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
Johor's condo market in 2026 is shaped by two hard rules: the RM 1,000,000 minimum purchase price for foreigners and transaction costs that can add 12% to 15% on top of the listing price.
The RTS Link connecting Johor Bahru to Singapore and the Johor-Singapore Special Economic Zone are driving prices upward, especially in prime nodes like CIQ, Danga Bay, and Medini.
We constantly update this blog post as new data becomes available and regulations change.
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
- Foreigners must budget around RM 1,122,000 all-in to purchase the cheapest eligible condo in Johor in 2026, once you add the 3% state levy, 8% stamp duty, and legal fees.
- The new Budget 2026 stamp duty rate of 8% for foreign buyers doubles the previous 4% rate, adding roughly RM 80,000 to a RM 1,000,000 Johor condo purchase.
- Condo prices near the upcoming RTS Link stations in Johor Bahru have already risen 18% to 20%, even before the system becomes operational in 2026-2027.
- Johor Bahru's average rental yield for condos sits at 5% to 7%, but prime locations near CIQ and the RTS corridor can deliver yields up to 8%.
- JLL reported Johor serviced-apartment transaction prices jumped about 21% in 2025, reaching around RM 711 per square foot (about RM 7,650 per square meter).
- New-build condos in Johor typically cost 10% to 25% more than comparable resale units, though some older projects in prime locations can narrow or even reverse this gap.
- Foreign consent approval from PTG Johor often adds 4 to 8 weeks to the purchase timeline, so sub-sale transactions typically take 3 to 6 months to complete.
- Johor's 3% foreign buyer levy (with a minimum of RM 30,000) is a state-specific cost that does not exist in all Malaysian states.
- Monthly condo ownership costs in Johor typically run RM 600 to RM 900, including maintenance fees, sinking fund, and utilities for a mid-sized unit.
How much does a condo actually cost in Johor?
What is the average price per square meter for a condo in Johor in 2026?
As of early 2026, the practical average price per square meter for a mainstream condo in Johor falls between RM 4,600 and RM 7,600 (roughly USD 1,000 to USD 1,650, or EUR 920 to EUR 1,520), depending on location and building quality.
This range covers everything from older buildings in suburban areas at the lower end to newer developments in established neighborhoods at the higher end, though premium waterfront or RTS-adjacent condos can push well above RM 10,000 per square meter.
How much does a one-bedroom, a two-bedroom and a three-bedroom condo cost in Johor in 2026?
As of early 2026, a typical one-bedroom condo (45 to 60 square meters) in Johor would mathematically cost around RM 210,000 to RM 456,000 (USD 46,000 to USD 99,000, or EUR 42,000 to EUR 91,000) based on market rates, but foreigners cannot buy at these prices due to the RM 1,000,000 minimum threshold.
A two-bedroom condo (70 to 90 square meters) falls in the RM 322,000 to RM 684,000 range (USD 70,000 to USD 149,000, or EUR 64,000 to EUR 137,000) by the numbers, though again, foreign buyers will typically pay RM 1,000,000 to RM 1,300,000 for entry-level eligible units.
Three-bedroom condos (100 to 130 square meters) in prime locations typically start at RM 1,200,000 and can reach RM 2,000,000 or more (USD 260,000 to USD 435,000, or EUR 240,000 to EUR 400,000), which is where most foreign buyers naturally end up shopping.
By the way, you will find much more detailed price ranges across surfaces and neighborhoods in our Johor property pack.
What is the cheapest condo a foreigner can buy in Johor in 2026?
As of early 2026, the cheapest condo a foreigner can legally buy in Johor is around RM 1,000,000 (approximately USD 217,000 or EUR 200,000), as this is the state-mandated minimum purchase price for non-Malaysians.
These entry-level foreign-eligible condos tend to be smaller units (often studios or one-bedrooms around 500 to 700 square feet) in areas like JB City Centre near CIQ, older developments in Permas Jaya, or certain approved projects like R&F Princess Cove and Country Garden Danga Bay where developers have secured special state exemptions for select units.
The main trade-offs at this price point include older building stock, smaller living spaces, potentially higher maintenance fees relative to unit size, and locations that may lack the amenities or connectivity of pricier neighborhoods near the RTS Link.
How much does a luxury condo cost in Johor in 2026?
As of early 2026, luxury condos in Johor typically start at around RM 1,800,000 (approximately USD 390,000 or EUR 360,000), with prime waterfront and branded residences ranging from RM 2,500,000 to RM 8,000,000 or more for penthouse units.
Luxury condos in Johor are defined by features like waterfront or sea views, branded developer names, private lift lobbies, premium finishes, full-floor units, and resort-style facilities including infinity pools, private marinas, and concierge services.
The neighborhoods known for luxury condo options in Johor include Puteri Harbour (marina-front developments), Danga Bay (waterfront high-rises with Singapore views), Medini (master-planned premium towers), and the Bukit Senyum area near CIQ (newer luxury launches like The Astaka).
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What is the usual price difference between new-build and resale condos in Johor in 2026?
As of early 2026, new-build condos in Johor typically cost 10% to 25% more than comparable resale units in the same micro-location, translating to roughly RM 100,000 to RM 300,000 extra on a RM 1,000,000 to RM 1,200,000 purchase.
One important factor that can significantly narrow or widen this gap in Johor is the specific building's proximity to the RTS Link: older condos within walking distance of the Bukit Chagar station have sometimes matched or exceeded new-build prices due to their proven location advantage.
Are condo prices rising or falling in Johor in 2026?
As of early 2026, condo prices in Johor are rising, with high-rise transaction values having jumped roughly 20% to 30% since pre-pandemic levels, and serviced-apartment prices specifically increasing about 21% in 2025 according to JLL data.
The main factor driving Johor condo prices upward is the anticipation of the RTS Link completion (expected 2026-2027) combined with the Johor-Singapore Special Economic Zone, which is attracting Singaporean buyers seeking housing at a fraction of Singapore prices.
This price trend is not consistent across all neighborhoods in Johor: prime nodes like CIQ, Danga Bay, and Medini are seeing the strongest gains (some up 40% to 50% since 2020), while outer areas like Pasir Gudang or older pockets of Skudai remain much more negotiable and have seen minimal appreciation.
You can also read our latest update about property price forecasts in Johor.
What has been the 5-year condo price trend in Johor in 2026?
As of early 2026, Johor condo prices have risen approximately 40% to 50% in prime areas over the past five years (since 2021), with the Johor Bahru city center property price index having quadrupled since 2010 and high-rise segments outperforming landed properties.
The peak period for condo price growth during this five-year span in Johor was 2024-2025, when serviced-apartment transaction values more than doubled year-on-year and properties near the RTS corridor saw 18% to 20% gains in anticipation of the link's completion.
Please note that you will find much more detailed price analyses and forecasts in our property pack covering the real estate market in Johor.
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 extra costs should I expect when buying a condo in Johor?
What are the total transaction costs when buying a condo in Johor in 2026?
As of early 2026, foreign buyers should budget approximately 12% to 15% of the purchase price for total transaction costs when buying a condo in Johor, meaning a RM 1,200,000 condo will actually cost around RM 1,340,000 to RM 1,380,000 all-in.
The specific fee categories that make up Johor's transaction costs include the 8% stamp duty for foreigners (new from January 2026), the 3% Johor state foreign levy (minimum RM 30,000), legal fees (typically 1% to 1.5%), land office registration fees, and search/administrative charges.
The largest single expense for foreign condo buyers in Johor is the stamp duty, which at the new 8% flat rate means roughly RM 80,000 to RM 100,000 on a RM 1,000,000 to RM 1,200,000 purchase.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Johor.
What hidden fees do condo buyers often overlook in Johor?
The most commonly overlooked fee that foreign condo buyers face in Johor is the state foreign levy of 3% (minimum RM 30,000), which many buyers from Singapore or elsewhere simply do not expect on top of stamp duty and is unique to Johor.
Other hidden fees that frequently surprise first-time condo buyers in Johor include the sinking fund contribution (typically 10% of maintenance fees), move-in deposits required by building management (often RM 1,000 to RM 3,000), and renovation deposits if you plan to make any modifications.
These hidden fees typically become due at different stages: the foreign levy is paid during the purchase process, while sinking fund and maintenance are ongoing monthly costs, and move-in deposits are required before you can access your unit after completion.
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Which neighborhoods are best for buying a condo in Johor?
What are the most popular neighborhoods for foreign condo buyers in Johor in 2026?
As of early 2026, the top three most popular neighborhoods for foreign condo buyers in Johor are JB City Centre/CIQ (including Bukit Chagar), Danga Bay, and Iskandar Puteri (specifically Medini and Puteri Harbour).
What makes these neighborhoods particularly attractive to foreign buyers in Johor is their direct connection to Singapore: CIQ offers walking distance to the causeway and RTS Link, Danga Bay provides waterfront living with Singapore skyline views, and Puteri Harbour/Medini delivers a master-planned lifestyle zone with marina access and international schools.
The typical price range for condos in these popular foreigner-friendly neighborhoods in Johor runs from RM 1,000,000 to RM 2,500,000 (USD 217,000 to USD 543,000, or EUR 200,000 to EUR 500,000), with CIQ-area condos at the lower end and Puteri Harbour waterfront units at the higher end.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Johor.
Which areas have the cheapest condos in Johor in 2026?
As of early 2026, the three areas with the cheapest condos in Johor are Tampoi, Skudai, and Pasir Gudang, where you can find units priced between RM 200,000 and RM 500,000 (USD 43,000 to USD 109,000, or EUR 40,000 to EUR 100,000).
However, foreigners should note that most condos in these cheaper areas fall below the RM 1,000,000 minimum threshold and are therefore not eligible for foreign purchase, making these prices largely irrelevant unless you are a Malaysian citizen or permanent resident.
Which neighborhoods have the best rental demand for condos in Johor in 2026?
As of early 2026, the three neighborhoods with the best rental demand for condos in Johor are the CIQ/Bukit Chagar corridor, Danga Bay, and Medini in Iskandar Puteri.
The typical rental yield range for condos in these high-demand neighborhoods in Johor runs from 5% to 8% gross, with CIQ-area units achieving the highest yields (6% to 8%) due to cross-border commuter demand.
The main factor driving rental demand in these neighborhoods is not just proximity to Singapore but specifically the daily commuter pool: over 350,000 Malaysians cross into Singapore for work each day, and these tenants seek modern housing near the causeway where they can live at 60% lower cost than in Singapore.
You can also read our detailed analysis about the rental yields for condos in Johor.
What neighborhoods should I avoid when buying a condo in Johor in 2026?
As of early 2026, foreign condo buyers in Johor should be cautious about areas with high vacancy rates and weak infrastructure connections, including parts of Pasir Gudang, remote sections of Kulai, and some oversupplied pockets in Iskandar Puteri away from established nodes.
The main reason these neighborhoods are considered less desirable for condo buyers in Johor is that they lack a clear tenant pool: without proximity to CIQ, the RTS Link, or employment centers, these areas struggle to attract renters and often have buildings with visible vacancy issues and underfunded maintenance.
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 is the condo buying process like in Johor?
What are the steps to buying a condo as a foreigner in Johor?
The condo buying process for foreigners in Johor involves approximately six to eight main steps, depending on whether you are buying from a developer or in the resale market.
The key steps in order are: (1) confirm the property meets the RM 1,000,000 foreign minimum, (2) pay a booking fee (typically 1% to 3%), (3) engage a lawyer to conduct title and strata checks, (4) sign the Sale and Purchase Agreement and pay deposits building toward 10%, (5) apply for PTG Johor foreign consent with all required documents, (6) pay stamp duties and complete registration, and (7) take handover of the unit.
The step that typically takes the longest or causes the most delays in Johor is the PTG foreign consent application, which can add 4 to 8 weeks to the process as the state land office reviews your eligibility and documentation.
Documents a foreigner must prepare before starting the condo purchase process in Johor include a valid passport (with certified copies), proof of funds or financing, employment or income documentation, and if applicable, a power of attorney if you cannot be present for all signings.
You can also read our blog article about what foreigners can buy and own in Johor.
How long does it take to complete a condo purchase in Johor?
The typical timeframe to complete a condo purchase from offer to ownership transfer in Johor is 3 to 6 months for sub-sale (resale) transactions and 2 to 4 months for developer purchases of completed units, with foreign consent adding potential delays.
Factors that can significantly speed up or delay the condo purchase process in Johor include the completeness of your foreign consent documentation (incomplete paperwork can add weeks), whether the property has an existing strata title (unstratified units face longer waits), and your ability to be physically present for signings or having a properly executed power of attorney in place.
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What are the ongoing costs of owning a condo in Johor?
What are the typical recurring monthly condo costs in Johor in 2026?
As of early 2026, the typical total monthly condo cost in Johor (including maintenance, sinking fund, and utilities) ranges from RM 600 to RM 900 (approximately USD 130 to USD 195, or EUR 120 to EUR 180) for a mid-sized unit of around 800 to 1,000 square feet.
The typical range for monthly maintenance fees in Johor condos runs from RM 200 to RM 500 (USD 43 to USD 109, or EUR 40 to EUR 100), calculated at roughly RM 0.25 to RM 0.60 per square foot depending on the building's facilities and age.
The typical monthly sinking fund contribution for condos in Johor is around 10% of the maintenance fee, so roughly RM 20 to RM 50 (USD 4 to USD 11, or EUR 4 to EUR 10) per month.
The typical monthly utility cost for a standard condo in Johor runs from RM 300 to RM 500 (USD 65 to USD 109, or EUR 60 to EUR 100), covering electricity (with air conditioning being the main driver), water, and internet.
What are the typical annual condo ownership costs in Johor in 2026?
As of early 2026, the typical annual condo ownership cost in Johor (including property tax and insurance but excluding monthly recurring costs) ranges from RM 1,500 to RM 4,000 (approximately USD 325 to USD 870, or EUR 300 to EUR 800) depending on property value and location.
The typical annual property tax (assessment tax plus quit rent) for condos in Johor runs from RM 500 to RM 2,000 (USD 109 to USD 435, or EUR 100 to EUR 400), with rates varying by local authority and property value.
The typical annual condo insurance cost in Johor ranges from RM 300 to RM 900 (USD 65 to USD 195, or EUR 60 to EUR 180), depending on coverage level and unit value.
Other significant annual costs condo owners in Johor should budget for include potential special assessments for building repairs (which can be substantial in older buildings), periodic renovation deposits if you make changes, and if renting out, property management fees of around 8% to 10% of rental income.
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.
What do expats and locals really say about buying condos in Johor?
Do most expats regret or recommend buying a condo in Johor in 2026?
As of early 2026, the general sentiment among expats about buying a condo in Johor leans toward recommendation, particularly for those who purchased in proven nodes like CIQ, Danga Bay, or Puteri Harbour and who came in with realistic expectations about strata living.
The most common reason expats give for recommending condo ownership in Johor is the arbitrage opportunity: they can own a modern, well-located condo for a fraction of Singapore prices, commute easily across the border for work, and benefit from rental yields (5% to 7%) that far exceed what similar capital would earn in Singapore or many Western markets.
The most common reason expats give for regretting their condo purchase in Johor is buying into a development that looked promising on paper but turned out to have weak building management, high vacancy rates, or a location that never attracted the expected tenant demand, leaving them stuck with maintenance fees on an empty unit.
What unexpected challenges do foreign condo owners face in Johor?
The most common unexpected challenge foreign condo owners face in Johor is discovering that the RM 1,000,000 minimum fundamentally reshapes their options, pushing them into a narrower band of eligible properties that may not match their budget expectations or lifestyle preferences.
Other unexpected challenges that frequently surprise foreign condo owners in Johor include the all-in transaction costs being 12% to 15% higher than the listing price (not the 4% to 5% many expect from other markets), strata management quality varying wildly between buildings, and resale liquidity being highly neighborhood-specific rather than guaranteed.
Finally, please note that we have made a list of potential risks, scams and pitfalls when buying a new property in Johor.
Don't buy the wrong property, in the wrong area of Johor
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| PTG Johor - Foreign Acquisition Rules | Official Johor state land office setting rules foreigners must follow. | We used it to confirm the RM 1,000,000 minimum price and property type restrictions. We anchored our "cheapest foreign-eligible condo" guidance on this source. |
| PTG Johor - Land Office Fees | Official fee schedule from Johor's land office. | We used it to ground land office registration and administrative fees. We converted these into budget line items for buyers. |
| PTG Johor - Foreign Consent Checklist | Official checklist showing what documents foreigners must submit. | We used it to list the paperwork and process steps. We also used it to explain typical friction points and timing. |
| NAPIC/JPPH - Property Market Reports | Malaysia's government property statistics source used across the market. | We used it to frame Johor's residential market cycle and supply-demand themes. We also used it to sanity-check neighborhood sentiment. |
| Knight Frank Research - Malaysia | Major global consultancy with consistent reporting methodology. | We used it as a second opinion on Johor high-rise dynamics and buyer profiles. We used it to keep neighborhood narratives realistic. |
| Nawawi Tie - Johor Market Update | Long-running Malaysian property consultancy with structured market notes. | We used it to explain what's unique about Johor's drivers into 2026. We also used it to support price movement explanations. |
| EdgeProp citing JLL - Johor Transactions | Mainstream outlet clearly attributing numbers to JLL, a top-tier research firm. | We used it as a hard numeric anchor for condo pricing. We converted psf to RM/sqm and used it in cost estimates. |
| iProperty - Johor Transaction Prices | Widely used Malaysian transaction-price reference for buyers and agents. | We used it to triangulate real transacted condo ranges by area. We used it to keep prices grounded beyond just asking prices. |
| LHDN - Stamp Duty Overview | Official Malaysian tax authority administering stamp duty. | We used it to explain what stamp duty is and why buyers pay it. We paired it with professional notes for foreign-buyer scenarios. |
| KPMG Malaysia - Budget 2026 Stamp Duty | Top-tier tax firm with notes meant to be checked by professionals. | We used it to quantify the January 2026 non-citizen stamp duty change. We applied it directly in all-in cost examples. |
| Business Times - Johor Foreign Levy | Major regional newspaper focused on Johor policy changes. | We used it to pin down Johor's 3% foreign levy with minimum. We applied it to example purchase prices throughout. |
| Malaysian Bar - Legal Fees Circular | Governing body reflecting the fee framework lawyers follow. | We used it to justify why conveyancing fees are standardized. We estimated realistic legal-fee ranges for foreigners. |
| Global Property Guide - Malaysia Yields | Independent property research platform covering rental yields globally. | We used it to benchmark Johor rental yields against national averages. We cross-checked yield figures across neighborhoods. |
| PropertyGuru - Johor Listings | Major Malaysian property portal with current listing data. | We used it to verify current asking prices and unit availability. We checked which projects have foreign-eligible units. |
| IQI Global - Johor Real Estate Guide | Regional property agency with detailed Johor market analysis. | We used it for neighborhood-level insights and demand drivers. We referenced their rental yield and RTS Link analysis. |
| Global Law Experts - Foreigner Guide 2026 | Legal resource explaining Malaysian property law for foreign buyers. | We used it to detail the buying process and documentation requirements. We verified timeline estimates for foreign purchases. |
| RinggitPlus - Budget 2026 Analysis | Malaysian personal finance platform covering budget policy changes. | We used it to confirm stamp duty changes effective January 2026. We verified exemption rules and their applicability to foreigners. |
| Alestria Property - Stamp Duty Guide | Property consultancy focused on foreign buyer regulations. | We used it to understand the 8% stamp duty implementation timeline. We clarified which transactions fall under new versus old rates. |
| RDS Law Partners - Stamp Duty Changes | Malaysian law firm explaining legal changes for property transactions. | We used it to detail the self-assessment system and residential property definition. We verified enforcement timelines for new rules. |
| Official MM2H - JB Condos for Foreigners | MM2H program resource identifying foreign-eligible properties. | We used it to identify specific projects where foreigners can buy under RM 1 million. We noted which developments have state exemptions. |
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.
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