Get all the data you need about the real estate market in Johor
This blog post covers residential rental yields in Johor as of March 2026.
We update this page regularly so the data you see here always reflects the latest available figures.
The numbers come from official Malaysian sources and live market data, not guesswork.
And if you're planning to buy a property in Johor, you may want to download our real estate pack about Johor.
A quick summary table
| Metric | Value |
|---|---|
| Johor neighborhood with the best rental yield | Medini (studio serviced apartment, 6.9% gross) |
| Johor neighborhoods with the lowest rental yields | Horizon Hills (semi-detached house, 2.9% gross) |
| Average gross yield across Johor | ~5.2% |
| Average net yield across Johor | ~3.7% |
| Median purchase price in this Johor dataset | RM 520,000 |
| Average monthly rent in this Johor dataset | RM 2,200 |
| Average occupancy across Johor neighborhoods | ~91% |
| Fastest leasing market in Johor | Johor Jaya (one-storey terrace, ~10 days to rent) |
| Slowest leasing market in Johor | Horizon Hills (semi-detached house, ~32 days to rent) |
| Highest occupancy in Johor | Johor Jaya (95%, walk-up apartment and terraced houses) |
| Best value high-yield segment in Johor | Small high-rise units in Mount Austin, Skudai, Permas Jaya, and Nusa Bestari |
| Yield spread across Johor | 2.9% to 6.9% gross (4.0 percentage point gap) |
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Johor neighborhoods and property types ranked by rental yield in 2026
This table ranks the top neighborhoods and property types in the Johor residential market by gross rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Johor.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Medini | Studio serviced apartment | 6.9% | 4.6% | RM 320,000 | RM 1,850 | RM 5,200 | 90% | 18 days | Legoland-area professionals | Oversupply of similar units | Strong Potential |
| 2 | Mount Austin | Studio apartment | 6.6% | 4.6% | RM 280,000 | RM 1,550 | RM 4,200 | 92% | 14 days | Young professionals and couples | New-project competition nearby | Strong Potential |
| 3 | Taman Nusa Bestari | One-bedroom apartment | 6.5% | 4.8% | RM 295,000 | RM 1,600 | RM 3,600 | 93% | 13 days | Retail and service workers | Older stock wear and tear | Strong Potential |
| 4 | Permas Jaya | Three-bedroom apartment | 6.3% | 4.6% | RM 360,000 | RM 1,900 | RM 4,500 | 93% | 14 days | Families near Pasir Gudang | Condo maintenance fee creep | Strong Potential |
| 5 | Skudai | One-bedroom apartment | 6.2% | 4.6% | RM 260,000 | RM 1,350 | RM 3,200 | 94% | 12 days | Students and university staff | High tenant turnover | Strong Potential |
| 6 | Bukit Indah | Studio serviced apartment | 6.2% | 4.3% | RM 300,000 | RM 1,550 | RM 4,200 | 92% | 15 days | Cross-border young professionals | Heavy competing rental supply | Good Potential |
| 7 | Taman Molek | Two-bedroom apartment | 6.0% | 4.3% | RM 700,000 | RM 3,500 | RM 7,800 | 90% | 18 days | Affluent local families | Narrow renter affordability | Good Potential |
| 8 | Iskandar Puteri | One-bedroom serviced apartment | 6.0% | 4.0% | RM 380,000 | RM 1,900 | RM 5,200 | 89% | 19 days | Educity and office workers | Supply pipeline remains large | Good Potential |
| 9 | Medini | One-bedroom serviced apartment | 5.9% | 3.8% | RM 420,000 | RM 2,050 | RM 5,800 | 89% | 20 days | Singapore-linked commuters | Tenant pool can swing fast | Good Potential |
| 10 | Mount Austin | Two-bedroom apartment | 5.8% | 4.1% | RM 360,000 | RM 1,750 | RM 4,800 | 93% | 15 days | Couples near retail hubs | Shorter tenant stays | Good Potential |
| 11 | Johor Jaya | Walk-up apartment | 5.7% | 4.4% | RM 220,000 | RM 1,050 | RM 2,200 | 95% | 11 days | Budget-conscious local workers | Tenant management intensity | Good Potential |
| 12 | Taman Molek | Studio condominium | 5.7% | 4.0% | RM 238,000 | RM 1,125 | RM 3,000 | 93% | 16 days | Single executives and nurses | Small-unit resale depth | Good Potential |
| 13 | Taman Nusa Bestari | Three-bedroom serviced apartment | 5.6% | 4.1% | RM 500,000 | RM 2,350 | RM 5,200 | 92% | 15 days | Small families and managers | Competing newer towers | Good Potential |
| 14 | Medini | Two-bedroom serviced apartment | 5.4% | 3.4% | RM 560,000 | RM 2,500 | RM 6,800 | 87% | 24 days | Families near international schools | High vacancy during slow periods | Moderate Appeal |
| 15 | Iskandar Puteri | Two-bedroom serviced apartment | 5.3% | 3.5% | RM 520,000 | RM 2,300 | RM 6,200 | 88% | 22 days | Expat-lite family tenants | Slower leasing at high rents | Moderate Appeal |
| 16 | Permas Jaya | One-storey terrace house | 5.1% | 4.3% | RM 520,000 | RM 2,200 | RM 2,600 | 94% | 13 days | Middle-income local families | Refurbishment cost on older homes | Strong Potential |
| 17 | Johor Jaya | One-storey terrace house | 5.1% | 4.3% | RM 380,000 | RM 1,600 | RM 2,000 | 95% | 10 days | Factory and services families | Older-house maintenance surprises | Strong Potential |
| 18 | Skudai | Two-bedroom apartment | 5.0% | 3.6% | RM 330,000 | RM 1,375 | RM 3,600 | 94% | 13 days | Students sharing near campuses | Higher wear from sharing | Good Potential |
| 19 | Skudai | Two-storey terrace house | 4.7% | 4.0% | RM 552,500 | RM 2,150 | RM 2,400 | 94% | 12 days | University-linked families | Value-add upside limited | Good Potential |
| 20 | Permas Jaya | Two-storey terrace house | 4.6% | 3.9% | RM 620,000 | RM 2,400 | RM 2,900 | 93% | 14 days | Families near industrial jobs | Tenant budget ceiling | Good Potential |
| 21 | Johor Jaya | Two-storey terrace house | 4.6% | 3.9% | RM 460,000 | RM 1,750 | RM 2,200 | 95% | 11 days | Established local families | Lower rent growth ceiling | Good Potential |
| 22 | Bukit Indah | Terraced house | 4.6% | 3.7% | RM 750,000 | RM 2,850 | RM 3,200 | 91% | 17 days | Singapore-linked family renters | Cross-border demand volatility | Good Potential |
| 23 | Bukit Indah | Three-bedroom serviced apartment | 4.4% | 3.1% | RM 650,000 | RM 2,400 | RM 6,000 | 91% | 18 days | School-oriented family tenants | Service-charge drag on returns | Moderate Appeal |
| 24 | Iskandar Puteri | Two-storey terrace house | 4.4% | 3.5% | RM 900,000 | RM 3,300 | RM 3,500 | 88% | 21 days | Family tenants in planned townships | Bigger-ticket resale liquidity | Moderate Appeal |
| 25 | Mount Austin | Two-storey terrace house | 4.3% | 3.5% | RM 839,000 | RM 3,000 | RM 3,400 | 92% | 16 days | Upsizing local families | Price has outrun rent | Moderate Appeal |
| 26 | Horizon Hills | Two-storey terrace house | 3.9% | 3.0% | RM 1,180,000 | RM 3,800 | RM 4,200 | 88% | 22 days | Golf-community family tenants | Premium entry price | Moderate Appeal |
| 27 | Taman Nusa Bestari | Two-storey terrace house | 3.7% | 3.1% | RM 738,000 | RM 2,300 | RM 2,700 | 92% | 16 days | Established suburban families | Rent growth lags prices | Moderate Appeal |
| 28 | Taman Molek | Two-storey terrace house | 3.7% | 2.9% | RM 720,000 | RM 2,200 | RM 3,000 | 91% | 18 days | Quality-seeking local families | Yield compression from pricing | Moderate Appeal |
| 29 | Horizon Hills | Cluster house | 3.5% | 2.6% | RM 1,730,000 | RM 5,000 | RM 6,200 | 86% | 26 days | Upscale cross-border families | Small tenant pool | Limited Appeal |
| 30 | Horizon Hills | Semi-detached house | 2.9% | 2.0% | RM 2,300,000 | RM 5,500 | RM 8,500 | 84% | 32 days | High-income family tenants | Long vacancy risk | Limited Appeal |
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Key insights about rental yields in Johor
Insights
- In Johor, the gap between the highest and lowest gross yield in this dataset is 4.0 percentage points (6.9% in Medini studios vs. 2.9% in Horizon Hills semi-detached homes), which means neighborhood and property type selection matter far more than most buyers expect.
- Johor Jaya walk-up apartments cost only RM 220,000 on average and rent out in around 11 days, giving them one of the fastest leasing speeds in the Johor Bahru corridor despite their modest asking price.
- Skudai one-bedroom apartments deliver a 6.2% gross yield at a RM 260,000 entry price, which is one of the lowest tickets in this entire Johor dataset, making it unusually accessible for first-time landlords.
- In Medini, net yield drops from 6.9% gross to 4.6% net on studios and from 5.4% gross to just 3.4% net on two-bedroom units, showing how much annual service charges and softer occupancy compress real returns in this Iskandar corridor zone.
- Johor Jaya consistently shows 95% occupancy across all property types in the table, the highest occupancy of any neighborhood listed, because its tenant base is broad, local, and not dependent on Singapore-linked demand.
- Taman Nusa Bestari one-bedroom apartments achieve a net yield of 4.8%, the highest net yield figure in the entire table, because their annual ownership fees are relatively low (RM 3,600) compared to similar-sized units in newer Iskandar developments.
- Horizon Hills semi-detached houses carry RM 8,500 in annual ownership costs, the highest in this dataset, and take an average of 32 days to rent, which means a landlord could easily lose two months of rent annually just from vacancy and fees.
- The five cheapest properties to buy in this table (under RM 300,000) all produce gross yields above 5.7%, while the five most expensive (above RM 1,000,000) all produce gross yields below 4.4%, confirming that Johor's price-to-rent ratio gets progressively worse as you move upmarket.
- Bukit Indah three-bedroom serviced apartments cost RM 650,000 but deliver only a 3.1% net yield after RM 6,000 in annual fees, while a Permas Jaya three-bedroom apartment at RM 360,000 delivers a 4.6% net yield. That is a RM 290,000 price difference for a better net return.
- Mount Austin studios reach 92% occupancy and rent in about 14 days, which is notably strong for a neighborhood that has an active pipeline of new projects, suggesting that demand is absorbing supply faster than many Iskandar corridor zones.
- Johor terraced houses in mature, mass-market suburbs like Johor Jaya and Permas Jaya actually outperform their more glamorous equivalents in Iskandar Puteri and Horizon Hills on both gross yield and net yield, because purchase prices are more moderate and the local tenant base is deeper.
- The Johor market recorded 65,376 transactions worth RM 50.54 billion in 2025, and Johor terraced house prices rose 5.3% year on year in 2025, which means buyers are paying more and yields on landed stock are being squeezed from the purchase price side even where rents hold steady.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Johor.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Johor neighborhood and property type, we aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple sources to confirm the same range. We anchored the overall Johor market context using the official NAPIC Southern Region Property Market Report and the Malaysian House Price Index, then layered live listing evidence from PropertyGuru and recent transacted medians from Brickz on top.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses.
These expenses can vary by neighborhood across Johor. That is why two areas with similar rents can still produce different net returns.
For example, serviced apartments in Medini and Iskandar Puteri carry higher monthly maintenance fees and sinking fund contributions than older walk-up apartments in Johor Jaya or terrace houses in Skudai. In higher-turnover areas like Skudai near the university campuses, vacancy and tenant-related costs are also a bigger factor.
We also estimated ownership annual fees by combining the main recurring costs linked to each asset in the Johor context. This includes quit rent and assessment rates, condo or maintenance fees where relevant, insurance, and a maintenance allowance. For landed properties, we excluded strata fees but included a higher maintenance buffer given the age of some stock.
These estimates were not applied as one flat number across Johor. They were adjusted by neighborhood and property type to better reflect local ownership conditions in the Johor Bahru corridor.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Johor.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Johor, we rely on verifiable sources and a transparent methodology.
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 reliable | How we used it |
|---|---|---|
| NAPIC Southern Region Property Market Report 2025 | This is the official Valuation and Property Services Department report published under Malaysia's Ministry of Finance, covering the full Johor market. | We used it to size the Johor market and confirm 2025 transaction volumes and values. We also used it to confirm that Johor continues to dominate Southern Region property activity. |
| NAPIC Malaysian House Price Index Report 2025 | This is Malaysia's official house price index, produced by the same government body, covering state-level price trends by housing type. | We used it to benchmark Johor's state-level price movement and average prices by housing category. We used it as a reasonableness check to ensure our neighborhood estimates stayed consistent with the official Johor trend. |
| DOSM Household Income by District | This is an official district-level income dataset from the Department of Statistics Malaysia, the country's main statistics authority. | We used it to cross-check rental affordability in the Johor Bahru area. We used it to refine our tenant profiles and test whether our occupancy assumptions were realistic given local income levels. |
| PropertyGuru Medini | PropertyGuru is one of Malaysia's largest property portals and provides live sale and rental listing depth for this key Johor investment zone. | We used it to triangulate Medini asking prices and asking rents for studio, one-bedroom, and two-bedroom units. We used it because Medini is one of the clearest condo-heavy investment pockets in the Johor Bahru corridor. |
| PropertyGuru Iskandar Puteri | This is a major live marketplace for sale and rental listings across the broader Iskandar development zone in Johor. | We used it to confirm the depth of the Iskandar Puteri listing pool and to estimate rents and prices for serviced apartments and landed homes. We used it to assess how competitive the supply pipeline looks relative to current tenant demand. |
| PropertyGuru Taman Johor Jaya | This covers a mainstream mass-market residential area in Johor Bahru with live asking data from a broad landlord base. | We used it to anchor lower-ticket landed pricing and rents in Johor Jaya. We used it to compare value-driven yields in mature suburbs against newer prestige Johor developments. |
| Brickz Mount Austin non-landed transactions | Brickz is a recognized Malaysian property data platform focused on actual transacted prices rather than asking prices, which makes it more reliable for pricing estimates. | We used it to benchmark condo and apartment pricing in Mount Austin with recent transacted medians. We used it alongside live rents from PropertyGuru to estimate yields for smaller units in this area. |
| Brickz Skudai landed transactions | It provides recent transacted price distributions for a large and active Johor Bahru submarket close to the university campuses. | We used it to anchor Skudai terrace-house pricing with actual deal data. We used it to compare Skudai's value proposition against newer Iskandar corridor townships. |
| Brickz Permas Jaya landed transactions | It provides recent, area-specific landed transaction medians for a mature Johor Bahru suburb with a strong family tenant base. | We used it to ground Permas Jaya landed values with real deal evidence. We used it to check whether live asking prices on portals were drifting above what buyers were actually paying. |
| Brickz Taman Bukit Indah landed transactions | It adds recent transacted data specifically for Bukit Indah landed stock, which has a different price dynamic than the condo market in the same area. | We used it to benchmark terrace-house values in Bukit Indah. We used it to cross-check portal listings and make sure we were not overstating yields for this neighborhood. |
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