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
Property prices in Johor are experiencing significant growth, with residential values climbing 3-5% annually and certain segments like condominiums near the RTS Link seeing gains of up to 30% since pre-pandemic levels.
As we reach mid-2025, Johor's property market continues its upward trajectory, driven by massive infrastructure projects, foreign investment inflows, and strengthening cross-border connectivity with Singapore. The median residential property price in Johor Bahru now stands at RM588,000, marking a substantial increase from previous years.
If you want to go deeper, you can check our pack of documents related to the real estate market in Malaysia, based on reliable facts and data, not opinions or rumors.
Johor property prices are rising steadily, with urban areas seeing the steepest increases of up to 40-50% since 2020, particularly near the upcoming RTS Link and Johor-Singapore Special Economic Zone.
High-rise condominiums are experiencing the fastest appreciation rates, while demand continues to outpace supply in prime locations, supporting continued price growth through 2026 and beyond.
| Key Metric | Current Status (June 2025) | Growth Rate |
|---|---|---|
| Median Property Price (Johor Bahru) | RM588,000 | 3-5% annually |
| Price per sq ft (Prime Condos) | RM600-1,000+ | Up to 30% since 2019 |
| Transaction Values (Condos) | 23.2% YoY increase | Accelerating |
| Serviced Apartments | 100.2% value increase | Doubling in 2024 |
| Property Price Index (2010-2023) | 313.3 (State) / 400 (JB City) | Tripled/Quadrupled |
| Foreign Buyer Share | >40% in city centre | Rising rapidly |
| Average Rental Yield | 6.25% | Above national average |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
How much have Johor property prices increased in the last 12 months?
Property prices in Johor have shown remarkable growth over the past year, with residential values climbing between 3-5% on an annual basis.
The most dramatic increases have been in the condominium segment, where transaction values surged 23.2% year-on-year in the first nine months of 2024. Serviced apartments performed even better, with values more than doubling - a staggering 100.2% increase over the same period.
High-rise condominiums in prime Johor Bahru locations, particularly those near the upcoming RTS Link station, have seen prices reach RM1,000 per square foot or more. This represents a nearly 30% surge compared to pre-pandemic levels in 2019.
The median residential property price in Johor Bahru now stands at RM588,000, with the median price per square foot reaching RM447 as of early 2025. Transaction prices typically range from RM420,000 to RM765,133 for properties between the 25th to 75th percentile.
It's something we develop in our Malaysia property pack.
Which areas in Johor are experiencing the fastest price growth as of June 2025?
Urban centres in Johor are experiencing significantly faster price appreciation than suburban or rural areas.
| Area | Price Growth Pattern | Key Driver |
|---|---|---|
| Johor Bahru City Centre | 40-50% appreciation since 2020 | RTS Link proximity |
| Iskandar Puteri | 30-40% growth | JS-SEZ development |
| Medini | 25-35% increase | Commercial hub growth |
| Tebrau | 15-20% steady growth | Affordability factor |
| Kulai | 10-15% moderate growth | Suburban appeal |
| Pasir Gudang | 20-25% growth | Industrial spillover |
| Rural Johor | 5-10% modest increase | Basic demand |
Properties within 5 kilometers of the RTS stations have already witnessed price increases of 18-20%, with further growth anticipated once the link becomes operational in 2026. The Johor Bahru city centre's property price index has quadrupled from 100 to 400 between 2010 and 2023, significantly outpacing the state average of 313.3.
What property types are seeing the biggest surge in prices in 2025?
High-rise condominiums and serviced apartments are experiencing the steepest price increases in Johor's property market.
Condominiums in prime areas of Johor Bahru are now averaging RM600-700 per square foot, with some premium units near the RTS Link commanding over RM1,000 per square foot. These properties have appreciated nearly 30% compared to their pre-pandemic levels.
Serviced apartments have shown even more dramatic growth, with transaction values more than doubling in 2024. This 100.2% year-on-year increase reflects strong demand from both local and foreign buyers seeking investment properties with high rental potential.
Landed properties, while still in strong demand, are experiencing more moderate price growth. Double-storey terraces and semi-detached homes in top locations are priced at RM400-500 per square foot, showing steady but less dramatic appreciation compared to high-rises.
Commercial properties have also performed exceptionally well, with transaction values increasing 54.9% year-on-year in 2024, particularly in Iskandar Puteri and Medini areas.
What are the latest mortgage rates affecting Johor property purchases?
As of June 2025, mortgage rates in Malaysia remain relatively stable, supporting continued demand in the Johor property market.
The average mortgage rate for residential properties hovers between 3.5% to 4.5% per annum, depending on the loan tenure and borrower profile. First-time homebuyers continue to benefit from government initiatives that offer preferential rates and higher loan-to-value ratios.
Foreign buyers, particularly Singaporeans who make up over 40% of property inquiries in Johor Bahru, are finding favorable financing conditions. The strengthening Singapore dollar against the ringgit provides additional purchasing power, effectively reducing the cost of borrowing for cross-border investors.
Banks have reported increased loan applications for Johor properties, with approval rates remaining healthy at around 70-75% for qualified buyers. The combination of stable rates and strong rental yields of 6.25% in Johor Bahru makes property investment particularly attractive.
Government policies introduced in the 2025 budget continue to support the property market, including measures to facilitate home ownership and streamline loan approval processes.
Get fresh and reliable information about the market in Johor
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How has the Johor-Singapore RTS Link impacted property prices in 2025?
The upcoming RTS Link has become the single most influential factor driving property prices in Johor, particularly in areas near the future stations.
Properties within 5 kilometers of RTS stations have already seen price increases of 18-20%, even before the link's completion scheduled for 2026. This anticipatory price surge reflects strong investor confidence in the transformative impact of improved cross-border connectivity.
Singaporean demand for Johor real estate has tripled since 2019, with over 40% of Johor Bahru property inquiries coming from Singapore buyers in 2024. This surge in cross-border interest has created a competitive market environment, with some Singaporean buyers paying 20-30% premiums over local buyers for prime properties.
The RTS Link effect extends beyond immediate station areas. Properties along the corridor connecting Johor Bahru to Bukit Chagar station are experiencing accelerated development, with new condominium launches selling out rapidly at premium prices.
Real estate experts predict that once operational, the RTS Link will support annual price growth of 5-10% in surrounding areas, significantly above the market average.
What is driving foreign investment in Johor's property market?
Foreign investment has become a major catalyst for Johor's property price growth, with multiple factors attracting international buyers.
- The Johor-Singapore Special Economic Zone (JS-SEZ) has attracted RM18 billion in foreign direct investment by Q3 2024, rising to RM30.5 billion in Q4 2024
- Forest City's designation as a Special Financial Zone has renewed international interest in Johor properties
- The strength of foreign currencies, particularly the Singapore dollar, against the ringgit makes Johor properties increasingly affordable
- Iskandar Malaysia has accumulated over RM368 billion in investments since 2006, transforming the region into a prime investment destination
- Government initiatives to streamline foreign property ownership and investment procedures have reduced barriers to entry
These factors have resulted in foreign buyers, predominantly from Singapore and China, accounting for over 40% of property transactions in Johor Bahru's city centre. This influx of foreign capital has directly contributed to the rapid price appreciation seen in prime locations.
What are property price forecasts for Johor through 2026?
Property analysts project continued robust growth for Johor's real estate market through 2026 and beyond.
Annual price growth of 3-7% is expected through 2026 across the broader Johor market, with certain segments and locations significantly outperforming. Properties near the RTS Link and within the JS-SEZ are projected to see above-average appreciation of 5-10% annually.
The completion of the RTS Link in 2026 is expected to trigger another wave of price increases, particularly for properties within commuting distance of Singapore. Analysts predict this could add an additional 10-15% premium to properties in strategic locations.
Long-term projections remain positive, supported by continued infrastructure development, sustained foreign investment, and government policies aimed at balancing growth with affordability. The property price index, which has already tripled since 2010, is expected to maintain its upward trajectory.
However, experts caution that growth rates may moderate in certain segments as prices reach new highs, particularly in areas that have already experienced rapid appreciation.
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.
Is there evidence of a property bubble forming in Johor?
While speculation is rising in certain segments, Johor's property market shows mixed signals regarding bubble formation.
Speculative activity is most evident in RTS-linked areas, where some investors are flipping properties for quick profits. The situation bears some resemblance to the 2010-2013 Iskandar boom, prompting regulatory vigilance.
However, several factors suggest the market remains fundamentally sound. Property overhang has declined by 20% from 2022 to 2024, indicating improving market balance. Additionally, 40% of transactions in 2024 were for homes under RM500,000, showing strong genuine demand from local buyers.
Government measures including higher taxes on short-term gains and mandatory affordable housing quotas in new developments are helping to curb excessive speculation. Construction activity remains robust with a 30.2% increase in completions and 32.5% rise in housing starts in Q1 2025.
While vigilance is warranted, particularly in hot spots near the RTS Link, the overall market appears to be driven by genuine demand rather than pure speculation.
How do Johor property prices compare to Selangor and Penang in 2025?
Johor's property market performance matches or exceeds other major Malaysian states, offering compelling value propositions.
| State | Average Price (2021) | 20-Year Growth Rate | Price Index (2010=100) |
|---|---|---|---|
| Johor | RM350,000 | 4.8% annually | 313.3 (state) / 400 (JB city) |
| Selangor | RM534,846 | 4.8% annually | ~300 |
| Penang | RM300,000 | 3.2% annually | ~250 |
| Price per sq ft (city) | RM447 (JB) | - | - |
| Comparison | RM701 (JB prime) | - | RM1,032 (Penang) |
| Rental Yield | 6.25% (JB) | 4-5% (Selangor) | 3-4% (Penang) |
| Foreign Interest | Very High | Moderate | Moderate |
Johor offers the highest rental yields among major Malaysian property markets at 6.25%, compared to 4-5% in Selangor and 3-4% in Penang. Despite rapid growth, Johor properties remain more affordable than Penang, with the price gap narrowing but still significant.
What impact has the 2025 political landscape had on Johor property prices?
The 2025 political changes and local governance restructuring have created a supportive environment for Johor's property market.
New policies introduced following the political transitions focus heavily on affordable housing initiatives and investor protection measures. These changes have boosted market confidence, particularly among foreign investors who value political stability and clear regulatory frameworks.
Enhanced local governance has streamlined development approval processes, reducing bureaucratic delays that previously hampered project launches. This efficiency has accelerated new supply coming to market, helping to balance demand pressures while maintaining price growth.
The government's commitment to the JS-SEZ and major infrastructure projects has remained unwavering despite political changes, providing continuity that supports long-term property investment strategies. Budget 2025 introduced additional measures specifically targeting the property sector, including incentives for first-time buyers and support for sustainable development.
Overall, the political landscape has contributed positively to market sentiment, with both local and foreign buyers expressing increased confidence in Johor's property market stability.
Is demand outpacing supply in Johor's property market?
Demand is significantly outpacing supply in prime Johor locations, creating upward pressure on prices.
The residential property overhang has declined by 20% from 2022 to 2024, dropping to just 3,030 units in Johor Bahru. This reduction indicates that previously unsold inventory is being absorbed rapidly by eager buyers.
New launches, particularly those near the RTS Link and within the SEZ zones, are experiencing take-up rates exceeding 80% within months of launch. Some premium developments have sold out entirely during pre-launch phases, demonstrating the intensity of demand.
Construction activity is responding to this demand with a 30.2% increase in completions and 32.5% rise in housing starts in Q1 2025. However, development timelines mean that new supply won't immediately address current demand pressures.
It's a trend we analyze extensively in our Malaysia property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Yes, property prices in Johor are definitively going up. The market shows consistent growth across all segments, with particularly strong performance in urban areas and properties near major infrastructure projects.
As of June 2025, the evidence is overwhelming - from the 23.2% year-on-year increase in condominium transaction values to the quadrupling of Johor Bahru's property price index since 2010. With continued foreign investment, the upcoming RTS Link completion, and strong fundamentals supporting demand over supply, Johor's property market is positioned for sustained price appreciation through 2026 and beyond.
Sources
- Brickz.my - Johor Bahru Property Transactions
- BambooRoutes - Johor Property Market Analysis
- EdgeProp - RTS Link Impact on Property Prices
- Channel NewsAsia - Foreign Buyer Impact
- The Edge Malaysia - Property Market Trends
- Malay Mail - Singaporean Demand Analysis
- Today Online - Investment Analysis
- NAPIC - Property Market Data
- Global Property Guide - Malaysia Price History
- Standard Chartered - Residential Sector Outlook