap between the most and least expensive Johor neighborhoods is around 84%, which means location choice has a bigger impact on your budget than almost any other factor in this market.
- A first-time buyer can realistically enter the Johor apartment market from as little as RM 190,000 in Tampoi / Kempas, but premium areas like Bukit Chagar or Puteri Harbour require a starting budget above RM 380,000.
- Mount Austin offers one of the best trade-offs in the Johor apartment market: mid-market pricing around RM 6,200 per sq m combined with genuine local demand, a lively food scene, and a reasonably active resale market.
- Puteri Harbour remains expensive not because of commute convenience but because of lifestyle quality: its marina setting and newer stock attract owner-occupiers who are willing to pay a premium for a distinctive environment.
- Medini is cheaper than the top waterfront zones but still carries supply pressure risk: some projects in Medini still trade below their original launch price, which is a warning sign for buyers expecting short-term gains.
- Larkin is centrally located with strong transport links, yet it remains in the affordable segment around RM 5,300 per sq m, showing that neighborhood image and street-level quality can matter just as much as location on a map.
- In the Johor apartment market in 2026, building quality and maintenance can be more important than neighborhood name, especially in areas like Danga Bay or Stulang where stock quality varies a lot from one project to the next.
- High-rise overhang in Johor means buyers in most neighborhoods outside the top premium zones still have real negotiating power, particularly in areas where unsold inventory remains elevated.
- Bank Negara Malaysia's OPR at 2.75% keeps monthly loan costs manageable for most buyers in 2026, but affordable financing does not compensate for a poorly chosen project with weak occupancy or maintenance issues.
- The JS-SEZ (Johor-Singapore Special Economic Zone) is repricing expectations in premium and waterfront Johor neighborhoods faster than it is improving everyday livability, so buyers should distinguish between the narrative and the current reality on the ground.
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About our methodology
This article covers apartment purchase prices across the main neighborhoods of Greater Johor Bahru as of April 2026. Because apartment-only transaction data at the neighborhood level in Johor is not always complete, the figures in this article represent a best-effort market synthesis, not a single-database export.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Johor.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources covering the Johor and Greater Johor Bahru apartment market, not random listings or unsupported figures. More on that point below.
For each Johor Bahru neighborhood, we aggregated the freshest apartment purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood in the Johor apartment market.
We also calculated the starting budget, which represents the lowest realistic entry point to buy an apartment in that Johor Bahru neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard apartment purchase.
For each apartment category, we estimated an average purchase price based on local Johor market conventions. The typical size and layout of a studio, a one-bedroom, and a two-bedroom apartment can vary across neighborhoods, so we adapted our estimates accordingly. We used consistent size benchmarks: a studio at around 42 sq m, a one-bedroom at around 60 sq m, and a two-bedroom at around 90 sq m, adjusted to match observed transaction and listing bands in each neighborhood.
These estimates were not applied as one flat number across Greater Johor Bahru. They were adjusted by neighborhood and apartment type to better reflect local ownership conditions and price levels.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Johor.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Johor, we rely on verifiable sources and a transparent methodology.
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 is authoritative | How we used it |
|---|---|---|
| NAPIC Main Portal | It is Malaysia's official national property information portal, run by the government. | We used it as the main official anchor for understanding Johor's apartment market structure. We also used it to confirm that the latest 2025 market materials were published and accessible. |
| NAPIC Open Sales Data | It is an official government transaction-data access point with real Johor property sales records. | We used it as the official transaction backbone for validating apartment pricing across Johor Bahru neighborhoods. We also used it to cross-check that our neighborhood ranking stayed consistent with recent transaction patterns. |
| NAPIC Property Market Report 2025 | It is NAPIC's formal annual property market report covering the whole of Malaysia including Johor. | We used it to anchor the broader 2025 Johor apartment market context. We also used it to avoid treating short-term listing spikes as representative of the overall market. |
| NAPIC Property Market Status Report H1 2025 | It is an official government report covering property launches, overhang, and unsold stock across Malaysia. | We used it to understand supply pressure and overhang risk in the Johor apartment market. We also used it to identify which neighborhoods give buyers stronger negotiating power due to high unsold inventory. |
| Singapore LTA RTS Link Page | It is the official Singapore Land Transport Authority page for the Johor Bahru to Singapore Rapid Transit System Link. | We used it to validate which Johor Bahru neighborhoods have the clearest upside from the cross-border rail connection. We also used it to cross-check the project's route, purpose, and expected completion timeline. |
| MRT Corp RTS Link Page | It is the official Malaysian project page for the RTS Link, published by the government's rail infrastructure body. | We used it alongside the Singapore LTA page to confirm details about the RTS Link's impact on Johor Bahru apartment demand. We also used it to avoid overstating transit benefits in neighborhoods farther from the Bukit Chagar station. |
| Malaysia MOF JS-SEZ Announcement | It is an official Malaysian Ministry of Finance release on the Johor-Singapore Special Economic Zone incentives. | We used it to frame the macro demand story behind rising interest in Johor apartment neighborhoods. We also used it to explain why premium city and waterfront areas are being repriced ahead of actual development. |
| Bank Negara Malaysia OPR Data | It is the Malaysian central bank's official source for the Overnight Policy Rate, which directly affects home loan costs. | We used it to anchor the April 2026 financing conditions relevant to Johor apartment buyers. We also used it to frame how monthly loan costs and overall affordability stand today across different price segments. |
| iProperty / brickz Johor Bahru Transactions | It is a large established Malaysian property platform that uses historical transacted-price data from brickz. | We used it as our main neighborhood-level tracker for secondary market condo transactions in Johor Bahru. We also used it to triangulate median prices, price-per-square-meter ranges, and which projects are most active in each area. |
| brickz Johor Bahru Condominium Transactions | It is one of Malaysia's most widely referenced transaction-tracking platforms for residential property. | We used it to cross-check the iProperty transaction summaries and confirm the neighborhood ranking. We also used it to identify where older stock pulls the median price down and where newer buildings trade at a consistent premium. |
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