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 house market in 2026 offers foreign buyers a unique mix of affordable landed homes and premium enclaves, all within easy reach of Singapore.
This guide breaks down actual transaction prices, neighborhood costs, and the extra fees you need to know before buying a house in Johor.
We constantly update this blog post to reflect the latest data and market shifts in Johor's property market.
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.
How much do houses cost in Johor as of 2026?
What's the median and average house price in Johor as of 2026?
As of early 2026, the average house price in Johor is around RM 480,000 (about USD 109,000 or EUR 100,000), while the median house price sits at approximately RM 450,000 (USD 102,000 or EUR 94,000).
The typical price range that covers roughly 80% of house sales in Johor runs from RM 350,000 to RM 900,000 (USD 80,000 to USD 205,000, or EUR 73,000 to EUR 188,000), with premium enclaves pushing well above that range.
The gap between Johor's average and median house prices exists because high-end transactions in areas like Ledang Heights and East Ledang pull the average upward, revealing a market with both affordable mainstream stock and a luxury tier catering to expats and cross-border buyers.
At the median price of RM 450,000 in Johor, a buyer can realistically expect an older 2-storey terrace house with 3 bedrooms in established townships like Taman Universiti in Skudai or Taman Rinting in Masai, typically around 1,200 to 1,400 square feet of built-up space.
What's the cheapest livable house budget in Johor as of 2026?
As of early 2026, the minimum budget for a livable house in Johor's market is around RM 300,000 to RM 380,000 (USD 68,000 to USD 86,000, or EUR 63,000 to EUR 79,000), though foreign buyers face a mandatory minimum purchase price of RM 1,000,000 (USD 227,000 or EUR 208,000) under Johor state rules.
At this entry-level price point in Johor, "livable" typically means an older terrace house that may need minor updates, with basic amenities like a functional kitchen and bathroom, but possibly dated wiring or cosmetic wear that many buyers plan to renovate.
These cheapest livable houses in Johor are usually found in the Greater Johor Bahru fringe areas, including Taman Universiti in Skudai, Taman Rinting in Masai, and parts of Permas Jaya, where transaction volumes remain active and prices stay below the premium Iskandar Puteri corridors.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Johor here.
How much do 2 and 3-bedroom houses cost in Johor as of 2026?
As of early 2026, 2-bedroom houses in Johor typically cost around RM 350,000 to RM 450,000 (USD 80,000 to USD 102,000, or EUR 73,000 to EUR 94,000), while 3-bedroom houses generally range from RM 400,000 to RM 600,000 (USD 91,000 to USD 136,000, or EUR 83,000 to EUR 125,000).
The realistic price range for a 2-bedroom house in Johor spans from RM 300,000 to RM 500,000 (USD 68,000 to USD 114,000, or EUR 63,000 to EUR 104,000), depending on location and age of the property.
For a 3-bedroom house in Johor, buyers should expect a range of RM 380,000 to RM 700,000 (USD 86,000 to USD 159,000, or EUR 79,000 to EUR 146,000), with stronger demand zones like Taman Bukit Indah and Taman Sri Tebrau commanding the higher end.
Moving from a 2-bedroom to a 3-bedroom house in Johor typically adds a premium of around RM 100,000 to RM 150,000 (USD 23,000 to USD 34,000, or EUR 21,000 to EUR 31,000), roughly a 25% to 35% jump reflecting the extra space and family-friendly appeal.
How much do 4-bedroom houses cost in Johor as of 2026?
As of early 2026, a 4-bedroom house in Johor typically costs between RM 650,000 and RM 1,200,000 (USD 148,000 to USD 273,000, or EUR 135,000 to EUR 250,000), with central Johor Bahru areas like Taman Pelangi showing medians around RM 820,000 (USD 186,000 or EUR 171,000).
For a 5-bedroom house in Johor, the realistic price range runs from RM 1,000,000 to RM 2,500,000 (USD 227,000 to USD 568,000, or EUR 208,000 to EUR 521,000), as these larger homes often fall into the semi-detached or bungalow category in premium townships.
A 6-bedroom house in Johor typically starts at RM 1,500,000 and can reach RM 6,000,000 or more (USD 341,000 to USD 1,364,000, or EUR 313,000 to EUR 1,250,000), particularly in enclaves like East Ledang and Ledang Heights where large detached homes dominate.
Please note that we give much more detailed data in our pack about the property market in Johor.
How much do new-build houses cost in Johor as of 2026?
As of early 2026, a new-build house in Johor typically costs between RM 550,000 and RM 1,500,000 (USD 125,000 to USD 341,000, or EUR 115,000 to EUR 313,000), depending on the township and developer, with many new gated-and-guarded developments in Iskandar Puteri starting above RM 800,000.
New-build houses in Johor carry a typical premium of 10% to 25% compared to older resale houses in the same area, reflecting newer specifications, modern layouts, gated security features, and developer branding that appeals to both local families and foreign buyers meeting the RM 1,000,000 minimum.
How much do houses with land cost in Johor as of 2026?
As of early 2026, a house with significant land in Johor typically costs between RM 800,000 and RM 6,000,000 (USD 182,000 to USD 1,364,000, or EUR 167,000 to EUR 1,250,000), with bungalows and large semi-detached homes in prime Iskandar Puteri areas like Ledang Heights commanding the top prices.
In Johor, a "house with land" usually means a corner-lot terrace, semi-detached home, or detached bungalow with a plot size of at least 3,000 square feet, compared to the standard intermediate terrace lot of around 1,400 to 1,800 square feet.
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Where are houses cheapest and most expensive in Johor as of 2026?
Which neighborhoods have the lowest house prices in Johor as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Johor include Taman Universiti in Skudai, Taman Rinting in Masai, and parts of Permas Jaya, all located in the Greater Johor Bahru fringe with good connectivity but farther from the premium international school and cross-border corridors.
In these cheapest Johor neighborhoods, typical house prices range from RM 400,000 to RM 550,000 (USD 91,000 to USD 125,000, or EUR 83,000 to EUR 115,000), with some older terraces transacting below RM 400,000.
The main reason these Johor neighborhoods have lower house prices is that they sit outside the Iskandar Puteri premium belt and the JB Sentral cross-border zone, meaning they lack the Singapore-commuter and expat-school demand drivers that inflate prices in areas like Bukit Indah or East Ledang.
Which neighborhoods have the highest house prices in Johor as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Johor are Ledang Heights and East Ledang in Iskandar Puteri, plus Stulang Laut and Darat in central Johor Bahru near the CIQ immigration checkpoint.
In these most expensive Johor neighborhoods, typical house prices range from RM 1,500,000 to RM 6,000,000 or more (USD 341,000 to USD 1,364,000, or EUR 313,000 to EUR 1,250,000), with ultra-premium bungalows in Ledang Heights exceeding RM 5,000,000.
These Johor neighborhoods command the highest prices because they combine land scarcity, proximity to flagship international schools like Marlborough College Malaysia, gated security, and direct access to Singapore via the RTS Link corridor at Bukit Chagar.
The typical buyer in these premium Johor neighborhoods is either a Singapore-based professional seeking a landed home across the border, an expat family prioritizing international school access, or a Malaysian business owner wanting a prestigious address in Iskandar Puteri's most established enclaves.
How much do houses cost near the city center in Johor as of 2026?
As of early 2026, a house near the city center of Johor Bahru, including areas like Taman Pelangi, Stulang Laut, and the JB Sentral vicinity, typically costs between RM 800,000 and RM 2,000,000 (USD 182,000 to USD 455,000, or EUR 167,000 to EUR 417,000).
Houses near major transit hubs in Johor, particularly around the future RTS Link station at Bukit Chagar and JB Sentral, typically cost RM 1,000,000 to RM 2,500,000 (USD 227,000 to USD 568,000, or EUR 208,000 to EUR 521,000), as cross-border connectivity drives strong demand.
Houses near top-rated international schools in Johor, such as Marlborough College Malaysia, Raffles American School, and Austin Heights Private and International School, typically cost RM 1,200,000 to RM 3,000,000 (USD 273,000 to USD 682,000, or EUR 250,000 to EUR 625,000), reflecting the premium families pay for school proximity.
Houses in expat-popular areas of Johor, including East Ledang, Ledang Heights, Taman Bukit Indah, and Leisure Farm in Gelang Patah, typically cost RM 1,000,000 to RM 4,000,000 (USD 227,000 to USD 909,000, or EUR 208,000 to EUR 833,000), depending on house size and enclave prestige.
We actually have an updated expat guide for Johor here.
How much do houses cost in the suburbs in Johor as of 2026?
As of early 2026, a house in the suburbs of Johor, including areas like Skudai, Masai, and parts of Tebrau, typically costs between RM 400,000 and RM 800,000 (USD 91,000 to USD 182,000, or EUR 83,000 to EUR 167,000).
The typical price difference between suburban houses and city-center houses in Johor is around RM 300,000 to RM 500,000 (USD 68,000 to USD 114,000, or EUR 63,000 to EUR 104,000), representing a discount of roughly 30% to 40% compared to central Johor Bahru and premium Iskandar Puteri areas.
The most popular suburbs for house buyers in Johor include Taman Universiti in Skudai for affordability, Taman Mount Austin in Tebrau for family amenities, and Taman Bukit Indah for a balance of expat-friendly facilities and suburban space.
What areas in Johor are improving and still affordable as of 2026?
As of early 2026, the top areas in Johor that are improving and still affordable for house buyers include Skudai (particularly Taman Universiti), Masai (including Taman Rinting), and the broader Pasir Gudang corridor, all benefiting from infrastructure upgrades while staying priced below the premium Iskandar Puteri enclaves.
The current typical house price in these improving yet affordable Johor areas ranges from RM 400,000 to RM 600,000 (USD 91,000 to USD 136,000, or EUR 83,000 to EUR 125,000), offering meaningful savings compared to East Ledang or Bukit Indah.
The main sign of improvement driving buyer interest in these Johor areas is the expansion of industrial and logistics facilities nearby, which brings jobs and commercial amenities without the "Singapore premium" price inflation seen in the cross-border-focused corridors.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Johor right now?
What are typical buyer closing costs for houses in Johor right now?
Foreign buyers purchasing a house in Johor should budget total closing costs of around 10% to 12% of the purchase price, which on a RM 1,000,000 house means approximately RM 100,000 to RM 120,000 (USD 23,000 to USD 27,000, or EUR 21,000 to EUR 25,000).
The main closing cost categories in Johor include stamp duty (now a flat 8% for non-citizens from January 2026), legal fees for the sale and purchase agreement (typically 0.8% to 1.2% of price), state consent fees for foreign acquisition, and miscellaneous disbursements like title searches and registration.
The single largest closing cost for foreign house buyers in Johor is stamp duty, which at the new flat 8% rate means RM 80,000 on a RM 1,000,000 purchase, making it essential to factor this into your total budget from the start.
We cover all these costs and what are the strategies to minimize them in our property pack about Johor.
How much are property taxes on houses in Johor right now?
The typical annual property tax, known as assessment tax or cukai harta, for a house in the Johor Bahru area ranges from RM 1,000 to RM 4,000 per year (USD 227 to USD 909, or EUR 208 to EUR 833), depending on the property's assessed annual value and specific location within municipal boundaries.
Property tax in Johor is calculated by the local council, such as MBJB (Majlis Bandaraya Johor Bahru), based on the property's assessed annual value multiplied by a rate set by the council, not on the market price you paid, which often surprises foreign buyers expecting a percentage-of-value system.
If you want to go into more details, we also have a page with all the property taxes and fees in Johor.
How much is home insurance for a house in Johor right now?
The typical annual home insurance cost for a house in Johor ranges from RM 800 to RM 2,500 (USD 182 to USD 568, or EUR 167 to EUR 521), covering fire and structural damage, with the exact premium depending on the rebuild value and coverage add-ons you choose.
The main factors affecting home insurance premiums for houses in Johor include the property's rebuild cost, the age and construction type of the house, whether you add contents coverage, and the specific location's flood or subsidence risk, with premium enclaves often costing more to insure due to higher rebuild values.
What are typical utility costs for a house in Johor right now?
The typical total monthly utility cost for a house in Johor ranges from RM 250 to RM 600 (USD 57 to USD 136, or EUR 52 to EUR 125), with higher costs for households using heavy air conditioning throughout the day.
The main utility categories for a house in Johor include electricity at RM 150 to RM 400 per month depending on air-con usage, water at RM 20 to RM 50, sewerage through IWK at around RM 8 per month for standard residential, and internet at RM 100 to RM 200 for fiber broadband.
What are common hidden costs when buying a house in Johor right now?
Common hidden costs that house buyers in Johor often overlook total between RM 10,000 and RM 50,000 (USD 2,300 to USD 11,400, or EUR 2,100 to EUR 10,400), depending on the property's age and condition, covering renovation, maintenance contributions, and administrative fees.
Typical inspection fees for purchasing a house in Johor range from RM 800 to RM 2,000 (USD 182 to USD 455, or EUR 167 to EUR 417), covering a basic building condition check, though specialist inspections for termites or structural issues can cost more.
Other common hidden costs beyond inspections when buying a house in Johor include renovation work for older terraces (especially rewiring, waterproofing, and roof repairs), gated-and-guarded community maintenance contributions, utility deposits, and small legal disbursements for title searches and consent processing.
The hidden cost that tends to surprise first-time house buyers most in Johor is the renovation budget for older properties, where outdated wiring, plumbing leaks, or termite damage can easily add RM 20,000 to RM 50,000 (USD 4,500 to USD 11,400, or EUR 4,200 to EUR 10,400) that buyers did not anticipate.
You will find here the list of classic mistakes people make when buying a property in Johor.
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What do locals and expats say about the market in Johor as of 2026?
Do people think houses are overpriced in Johor as of 2026?
As of early 2026, sentiment among locals and expats in Johor is split: most agree that mainstream suburban townships like Skudai and Masai offer fair value, while premium enclaves like East Ledang and Ledang Heights are seen as expensive but justified by their international school access and cross-border appeal.
Houses in well-priced Johor neighborhoods typically sell within 2 to 4 months, though high-ticket properties in premium enclaves can sit on the market for 6 months or longer unless priced realistically against actual transaction evidence.
The main reason locals and expats give for feeling premium Johor house prices are justified is the unique combination of landed living, proximity to Singapore via the RTS Link, and access to international schools like Marlborough College Malaysia, which together create a lifestyle package unavailable at similar prices in Singapore itself.
Compared to one or two years ago, sentiment on Johor house prices in 2026 has shifted toward cautious optimism, as the RTS Link construction progress and steady transaction volumes have reinforced confidence that prices in key corridors are supported by real demand rather than speculation alone.
You'll find our latest property market analysis about Johor here.
Are prices still rising or cooling in Johor as of 2026?
As of early 2026, house prices in Johor are still gently rising rather than cooling, with the Johor Bahru and Iskandar Puteri corridors showing continued demand driven by cross-border connectivity and expat family interest.
The estimated year-over-year house price change in Johor is around 3% to 5%, based on NAPIC's official Malaysia House Price Index growth trend for the state and supported by stable transaction medians across major townships.
Experts and locals in Johor generally expect house prices to remain stable or rise modestly over the next 6 to 12 months, with the strongest gains likely in areas directly benefiting from the RTS Link progress and new commercial developments in Iskandar Puteri.
Finally, please note that we have covered property price trends and forecasts for Johor here.
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 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 Malaysia House Price Index | Malaysia's official government housing statistics unit | We used NAPIC data to anchor Johor's average house price and recent growth trends. We then projected a February 2026 estimate using the latest official growth rates. |
| Brickz Transaction Database | Long-running Malaysian database reporting actual transacted prices | We used Brickz to verify neighborhood-level medians and price ranges. We relied on transaction data rather than asking prices for accuracy. |
| PTG Johor (Land and Mines Office) | Johor's state authority setting foreign buyer rules | We used PTG Johor to confirm the RM 1,000,000 minimum and eligible house types for foreigners. We ensured all budget guidance reflects foreign buyer constraints. |
| KPMG Budget 2026 Technical Note | Top-tier audit firm's summary of Malaysia Budget measures | We used this to confirm the flat 8% stamp duty for non-citizens from January 2026. We applied this rate to calculate closing cost estimates. |
| LHDN Stamp Duty Page | Malaysia's official tax authority for stamp duty | We used LHDN to ground the stamp duty framework and verify tax calculations. We combined this with Budget 2026 details for foreign buyer specifics. |
| Malaysian Bar SRO 2023 | Authoritative professional body for lawyers in Malaysia | We used SRO 2023 to justify that legal fees follow a formal schedule. We translated this into practical closing cost budget ranges. |
| MBJB Assessment Tax Page | Johor Bahru City Council's official property tax information | We used MBJB to explain how assessment tax works in Johor Bahru. We converted this into realistic annual property tax budget estimates. |
| IWK Sewerage Charges | National sewerage operator with publicly published rates | We used IWK to provide a concrete utility line item many foreigners overlook. We included this in our monthly utilities budget range. |
| Suruhanjaya Tenaga Tariff Schedule | Malaysia's energy regulator with official electricity pricing | We used the tariff schedule to anchor electricity costs to published rates. We produced typical household bill estimates based on these tariff blocks. |
| LTA Singapore RTS Link Page | Official transport authority describing the cross-border rail project | We used LTA to define the RTS endpoints and explain why Bukit Chagar proximity adds value. We framed the transit premium discussion around this infrastructure. |
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