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
Buying an apartment in Johor as a foreigner comes with some costs that locals simply do not pay, and understanding these upfront can save you from expensive surprises.
We constantly update this blog post with the latest data and official sources so you always have accurate numbers for your planning.
This guide covers everything from actual apartment prices to closing costs, ongoing fees, and neighborhood comparisons, all written specifically for foreign buyers looking at Johor in 2026.
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
- Foreign buyers in Johor face a 3% state approval fee (minimum RM30,000) on top of normal transaction costs, which means even a RM500,000 apartment triggers at least RM30,000 in extra fees.
- The median apartment price in Johor Bahru sits around RM505,000 (about $111,000 USD) in early 2026, but foreigners typically end up in the RM650,000 to RM1,200,000 bracket due to fee structures.
- Johor's new 8% flat stamp duty for foreigners (proposed from January 2026) can add RM96,000 to a RM1.2 million purchase, compared to RM48,000 under the previous 4% rate.
- Neighborhoods like Medini and Puteri Harbour in Iskandar Puteri show the fastest price growth in Johor, driven by cross-border connectivity projects with Singapore.
- Budget-friendly areas like Skudai and Tampoi offer apartments at RM2,500 to RM3,300 per square meter, roughly half the price of prime waterfront locations.
- Foreign buyers should plan for a 30% to 40% down payment in Johor, as Malaysian banks apply stricter lending criteria for non-residents.
- Monthly utility costs in Johor apartments typically run between RM175 and RM355 (about $40 to $80 USD), with electricity being the largest expense after the July 2025 tariff restructure.
- All-in closing costs for foreigners buying a RM1.2 million Johor apartment can reach 13% to 18% of the purchase price under the new stamp duty rules.
- Annual property tax (cukai taksiran) in Johor ranges from RM400 to RM3,000 depending on your apartment's assessed value and which city council administers it.
How much do apartments really cost in Johor in 2026?
What's the average and median apartment price in Johor in 2026?
As of January 2026, the median apartment price in Johor Bahru is approximately RM505,000 (around $111,000 USD or €106,000 EUR), while the average price sits higher at about RM560,000 ($123,000 USD or €118,000 EUR) because luxury units push the average upward.
When you look at price per square meter, Johor Bahru apartments typically cost around RM3,600 per square meter ($790 USD or €755 EUR per m²) at the median, with the average reaching RM4,000 per square meter ($880 USD or €840 EUR per m²), which translates to roughly RM335 to RM370 per square foot.
For most standard apartments in Johor Bahru, you can expect to pay somewhere between RM320,000 and RM850,000 ($70,000 to $187,000 USD or €67,000 to €178,000 EUR), though statewide prices run about 15% lower if you look beyond the Johor Bahru and Iskandar cluster where foreign demand concentrates.
How much is a studio apartment in Johor in 2026?
As of January 2026, a typical studio apartment in Johor's local market costs between RM150,000 and RM260,000 ($33,000 to $57,000 USD or €31,500 to €54,500 EUR), but foreign buyers realistically pay much more due to Johor's specific fee structures.
Entry-level studio apartments in suburban Johor Bahru start around RM150,000 ($33,000 USD or €31,500 EUR), while foreigner-friendly studio units in prime areas like Iskandar or waterfront locations typically range from RM600,000 to RM1,000,000 ($132,000 to $220,000 USD or €126,000 to €210,000 EUR) because these newer serviced residences are where foreign purchases concentrate.
Studio apartments in Johor typically measure between 40 and 50 square meters (430 to 540 square feet), though the branded serviced residences marketed to foreigners sometimes run slightly larger with more amenities included.
How much is a one-bedroom apartment in Johor in 2026?
As of January 2026, a one-bedroom apartment in Johor Bahru's typical resale market costs between RM230,000 and RM420,000 ($50,500 to $92,500 USD or €48,000 to €88,000 EUR), though foreign buyers usually end up paying RM650,000 to RM1,200,000 for newer, more accessible stock.
Entry-level one-bedroom apartments in established Johor Bahru neighborhoods start around RM230,000 ($50,500 USD or €48,000 EUR), while high-end one-bedroom units in prime Iskandar locations like Medini or Puteri Harbour can reach RM1,200,000 ($264,000 USD or €252,000 EUR) with premium facilities and finishes.
One-bedroom apartments in Johor typically range from 55 to 70 square meters (590 to 750 square feet), which is comfortable for singles or couples and represents the entry point for many foreign buyers who want a usable living space.
How much is a two-bedroom apartment in Johor in 2026?
As of January 2026, a two-bedroom apartment in Johor Bahru's resale market typically costs between RM320,000 and RM580,000 ($70,500 to $127,500 USD or €67,000 to €122,000 EUR), while prime Iskandar stock ranges from RM850,000 to RM1,500,000.
Budget-conscious buyers can find entry-level two-bedroom apartments in areas like Skudai or Tampoi starting around RM320,000 ($70,500 USD or €67,000 EUR), whereas luxury two-bedroom units in developments around Danga Bay or Puteri Harbour can exceed RM1,500,000 ($330,000 USD or €315,000 EUR) with waterfront views and premium amenities.
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 January 2026, a three-bedroom apartment in Johor Bahru's typical resale market costs between RM420,000 and RM850,000 ($92,500 to $187,000 USD or €88,000 to €178,500 EUR), while prime Iskandar developments range from RM1,100,000 to over RM2,000,000.
Entry-level three-bedroom apartments in more affordable Johor Bahru neighborhoods start around RM420,000 ($92,500 USD or €88,000 EUR), while luxury family-sized units in sought-after locations like Mount Austin or Puteri Harbour can exceed RM2,000,000 ($440,000 USD or €420,000 EUR) with spacious layouts and resort-style facilities.
Three-bedroom apartments in Johor typically measure between 100 and 130 square meters (1,075 to 1,400 square feet), making them suitable for families and representing the most common size foreign buyers with children tend to seek.
What's the price gap between new and resale apartments in Johor in 2026?
As of January 2026, new-build apartments in Johor typically cost about 10% to 20% more than comparable resale units in the same area, mainly because developers bundle newer facilities, marketing-driven positioning, and sometimes more flexible payment packages.
New-build apartments in Johor Bahru average around RM4,200 to RM4,800 per square meter ($925 to $1,055 USD or €880 to €1,010 EUR per m²), particularly in actively marketed developments in Iskandar Puteri and the JB city fringe.
Resale apartments, by contrast, average around RM3,600 to RM4,000 per square meter ($790 to $880 USD or €755 to €840 EUR per m²), offering better value for buyers willing to accept slightly older buildings and existing layouts rather than off-plan purchases.
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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 January 2026, a foreign buyer purchasing a RM1,200,000 ($264,000 USD or €252,000 EUR) apartment in Johor should budget approximately RM1,360,000 to RM1,410,000 ($299,000 to $310,000 USD or €285,500 to €296,000 EUR) as the total all-in cost if the new 8% stamp duty applies.
Beyond the purchase price, your all-in budget in Johor needs to cover Johor's foreign acquisition approval fees (3% with a minimum of RM30,000 plus RM2,000 application fee), transfer stamp duty (potentially 8% for foreigners from January 2026), legal fees for the sale agreement, land office registration fees, and if you take a mortgage, additional loan stamp duty and valuation costs.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Johor property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Johor.
What down payment is typical to buy in Johor in 2026?
As of January 2026, foreign buyers in Johor should plan for a down payment of 30% to 40% of the purchase price, meaning a RM1,200,000 apartment would require RM360,000 to RM480,000 ($79,000 to $105,500 USD or €75,500 to €100,800 EUR) upfront.
Most Malaysian banks require a minimum of 30% down payment from foreign buyers, though some may ask for more depending on your residency status, income documentation, and the specific property type you are purchasing.
To secure the most favorable mortgage terms in Johor, a 40% down payment is recommended because it demonstrates financial strength to lenders and can help you negotiate better interest rates and approval terms as a non-resident borrower.
You can also read our latest update about mortgage and interest rates in Malaysia.
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.
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 January 2026, apartment prices per square meter in Johor range from about RM2,500 ($550 USD or €525 EUR) in budget areas to over RM9,000 ($1,980 USD or €1,890 EUR) in prime waterfront and transit-linked locations.
The most affordable neighborhoods in Johor for apartment buyers include Skudai, Tampoi, Pasir Gudang, and Kulai, where prices typically run between RM2,500 and RM3,300 per square meter ($550 to $725 USD or €525 to €690 EUR per m²), offering good value for budget-conscious buyers willing to be further from the city center.
The most expensive neighborhoods in Johor include Danga Bay, Medini, Puteri Harbour, and premium pockets of Mount Austin and Bukit Indah, where prices range from RM4,800 to RM9,000 per square meter ($1,055 to $1,980 USD or €1,010 to €1,890 EUR per m²), reflecting waterfront positioning and proximity to Singapore-linked infrastructure.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Johor.
What neighborhoods are best for first-time buyers on a budget in Johor in 2026?
As of January 2026, the top three neighborhoods for first-time buyers on a budget in Johor are Skudai, Tampoi, and Kulai, which offer established residential areas with lower entry prices and decent connectivity to central Johor Bahru.
In these budget-friendly neighborhoods, apartment prices typically range from RM200,000 to RM400,000 ($44,000 to $88,000 USD or €42,000 to €84,000 EUR) for two-bedroom units, making them accessible entry points compared to the RM600,000-plus prices common in foreigner-heavy areas.
These neighborhoods offer good local amenities including shopping centers, schools, and public transport links, plus a more authentic Malaysian residential experience compared to the developer-marketed enclaves closer to the waterfront.
The main trade-off of buying in these budget-friendly areas is that foreign acquisition approval fees (with their RM30,000 minimum) represent a larger percentage of lower-priced properties, and resale liquidity to other foreigners may be more limited than in prime Iskandar locations.
Which neighborhoods have the fastest-rising apartment prices in Johor in 2026?
As of January 2026, the neighborhoods with the fastest-rising apartment prices in Johor are Medini, Puteri Harbour, and parts of Bukit Indah in the Iskandar Puteri growth belt, along with Danga Bay and newer developments in the Tebrau and Mount Austin corridors.
These fast-appreciating neighborhoods in Johor have seen estimated year-over-year price increases of 5% to 10%, outpacing the broader Johor market average thanks to concentrated development activity and infrastructure investment.
The main driver behind rapid price growth in these Johor neighborhoods is their positioning along cross-border connectivity routes to Singapore, including the Johor Bahru-Singapore Rapid Transit System link and related infrastructure improvements that have attracted both developer and buyer attention.
You can also read our latest update about property price forecasts in Johor.
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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 RM1,200,000 apartment purchase in Johor, a foreign buyer can expect total closing costs of approximately RM160,000 to RM210,000 ($35,000 to $46,000 USD or €33,500 to €44,000 EUR) depending on which stamp duty rate applies and whether financing is involved.
The main categories of closing costs buyers must pay in Johor include Johor PTG foreign acquisition fees (application and approval fees), transfer stamp duty, land office registration fees, legal fees for the sale and purchase agreement, and if you take a mortgage, additional loan stamp duty, loan legal fees, and valuation costs.
The largest closing cost expense for foreign buyers in Johor is typically the combination of stamp duty on transfer and the Johor foreign acquisition approval fee, which together can exceed RM130,000 on a RM1.2 million apartment if the 8% stamp duty rate applies.
Some closing costs in Johor are relatively fixed (like the PTG application fee and registration fees), while legal fees can vary somewhat depending on the complexity of your transaction and which law firm you engage, though they follow regulated scale-fee structures.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Johor?
Foreign buyers in Johor should budget approximately 12% to 18% of the purchase price for closing costs if the 8% stamp duty applies, or 8% to 13% if the previous 4% rate still applies to their transaction.
The realistic low-to-high percentage range covers most standard Johor apartment transactions: at the low end (around 8%), you would have a cash purchase under the 4% stamp duty with minimal legal complexity, while at the high end (around 18%), you would have a financed purchase under the 8% stamp duty with full loan-related costs included.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Johor.
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.
What are the ongoing monthly and yearly costs of an apartment in Johor in 2026?
What are typical HOA fees in Johor right now?
HOA fees (called maintenance fees or service charges in Malaysia) are common for Johor apartments and typically range from RM200 to RM500 per month ($44 to $110 USD or €42 to €105 EUR) for a standard two-bedroom condominium.
The range of HOA fees in Johor varies significantly based on building facilities and positioning: basic apartments in older buildings may charge as little as RM150 per month ($33 USD or €31 EUR), while luxury condominiums with extensive facilities like pools, gyms, and 24-hour security can charge RM600 or more per month ($132 USD or €126 EUR).
What utilities should I budget monthly in Johor right now?
The estimated total monthly utility cost for a typical apartment in Johor runs between RM175 and RM355 ($38 to $78 USD or €37 to €75 EUR), covering electricity, water, and sewerage charges.
The realistic range of monthly utility costs in Johor depends on your apartment size and air conditioning usage: a smaller unit with moderate AC use might pay around RM175 per month, while a larger family apartment with heavy AC use during hot months could reach RM400 or more ($88 USD or €84 EUR).
Specific utilities included in the typical monthly budget are electricity (supplied by TNB under the post-July 2025 tariff structure), water (supplied by Ranhill SAJ in Johor), and sewerage charges (billed by Indah Water Konsortium separately from water).
Electricity tends to be the most expensive utility for apartment owners in Johor, typically accounting for 70% to 80% of the total utility bill, especially given the tropical climate and reliance on air conditioning.
How much is property tax on apartments in Johor?
The estimated typical annual property tax (called cukai taksiran or assessment tax) for an apartment in Johor ranges from RM400 to RM1,500 ($88 to $330 USD or €84 to €315 EUR) for most mid-market apartments, with higher-end units paying RM1,500 to RM3,000 or more per year.
Property tax in Johor is calculated by the local city council (either MBJB for Johor Bahru or MBIP for Iskandar Puteri areas) based on the "annual value" of your property, which is essentially an assessed rental value multiplied by the local tax rate.
The realistic range of annual property tax in Johor varies considerably: a modest apartment might pay RM400 to RM600 per year ($88 to $132 USD or €84 to €126 EUR), while a high-value condominium in a prime location could pay RM2,000 to RM3,000 or more ($440 to $660 USD or €420 to €630 EUR) depending on its assessed value.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Johor.
What's the yearly building maintenance cost in Johor?
The estimated typical yearly building maintenance cost for apartment owners in Johor is RM2,400 to RM6,000 ($530 to $1,320 USD or €505 to €1,260 EUR), which is essentially your monthly HOA fee multiplied by twelve.
The realistic range of yearly maintenance costs in Johor varies by building: older apartments in basic buildings might total RM1,800 to RM3,600 per year ($395 to $790 USD or €380 to €755 EUR), while luxury condominiums with extensive facilities can exceed RM7,200 per year ($1,580 USD or €1,510 EUR).
Expenses typically included in building maintenance costs are common area cleaning, security services, lift maintenance, swimming pool upkeep, landscaping, building insurance, and contributions to the sinking fund for future major repairs.
In Johor, building maintenance costs are generally included within your monthly HOA or service charge payment, with a portion automatically allocated to the sinking fund as required by Malaysian strata management regulations.
How much does home insurance cost in Johor?
The estimated typical annual home insurance cost for an apartment in Johor ranges from RM300 to RM900 ($66 to $198 USD or €63 to €189 EUR) for basic fire and houseowner coverage on most mid-range properties.
The realistic range of annual home insurance costs in Johor depends on your sum insured and coverage level: basic fire coverage might cost RM300 to RM500 per year ($66 to $110 USD or €63 to €105 EUR), while comprehensive packages including contents, flood extensions, and higher coverage limits can reach RM900 to RM1,800 ($198 to $395 USD or €189 to €380 EUR) or more annually.
Home insurance is technically optional for apartment owners in Johor, but it is strongly recommended and often required by banks if you have a mortgage, since your building's master policy typically only covers common areas and the structure, not your individual unit's interior or contents.
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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 real estate data portal run by the government's Valuation and Property Services Department. | We used it as the anchor source for official market definitions. We cross-checked pricing against NAPIC-linked indicators. |
| NAPIC Data Visualisation | Official JPPH interface for property transaction analytics and price updates. | We validated Johor's transaction depth and price ranges. We treated it as a sanity-check against private portals. |
| MHPI Report (JPPH) | JPPH's official Malaysian House Price Index publication with state-level data. | We used Johor's index growth to adjust 2024/2025 data forward into early 2026. We kept average versus median relationships realistic. |
| PTG Johor Circular | Official Johor Land and Mines Office circular on foreign acquisition fees. | We priced Johor's specific foreign buyer approval fees (3% plus minimums). We built these into the all-in budget calculations. |
| PTG Johor Fees Page | Official PTG Johor page summarizing land administration fees. | We corroborated that Johor's land office fees are actively administered. We used it alongside the PTG circular PDF. |
| Bank Negara Malaysia FSR | The central bank's financial stability review covering lending conditions. | We grounded the financing discussion in official prudence framing. We translated this into down-payment assumptions for foreigners. |
| Suruhanjaya Tenaga (Energy Commission) | The regulator's official statement on Peninsular Malaysia's electricity tariff schedule. | We anchored electricity budgeting on post-July 2025 tariff rates. We converted typical usage into monthly RM estimates. |
| Tenaga Nasional Berhad (TNB) | The national utility's official tariff implementation notices. | We used it as independent confirmation of the new tariff framework. We reduced reliance on media interpretations. |
| Ranhill SAJ | The official water operator in Johor publishing actual tariff tables. | We computed realistic monthly water bills using the tariff bands. We added sewerage separately to avoid double-counting. |
| Indah Water Konsortium (IWK) | The national sewerage company publishing regulated domestic charges. | We used the posted monthly charges for apartment sewerage costs. We treated standard premises as the typical condo case. |
| MBJB (Johor Bahru City Council) | The local authority explaining assessment tax in Johor Bahru. | We anchored that assessment tax is a real recurring owner cost. We estimated typical annual ranges based on common valuation approaches. |
| MBIP (Iskandar Puteri City Council) | The city council covering major foreigner-heavy areas like Medini and Puteri Harbour. | We ensured we were not overfitting costs to Johor Bahru only. We reminded buyers the local council affects billing and portals. |
| KPMG Malaysia Budget 2026 Note | Professional services firm sourcing directly from official budget announcements. | We reflected the early-2026 reality of proposed 8% foreigner stamp duty. We built two scenarios so budgets stay usable. |
| The Star | A major national newspaper referencing the stamp duty policy change. | We used it only as secondary confirmation of the stamp duty change. We still treated professional notes as more direct sources. |
| Malaysian Bar Council | The official Bar communication on regulated legal fee schedules. | We used a scale-fee approach instead of arbitrary guesses for legal costs. We estimated ranges consistent with regulated scales plus disbursements. |
| LHDN (Inland Revenue Board) | The official tax authority listing RPGT rates by category and holding period. | We explained the sell-side tax foreigners might face later. We did not include RPGT in buyer closing costs since it triggers on disposal. |
| Brickz | A transaction-based property portal showing actual completed sale prices in Malaysia. | We used it to anchor median prices and price per square foot for Johor Bahru condominiums. We rolled transaction data forward using official growth context. |
| Knight Frank | A major international real estate consultancy with regular Malaysia market reports. | We used their research to understand developer positioning and foreign buyer segments. We cross-checked new versus resale price gaps. |
| Etiqa Insurance | A major Malaysian insurer publishing product disclosure sheets for home insurance. | We used it to confirm how premiums are calculated based on sum insured. We converted typical values into realistic premium estimates. |
| AmAssurance | A Malaysian insurer with detailed houseowner insurance product information. | We verified the product category and pricing approach for homeowner coverage. We used it alongside Etiqa for insurance estimates. |
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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