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 property market is one of the most dynamic in Southeast Asia right now, shaped by the Johor-Singapore Special Economic Zone and the nearly complete RTS Link.
In this blog post, we cover the current housing prices in Johor and what you need to know about buying property there in 2026, and we constantly update this article to reflect the latest market conditions.
Whether you are looking for a family home or an investment property, understanding the Johor real estate market in 2026 will help you make a smarter decision.
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's the real estate market going in Johor in 2026?
What's the average days-on-market in Johor in 2026?
As of early 2026, the average days-on-market for residential properties in Johor typically ranges from 55 to 90 days, depending heavily on whether you are looking at landed homes or high-rise units.
Most typical Johor listings fall within a 45 to 120 day range, with well-priced landed properties in popular family neighborhoods like Taman Molek or Mount Austin selling faster (around 55 days), while high-rise condos and serviced apartments in oversupplied corridors can sit longer (90 days or more).
Compared to one or two years ago, the days-on-market in Johor has improved slightly for prime locations near the upcoming RTS Link, but remains elevated in generic high-rise segments where supply still outpaces buyer demand.
Are properties selling above or below asking in Johor in 2026?
As of early 2026, most residential properties in Johor sell at around 3% to 7% below asking price, though prime micro-locations near the RTS Link and CIQ often close at or very close to asking.
Roughly 70% to 80% of Johor properties sell at or below asking, with only a small portion (around 10% to 15%) in highly desirable spots seeing competitive offers at asking price, and we are reasonably confident in this estimate based on transaction patterns and agent feedback.
The neighborhoods most likely to see above-asking or at-asking sales in Johor are those within walking distance of Bukit Chagar, JB Sentral, and the CIQ area, where the RTS Link is creating genuine buyer competition for well-located units.
By the way, you will find much more detailed data in our property pack covering the real estate market in Johor.
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 kinds of residential properties can I realistically buy in Johor?
What property types dominate in Johor right now?
In Johor, the property market is roughly split between high-rise units (condos and serviced apartments, around 40% to 45% of listings) and landed homes (terraces, semi-detached, and cluster homes, around 50% to 55%), with a small share of bungalows and other types.
The single property type representing the largest share of the Johor market is the double-storey terrace house, which remains the go-to choice for Malaysian families looking for space, affordability, and community living.
Double-storey terraces became so prevalent in Johor because the state has abundant land compared to places like Kuala Lumpur or Penang, and local buyers strongly prefer landed homes for their combination of space, privacy, and better resale stability.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Johor?
- How much should you pay for an apartment in Johor?
- How much should you pay for a condo in Johor?
Are new builds widely available in Johor right now?
New-build properties make up a significant share of Johor's residential market, estimated at around 25% to 35% of all listings, with particularly strong availability in high-rise segments where developers are competing aggressively on incentives.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Johor include Iskandar Puteri (especially Medini), parts of Tebrau, Danga Bay, and certain corridors in JB City Centre where towers continue to launch despite existing supply.
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.
Which neighborhoods are improving fastest in Johor in 2026?
Which areas in Johor are gentrifying in 2026?
As of early 2026, the top neighborhoods in Johor showing the clearest signs of gentrification include JB City Centre heritage pockets like Taman Abad and Stulang, parts of Tebrau such as Mount Austin and Taman Desa Tebrau, and lifestyle nodes in Iskandar Puteri like Medini.
Visible changes indicating gentrification in these Johor areas include the arrival of specialty coffee shops, co-working spaces, and higher-end F&B outlets in JB City Centre, as well as new commercial clusters and upgraded retail in Mount Austin that attract younger professionals and families.
Over the past two to three years, these gentrifying neighborhoods in Johor have seen estimated price appreciation of around 10% to 20%, with the strongest gains in pockets closest to the RTS Link corridor and new commercial developments.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Johor.
Where are infrastructure projects boosting demand in Johor in 2026?
As of early 2026, the top areas in Johor where major infrastructure projects are boosting housing demand include Bukit Chagar and JB Sentral (RTS Link terminus), the broader CIQ corridor, and feeder neighborhoods like Tebrau and Permas Jaya with quick highway access to central Johor Bahru.
The specific infrastructure projects driving that demand in Johor are the Johor Bahru-Singapore Rapid Transit System Link (a 4km cross-border rail expected to cut travel to Singapore to just 6 minutes), and the broader Johor-Singapore Special Economic Zone that is attracting billions in investment.
The RTS Link is targeted for completion by late 2026, while the JS-SEZ is already operational and attracting investment, meaning both projects are moving from anticipation to tangible impact within the next 12 to 24 months.
Typically, properties near major infrastructure projects in Johor see around 5% to 10% price uplift upon announcement, with a further 10% to 20% appreciation as completion nears and operations begin, though this varies significantly by exact location and property type.
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.
What do locals and insiders say the market feels like in Johor?
Do people think homes are overpriced in Johor in 2026?
As of early 2026, the general sentiment among locals and market insiders in Johor is mixed: many feel that generic high-rise condos and serviced apartments are overpriced relative to demand, while landed homes in established neighborhoods are seen as fairly valued or even underpriced compared to what you would pay in Singapore or Kuala Lumpur.
When arguing that homes are overpriced in Johor, locals typically point to the high number of unsold serviced apartments, the difficulty of renting out generic condos at profitable yields, and the gap between developer asking prices and actual transaction values.
Those who believe prices are fair in Johor often cite the RTS Link catalyst, the RM56 billion in approved investments in the first half of 2025, and the fact that Johor property remains a fraction of Singapore prices for comparable quality and access.
The price-to-income ratio in Johor Bahru sits around 19 for city center apartments, which is high compared to the Malaysian average, but still more affordable than Kuala Lumpur or Singapore when you factor in what you actually get for your money.
What are common buyer mistakes people regret in Johor right now?
The most frequently cited buyer mistake in Johor is purchasing based on "Johor" as a general location rather than a specific micro-location, because the RTS upside is highly concentrated around Bukit Chagar and CIQ, and being 15 minutes away by car is not the same as being walkable to the station.
The second most common mistake people mention regretting in Johor is underestimating the oversupply risk in generic serviced-apartment towers, where many similar units compete for the same pool of tenants and buyers, making resale slow and discounts common.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Johor.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Johor.
Get the full checklist for your due diligence in Johor
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Johor in 2026?
Do foreigners face extra challenges in Johor right now?
Foreigners face a moderately high difficulty level when buying property in Johor compared to local buyers, mainly due to state consent requirements, higher approval fees (raised to 3% or minimum RM30,000 from July 2025), and a minimum purchase price threshold of RM1 million for most high-rise properties.
Specific legal restrictions for foreign buyers in Johor include the requirement to obtain state consent from PTG Johor, prohibition from purchasing Malay-reserved land or Bumiputera-allocated units, and exclusion from low-cost or affordable housing categories.
Practical challenges foreigners commonly encounter in Johor include navigating the extensive documentation checklist required by PTG Johor (passport copies, stamped SPA, tax receipts, and more), longer processing times of 3 to 6 months for state consent, and the need to work with local lawyers who understand the specific Johor approval process.
We will tell you more in our blog article about foreigner property ownership in Johor.
Do banks lend to foreigners in Johor in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Johor, but it is more restricted and harder to obtain than for Malaysian citizens, with fewer banks willing to lend and stricter qualification requirements.
Foreign buyers in Johor can typically expect loan-to-value ratios of 60% to 70% (meaning a 30% to 40% down payment is required), compared to 80% to 90% for locals, with interest rates ranging from around 4% to 5.5% depending on the bank and borrower profile.
Banks in Johor typically require foreign applicants to provide extensive documentation including proof of income (employment letters, tax returns, bank statements), valid passport and visa information, and sometimes evidence of existing assets or a Malaysian bank account, with stricter scrutiny for non-resident applicants.
You can also read our latest update about mortgage and interest rates in Malaysia.
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.
How risky is buying in Johor compared to other nearby markets?
Is Johor more volatile than nearby places in 2026?
As of early 2026, Johor shows higher price volatility than stable Malaysian markets like Kuala Lumpur but lower volatility than speculative segments in Singapore's landed market, with Johor's performance more "headline-sensitive" due to its strong dependence on Singapore demand and cross-border policy changes.
Over the past decade, Johor has experienced wider price swings than Kuala Lumpur or Penang, with some high-rise corridors seeing 20% to 30% drops during oversupply periods, while established landed neighborhoods remained relatively stable with single-digit fluctuations.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Johor.
Is Johor resilient during downturns historically?
Historically, Johor's property market has shown mixed resilience during downturns, with established landed neighborhoods holding value relatively well while investor-heavy high-rise segments experienced sharper corrections and slower recoveries.
During the most recent significant downturn (the 2015-2018 oversupply correction), some Johor serviced-apartment prices dropped by 15% to 25%, and recovery took 4 to 5 years for certain projects, while quality landed homes in neighborhoods like Taman Molek or Bukit Indah saw only minor dips of 5% to 10%.
The property types and neighborhoods in Johor that have historically held value best during downturns are double-storey terraces and semi-detached homes in established family areas with good schools (Taman Molek, Mount Austin, Permas Jaya), where end-user demand provides a floor that investor-driven high-rises lack.
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How strong is rental demand behind the scenes in Johor in 2026?
Is long-term rental demand growing in Johor in 2026?
As of early 2026, long-term rental demand in Johor is growing modestly in well-located areas, driven by the anticipation of the RTS Link, increased job creation from JS-SEZ investments, and continued cross-border worker flows from Singapore.
The tenant demographics driving long-term rental demand in Johor include young Malaysian professionals working in Singapore who want affordable housing across the border, families seeking good schools and larger living spaces, and increasingly, foreign professionals relocating for JS-SEZ-related employment.
The neighborhoods with the strongest long-term rental demand in Johor right now are Tebrau and Mount Austin (family renters and local job nodes), Permas Jaya (commute convenience and established amenities), and select pockets of Iskandar Puteri where schools and employers anchor consistent tenancy.
You might want to check our latest analysis about rental yields in Johor.
Is short-term rental demand growing in Johor in 2026?
Short-term rental regulations in Johor are relatively relaxed compared to other markets, with hosts required to comply with various laws (National Land Code, Tourism Industry Act) but enforcement remaining limited, as evidenced by the fact that nearly all of the 5,000+ Airbnb listings in Johor Bahru operate without official licenses.
As of early 2026, short-term rental demand in Johor is growing moderately, supported by cross-border visitors from Singapore, business travelers related to JS-SEZ activity, and leisure tourists visiting attractions like Legoland and waterfront areas.
The current average occupancy rate for short-term rentals in Johor Bahru is around 30% to 44%, which is considered moderate to risky for Airbnb investment, with strong seasonality (December and June being peak months) and significant variation by property quality and location.
The guest demographics driving short-term rental demand in Johor are predominantly Singaporean visitors (over 55% of guests), followed by Malaysian domestic tourists and a smaller segment of international travelers, with most stays concentrated around weekends and school holidays.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 are the realistic short-term and long-term projections for Johor in 2026?
What's the 12-month outlook for demand in Johor in 2026?
As of early 2026, the 12-month demand outlook for residential property in Johor is steady to improving, with the strongest absorption expected in RTS-adjacent areas and practical family neighborhoods, while generic high-rise segments will likely remain competitive with ongoing incentives.
The key factors most likely to influence demand in Johor over the next 12 months are the RTS Link completion (targeted for late 2026), continued JS-SEZ investment announcements, Singapore's economic health (which affects cross-border buyer appetite), and Malaysian interest rate movements.
The forecasted price movement for Johor over the next 12 months is around 3% to 5% appreciation on average statewide, with select RTS-adjacent and prime locations potentially seeing 5% to 10% gains, while oversupplied high-rise corridors may see flat to modest growth.
By the way, we also have an update regarding price forecasts in Malaysia.
What's the 3 to 5 year outlook for housing in Johor in 2026?
As of early 2026, the 3 to 5 year outlook for housing in Johor is positive overall, with analysts expecting the state to increasingly function as a cross-border living and working ecosystem with Singapore, though performance will vary significantly by location and property type.
The major development projects expected to shape Johor over the next 3 to 5 years include the full operation of the RTS Link, ongoing JS-SEZ zone buildouts attracting tech and logistics investment, and continued infrastructure improvements connecting Johor Bahru to surrounding districts.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Johor is whether the RTS Link delivers the commuter convenience and cross-border integration that buyers are pricing in, because if Singapore policy changes or operational issues reduce the RTS benefit, the anticipated "commuter premium" may not materialize as expected.
Are demographics or other trends pushing prices up in Johor in 2026?
As of early 2026, demographic trends are having a supportive but not overwhelming impact on housing prices in Johor, with the state's large population base providing steady underlying demand, though price growth is more directly tied to infrastructure and investment catalysts than pure population growth.
The specific demographic shifts most affecting prices in Johor are the continued flow of Malaysians working in Singapore (over 300,000 daily commuters), the gradual increase in young professional households seeking affordable alternatives to Singapore or Kuala Lumpur, and modest net in-migration to Johor Bahru district.
Non-demographic trends also pushing prices in Johor include cross-border connectivity improvements (the RTS Link fundamentally changes the commute equation), the JS-SEZ attracting foreign direct investment and creating higher-paying jobs, and Singaporean buyers viewing Johor as a value play compared to their home market.
These demographic and trend-driven price pressures in Johor are expected to continue for at least the next 5 to 10 years, as long as the cross-border integration thesis holds and Singapore remains expensive relative to Johor for comparable living standards.
What scenario would cause a downturn in Johor in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Johor would be a combination of tighter financing conditions (higher interest rates or stricter bank lending) occurring alongside disappointing cross-border demand if the RTS Link underperforms expectations or Singapore's economy slows significantly.
Early warning signs that would indicate a downturn is beginning in Johor include a sharp increase in unsold high-rise inventory (especially serviced apartments), widening discounts between asking and transaction prices, a noticeable drop in Singaporean buyer inquiries, and developers scaling back new launches in the state.
Based on historical patterns, a potential downturn in Johor could realistically see price drops of 10% to 20% in vulnerable high-rise segments over 2 to 3 years, while established landed neighborhoods would likely experience milder corrections of 5% to 10%, similar to the 2015-2018 correction period.
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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 (National Property Information Centre) | It's Malaysia's official property-data portal run by the Valuation and Property Services Department. | We used it as the ground truth for transactions, overhang data, and price index context for Johor. We cross-checked its state signals against central bank and demographic indicators. |
| DOSM (Department of Statistics Malaysia) | DOSM is Malaysia's official statistics agency responsible for population and economic data. | We used it to anchor demand fundamentals including population and migration pressure in key Johor districts. We used Johor Bahru district scale as a demand floor when judging rental depth. |
| MRT Corp (RTS Link project page) | It's the official Malaysian project owner page for the Johor Bahru-Singapore RTS Link. | We used it to define what the RTS is and why it is Johor's biggest near-term demand catalyst. We used it to identify the RTS gravity zone around Bukit Chagar and JB Sentral. |
| Singapore LTA (RTS Link project page) | It's Singapore's official transport authority describing the cross-border RTS project. | We used it as an independent government cross-check to MRT Corp's information. We used it to justify why cross-border travel friction matters for Johor housing demand patterns. |
| PTG Johor (Land and Mines Office) | It's the official Johor state land authority's schedule of fees and foreign acquisition charges. | We used it to spell out that foreign buyers face formal state charges and approval fees in Johor. We used it to make the friction costs concrete rather than vague. |
| BNM (Bank Negara Malaysia) Annual Report via ACCCIM | It reflects Malaysia's central bank macro view and financial system risk framing. | We used it to anchor macro drivers that affect housing including growth and household balance sheets. We used it to keep 2026 projections realistic regarding rates and income factors. |
| FRED/BIS (Malaysia residential property prices) | It's a standardized international time series used by researchers and institutions globally. | We used it to frame Malaysia's long-run price volatility when comparing risk versus nearby markets. We used it to avoid overfitting conclusions to just one local dataset. |
| Global Property Guide | It's a respected international property research platform with standardized cross-country data. | We used it for rental yield benchmarks and price history context for Malaysia and Johor. We cross-referenced its figures with official NAPIC data for validation. |
| Henry Butcher Malaysia | It's a long-established valuation and agency group with published market commentary. | We used it to check how practitioners describe supply and demand by segment in Johor. We used it only as a secondary layer under official NAPIC and BNM facts. |
| Airbtics | It's a specialized short-term rental data platform tracking Airbnb performance metrics globally. | We used it for Johor Bahru short-term rental occupancy, revenue, and seasonality data. We cross-referenced with AirROI to validate the Airbnb market estimates. |
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