Get all the data you need about the real estate market in Johor
SUMMARY
We manually analyzed apartment rental yields in Johor, as of 2026, for residential apartment buyers using the raw dataset provided, then structured the findings into neighborhood-level price, rent, gross yield, and net yield estimates.
This tracker is built for foreign individual buyers who want a practical view of rental income in Johor, not a generic market overview. We update this page regularly, so the numbers should be read as a current May 2026 Johor apartment yield snapshot.
The strongest estimated net yields in the dataset are found in Tampoi / Larkin, Mount Austin, Tebrau / Johor Jaya, Bandar Baru Uda, and Permas Jaya. These areas are less glamorous than waterfront or RTS-linked locations, but the rent-to-price relationship is clearer.
Tampoi / Larkin is the strongest simple income market in the table. Studios are estimated at RM290,000 with RM1,550 monthly rent, giving 6.4% gross yield and 4.9% net yield.
Mount Austin is the most balanced Johor apartment market for many beginner buyers. A 1-bedroom apartment is estimated at RM450,000 with RM2,200 monthly rent, producing 5.9% gross yield and 4.4% net yield.
The weakest yield profiles are usually in Forest City, Danga Bay, and Puteri Harbour. These areas can have lifestyle appeal or long-term stories, but the present rental income often does not fully support the purchase price.
Johor studios usually give the best percentage return because the entry price is lower and monthly rents remain strong enough in practical renter locations. The trade-off is that studios can have higher tenant turnover.
Johor 2-bedroom apartments usually earn more absolute rent, but lower percentage returns. This is visible in Danga Bay, Puteri Harbour, Medini, and Forest City, where larger units become less efficient for pure rental income.
RTS-linked areas such as Bukit Chagar / JB Sentral have high rents, but buyers should not assume that transport upside automatically means high yield. In the dataset, a 1-bedroom apartment in Bukit Chagar / JB Sentral rents for about RM3,000 but still produces only 3.5% net yield because the purchase price is high.
For a beginner foreign buyer, the practical Johor strategy is to compare net yield, tenant depth, building quality, transport access, vacancy risk, and resale liquidity together. The safest income opportunities are usually not the flashiest locations.
Get fresh and reliable information about the market in Johor
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Neighborhoods and apartment rental yields in the 2026 Johor apartment market
This table compares apartment rental yields in Johor by neighborhood and apartment size, using the May 2026 estimates from the dataset.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Johor.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Bandar Baru Uda | RM260,000 | RM1,300 | 6.0% | 4.5% | RM360,000 | RM1,700 | 5.7% | 4.2% | RM480,000 | RM2,200 | 5.5% | 4.0% |
| Bukit Chagar / JB Sentral | RM560,000 | RM2,400 | 5.1% | 3.6% | RM720,000 | RM3,000 | 5.0% | 3.5% | RM980,000 | RM3,900 | 4.8% | 3.3% |
| Bukit Indah | RM390,000 | RM1,850 | 5.7% | 4.2% | RM520,000 | RM2,400 | 5.5% | 4.0% | RM700,000 | RM3,100 | 5.3% | 3.8% |
| Danga Bay | RM520,000 | RM2,100 | 4.8% | 3.1% | RM680,000 | RM2,700 | 4.8% | 3.1% | RM930,000 | RM3,500 | 4.5% | 2.8% |
| Forest City | RM300,000 | RM1,200 | 4.8% | 3.1% | RM430,000 | RM1,550 | 4.3% | 2.6% | RM620,000 | RM2,000 | 3.9% | 2.2% |
| Johor Bahru City Centre | RM480,000 | RM2,200 | 5.5% | 4.0% | RM650,000 | RM2,800 | 5.2% | 3.7% | RM900,000 | RM3,700 | 4.9% | 3.4% |
| Medini | RM390,000 | RM1,700 | 5.2% | 3.5% | RM520,000 | RM2,200 | 5.1% | 3.4% | RM720,000 | RM2,900 | 4.8% | 3.1% |
| Mount Austin | RM330,000 | RM1,650 | 6.0% | 4.5% | RM450,000 | RM2,200 | 5.9% | 4.4% | RM620,000 | RM2,900 | 5.6% | 4.1% |
| Permas Jaya | RM320,000 | RM1,500 | 5.6% | 4.1% | RM430,000 | RM2,000 | 5.6% | 4.1% | RM590,000 | RM2,600 | 5.3% | 3.8% |
| Puteri Harbour | RM430,000 | RM1,800 | 5.0% | 3.3% | RM580,000 | RM2,400 | 5.0% | 3.3% | RM820,000 | RM3,200 | 4.7% | 3.0% |
| Setia Tropika / Kempas | RM310,000 | RM1,450 | 5.6% | 4.1% | RM420,000 | RM1,900 | 5.4% | 3.9% | RM580,000 | RM2,500 | 5.2% | 3.7% |
| Tampoi / Larkin | RM290,000 | RM1,550 | 6.4% | 4.9% | RM400,000 | RM2,000 | 6.0% | 4.5% | RM550,000 | RM2,600 | 5.7% | 4.2% |
| Tebrau / Johor Jaya | RM300,000 | RM1,500 | 6.0% | 4.5% | RM410,000 | RM2,000 | 5.9% | 4.4% | RM560,000 | RM2,600 | 5.6% | 4.1% |
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.
Which neighborhoods offer the best net yield among areas people actually want to live in Johor?
The best net-yield neighborhoods among areas people actually want to live in Johor are Tampoi / Larkin, Mount Austin, Tebrau / Johor Jaya, Permas Jaya, and Bandar Baru Uda.
These areas combine estimated net yields of roughly 4.1% to 4.9% with real renter demand, practical access, and lower entry prices than the most expensive central and waterfront locations.
Tampoi / Larkin has the strongest estimated numbers in the table. Studios reach about 6.4% gross yield and 4.9% net yield, while 1-bedroom apartments reach about 6.0% gross yield and 4.5% net yield.
Mount Austin is slightly more expensive but more balanced. A 1-bedroom apartment is estimated at RM450,000 and RM2,200 monthly rent, giving 5.9% gross yield and 4.4% net yield.
Tebrau / Johor Jaya and Permas Jaya are less glamorous, but they are practical residential markets. Their rents are supported by local workers, families, retail employment, and access to eastern Johor Bahru.
The trade-off is prestige. These areas do not offer the same foreign-buyer image as Danga Bay, Bukit Chagar / JB Sentral, or Puteri Harbour, but for income buyers the rent-to-price relationship is usually clearer.
Where can I find apartments with above-average yields and below-average entry prices in Johor?
The clearest Johor apartment value areas with above-average yields and below-average entry prices are Tampoi / Larkin, Tebrau / Johor Jaya, Bandar Baru Uda, and Setia Tropika / Kempas.
These neighborhoods are cheaper because they are not the main foreign-buyer trophy locations, but they still have broad local rental demand.
In Tampoi / Larkin, studios are estimated around RM290,000 with monthly rent near RM1,550. That produces the highest estimated gross yield in the table at 6.4%.
Tebrau / Johor Jaya is similar. A studio at about RM300,000 and RM1,500 monthly rent gives 6.0% gross yield and 4.5% net yield.
Bandar Baru Uda also has a low entry point. The studio estimate is RM260,000 with RM1,300 monthly rent, which gives 6.0% gross yield and 4.5% net yield.
The risk is resale liquidity. A foreign buyer may find these areas less familiar than Iskandar Puteri, Bukit Chagar, or Danga Bay, so the building and tenant pool matter more than the neighborhood label alone.
Where does the rent level justify the purchase price most clearly in Johor?
The rent level most clearly justifies the purchase price in Mount Austin, Tampoi / Larkin, Tebrau / Johor Jaya, and Permas Jaya.
These areas show the most rational relationship between rent and price, without relying only on a long-term infrastructure story or waterfront branding.
Mount Austin is the strongest all-round example. A 1-bedroom apartment at about RM450,000 rents for about RM2,200 per month, producing 5.9% gross yield and 4.4% net yield.
Tampoi / Larkin is more income-focused. Prices are lower, but rents remain supported by local employment, Larkin transport access, and affordable commuting patterns.
Permas Jaya looks more balanced than spectacular. Its 1-bedroom apartment estimate is 5.6% gross yield and 4.1% net yield, supported by mature amenities and residents who want eastern Johor Bahru access without central pricing.
By contrast, Danga Bay and Puteri Harbour may still be good lifestyle locations, but their rent-to-price relationship is weaker. Danga Bay 2-bedroom apartments are estimated at only 4.5% gross yield and 2.8% net yield.
We have actually built the our real estate pack about Johor to make sure you won’t buy in the wrong area. Check it out.
Make a profitable investment in Johor
Better information leads to better decisions. Save time and money. Download our data.
Where is the best place to buy if I want stable rental income rather than maximum yield in Johor?
The best places to buy for stable rental income rather than maximum yield in Johor are Mount Austin, Bukit Indah, Johor Bahru City Centre, and Permas Jaya.
These areas are not always the highest-yielding areas in the table, but they have deeper tenant pools and more practical day-to-day demand.
Mount Austin is attractive because demand comes from students, young workers, service-sector employees, and local professionals. This makes a 1-bedroom apartment around RM450,000 and RM2,200 rent more reliable than a cheaper apartment in a thinner market.
Bukit Indah is more family-oriented and expat-friendly. Its estimated yields are lower than Tampoi / Larkin, but the tenant base is stronger for 1-bedroom and 2-bedroom apartments.
Johor Bahru City Centre works best when the apartment is close to CIQ, offices, retail, and transport. A studio at about RM480,000 and RM2,200 monthly rent produces 5.5% gross yield and 4.0% net yield.
The trade-off is simple. Stable Johor apartment areas often cost more, so a beginner investor may accept a lower net yield if vacancy risk is lower and resale is easier.
Which apartment type gives the best return for the lowest total investment in Johor?
The apartment type that gives the best return for the lowest total investment in Johor is usually the studio apartment, followed by the 1-bedroom apartment.
Studios have the lowest purchase price and often the highest percentage yield, which makes them efficient for income-focused buyers.
The strongest example is Tampoi / Larkin. A studio is estimated at RM290,000 and rents for about RM1,550, giving 6.4% gross yield and 4.9% net yield.
Mount Austin studios also perform well. The estimate is RM330,000 purchase price and RM1,650 monthly rent, producing 6.0% gross yield and 4.5% net yield.
The 1-bedroom apartment is usually the best balance. It costs more than a studio but attracts a wider tenant pool, including single professionals, couples, cross-border workers, and young local renters.
The 2-bedroom apartment gives higher absolute rent but weaker percentage return. In Bukit Indah, a 2-bedroom apartment may rent for RM3,100, but the RM700,000 estimated purchase price pulls gross yield down to 5.3%.
We give you more details in the our real estate pack about Johor.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Johor?
The Johor neighborhoods that offer strong rental income with lower vacancy risk are Mount Austin, Bukit Indah, Johor Bahru City Centre, and Bukit Chagar / JB Sentral.
These neighborhoods have tenant pools that are deeper or more visible than thinner markets such as Forest City or weaker Medini buildings.
Bukit Chagar / JB Sentral has the highest rent levels in the table. A 1-bedroom apartment is estimated around RM3,000 per month, while a 2-bedroom apartment is estimated around RM3,900 per month.
Johor Bahru City Centre also benefits from office workers, retail, CIQ access, and Singapore-linked movement. A studio at about RM480,000 renting for RM2,200 gives 5.5% gross yield.
Mount Austin is less central but more diversified. It does not depend only on Singapore commuters or premium tenants, because the renter base includes local renters, students, young professionals, restaurants, retail, and lifestyle activity.
The honest interpretation is that high rent alone is not enough. Bukit Chagar and central Johor Bahru rents are high, but purchase prices are also high, so the net yield is not always exceptional.
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.
Which areas look overpriced relative to their rental income in Johor?
The Johor areas that look most overpriced relative to rental income are Danga Bay, Puteri Harbour, Forest City, and parts of Bukit Chagar / JB Sentral.
These areas can still be attractive places to live, but they are weaker if the main goal is income return.
Danga Bay has strong visual appeal and waterfront branding, but the rental yield is thin. A 2-bedroom apartment is estimated at RM930,000 and RM3,500 monthly rent, giving only 4.5% gross yield and 2.8% net yield.
Puteri Harbour has marina and lifestyle appeal, but the rent does not always support the price. A 2-bedroom apartment is estimated around RM820,000 and RM3,200 monthly rent, or about 3.0% net yield.
Forest City is different. It is not expensive in the same way, but rents are too low relative to investment risk. A 2-bedroom apartment at about RM620,000 and RM2,000 rent gives only 2.2% net yield.
Bukit Chagar / JB Sentral is still investable, but only at the right price. A 1-bedroom apartment at RM720,000 and RM3,000 monthly rent gives 3.5% net yield, which means future rent growth needs to do a lot of work.
Which neighborhoods should I avoid even if the rental yield looks attractive in Johor?
A beginner should be careful with Forest City, thin parts of Medini, and older low-liquidity apartment stock outside core rental corridors, even when the asking price looks attractive.
The issue is not only the headline yield. The real issue is tenant depth, building quality, resale liquidity, and whether renters actually want that specific building at that rent.
Forest City is the clearest caution. Entry prices can look low, but estimated rents are also low, and the 2-bedroom net yield is only about 2.2%.
Medini needs careful building selection. The area has long-term development logic, but current tenant demand can be project-specific rather than evenly spread across all buildings.
Older apartment buildings in weaker locations may show high theoretical yields because purchase prices are low. That yield can disappear through vacancy, repairs, poor management, and discounting.
The beginner rule is simple. Do not buy a Johor apartment only because it is cheap, because cheap units in weak buildings can become expensive to hold.
Which neighborhoods look risky even though the rental yield is high in Johor?
The Johor neighborhoods that can look risky even though the rental yield is high are Tampoi / Larkin, Bandar Baru Uda, and some older Tebrau / Johor Jaya buildings.
The yield can be high because purchase prices are low, not because rental demand is unusually deep or secure.
Tampoi / Larkin has the strongest estimated yield, with studios near 4.9% net yield. But the investor must be selective because some buildings are older, less prestigious, or more dependent on price-sensitive tenants.
Bandar Baru Uda also looks attractive numerically. Studio net yield is estimated at 4.5%, and 1-bedroom net yield is estimated at 4.2%.
Compared with Mount Austin or Bukit Indah, resale liquidity and foreign-buyer familiarity may be weaker in Bandar Baru Uda. This matters if the investor needs to exit quickly.
Tebrau / Johor Jaya can be strong, but the building matters. A newer, well-located apartment near retail and employment nodes can rent well, while an older apartment with weak maintenance may need a much lower purchase price.
Get to know the market before buying a property in Johor
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
What neighborhoods should I avoid when buying a rental apartment in Johor?
For beginner rental investors in Johor, the avoid-or-be-careful list is Forest City, weaker Medini buildings, overpriced Danga Bay units, and low-liquidity older apartment blocks outside major demand corridors.
This is not a full neighborhood ban. It is a warning that the wrong building in these areas can produce weak income, long vacancy, or poor resale liquidity.
Forest City should be avoided by most beginners unless the purchase price is deeply discounted. The tenant pool is thinner, rents are lower, and 2-bedroom estimated net yield is only about 2.2%.
Medini should not be avoided completely, but beginners should avoid buildings without proven rental demand. The long-term story is stronger than the short-term rental depth in some projects.
Danga Bay should be avoided for yield-only buyers if the unit is priced like a lifestyle asset. Estimated net yields around 2.8% to 3.1% are not strong for income investing.
Older buildings outside Mount Austin, Permas Jaya, Tampoi / Larkin, Tebrau, and central Johor Bahru should be treated carefully. The issue is not cheapness, it is whether tenants, lenders, and future buyers will want the unit.
Which neighborhoods are seeing rental demand weaken, and why, in Johor?
The main Johor rental-demand caution areas are Forest City, some supply-heavy Medini projects, and selected waterfront apartments where prices rose faster than rents.
Weakening demand does not always mean falling rents. It often means the rental case is becoming more selective, especially when there are many similar units competing for the same tenant.
Forest City has the clearest structural weakness. Demand is not as deep as in central Johor Bahru, Mount Austin, or Bukit Indah, and 1-bedroom apartments are estimated at only RM1,550 monthly rent.
Medini is more mixed. Demand may improve over time because of Iskandar Puteri, Legoland, EduCity, Sunway-area amenities, and Second Link access, but some buildings still face competition from similar high-rise supply.
Danga Bay is not necessarily seeing weak tenant demand, but rental affordability is a constraint. The problem is more about price outrunning rent, which is why Danga Bay 2-bedroom apartments show only 2.8% net yield.
The weakness is not always permanent. In Medini and Danga Bay, the right building and price can still work, but in Forest City the investment case needs a larger margin of safety.
Which neighborhoods are seeing new developments that could create stronger rental demand in Johor?
The Johor neighborhoods most likely to benefit from demand-creating development are Bukit Chagar / JB Sentral, Johor Bahru City Centre, Medini, Iskandar Puteri, and selected Kempas / Tebrau corridors.
The important distinction is demand creation versus supply creation. A new transport link or job node can deepen the tenant pool, while more apartment supply can simply increase competition.
Bukit Chagar is the clearest example because the RTS Link is targeted to connect Bukit Chagar with Woodlands North. That improves the rental logic for Singapore-linked tenants who want a shorter cross-border commute.
The Johor-Singapore Special Economic Zone also supports the broader demand story. It matters most for areas where jobs, logistics, offices, and cross-border movement actually create renters.
Medini and Iskandar Puteri benefit from long-term planning, international education, healthcare, tourism, and Second Link access. The investment risk is timing, because demand may grow but apartment supply can also grow.
Kempas and Tebrau are more practical plays. They are less famous, but industrial, logistics, retail, and road connectivity can support steady local rental demand.
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.
Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Johor?
The Johor neighborhoods becoming more attractive to renters because of infrastructure and transport are Bukit Chagar / JB Sentral, Johor Bahru City Centre, Danga Bay, Kempas, and parts of Iskandar Puteri.
Bukit Chagar is the largest beneficiary because the RTS Link changes the rental logic for cross-border workers and Singapore-linked tenants.
Johor Bahru City Centre benefits indirectly. Tenants who want CIQ, offices, malls, hospitals, and Singapore access may accept higher rents if the commute becomes easier.
Danga Bay benefits from visibility and proximity to central Johor Bahru, but the rental upside may already be partly priced in. The table shows that despite high rents, net yields are only about 2.8% to 3.1%.
Kempas and Tebrau are not prestige infrastructure plays, but better road access and employment decentralization can help them. These areas may offer a better rent-to-price relationship than fully priced central locations.
The practical takeaway is that transport upside should be tested against the entry price. A future convenience story is useful only if the buyer is not already paying the full future price today.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Johor?
Over the last 12 months, Danga Bay, Puteri Harbour, Forest City, and some Bukit Chagar units have become less attractive for income-focused apartment investors if prices moved ahead of rents.
The point is not that these are bad locations. The issue is that the balance between purchase price, rent, net yield, tenant depth, and resale liquidity has become less forgiving.
Danga Bay remains desirable, but yield compression is visible in the estimates. A 1-bedroom apartment at RM680,000 and RM2,700 monthly rent gives only 3.1% net yield.
Puteri Harbour has a similar issue. It has lifestyle appeal, but the 2-bedroom estimate of RM820,000 purchase price and RM3,200 monthly rent gives only 3.0% net yield.
Bukit Chagar is still investable, but only at the right price. The RTS story is powerful, yet a 1-bedroom apartment at RM720,000 and RM3,000 rent gives only 3.5% net yield.
Forest City is less attractive for a different reason. Prices may be low, but rental demand is not deep enough to make the yield compelling for beginners.
Which apartment types are becoming harder to rent in Johor, and in which neighborhoods?
The apartment type becoming hardest to rent in Johor is usually the large 2-bedroom apartment in supply-heavy or weak-demand areas.
This is most visible in Forest City, some Medini projects, and overpriced waterfront buildings where the rent does not rise enough to justify the larger purchase price.
Forest City 2-bedroom apartments are the weakest in the table. At about RM620,000 purchase price and RM2,000 monthly rent, the estimated gross yield is only 3.9%, and net yield is about 2.2%.
In Medini, 2-bedroom apartments depend heavily on building quality, furnishing, and whether the tenant is tied to EduCity, Legoland, business activity, or Second Link access.
In Danga Bay and Puteri Harbour, 2-bedroom apartments can rent, but the rent often does not justify the purchase price for yield-focused buyers. These units may work better for lifestyle owners than income investors.
Studios are usually easier to rent in Mount Austin, Tampoi / Larkin, and central Johor Bahru because the monthly rent is digestible. The safest all-round product remains the 1-bedroom apartment in a high-demand building with good access, practical layout, and realistic pricing.
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.
INSIGHTS
These insights are drawn from the Johor apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Johor.
- Tampoi / Larkin studios show the strongest simple income profile in Johor. The estimated 4.9% net yield is not only a high number in this dataset, it also comes with a low RM290,000 estimated entry price.
- Mount Austin is the best balance between yield and tenant depth. Its 1-bedroom apartment estimate of RM450,000 purchase price and RM2,200 monthly rent is one of the cleanest rent-to-price signals in the tracker.
- Johor studios usually outperform larger apartments because small units rent efficiently against a lower purchase price. For a beginner buyer, this means a smaller apartment can be more useful than a larger unit with a higher rent but weaker yield.
- One-bedroom apartments are the safest middle format in Johor. They usually give slightly lower yield than studios, but they attract a broader tenant pool and can be easier to resell than very small units.
- Two-bedroom apartments often look better for lifestyle or family demand than for pure yield. In several neighborhoods, the higher rent does not fully offset the much higher purchase price.
- Danga Bay is a classic example of a beautiful area where income math is less attractive. The waterfront premium can be real, but the 2-bedroom net yield estimate of 2.8% is weak for a rental-income buyer.
- Forest City needs a large margin of safety. The purchase price may look accessible, but low rents and thinner tenant depth make the 2-bedroom net yield estimate of 2.2% a major warning signal.
- Bukit Chagar / JB Sentral has strong rents but compressed yields. The RTS story supports demand, but a buyer paying RM720,000 for a 1-bedroom apartment needs future rent growth to justify a 3.5% net yield.
- Johor Bahru City Centre works best when the unit is genuinely convenient. CIQ, offices, malls, hospitals, and transport can support rents, but the building must be walkable or highly practical.
- Bukit Indah is more stable than spectacular. The area is useful for buyers who prefer tenant depth and family appeal over the highest possible percentage yield.
- Permas Jaya is one of Johor’s cleaner beginner markets. The numbers are not flashy, but the 1-bedroom estimate of 4.1% net yield is supported by mature amenities and practical residential demand.
- Setia Tropika / Kempas is a practical market rather than a prestige market. That can be positive for rental yield, because tenants are often choosing access, affordability, and daily convenience.
- Tebrau / Johor Jaya gives stronger yield than many prestige locations. The area shows that ordinary renter demand can be more useful than branding when the goal is net rental income.
- Medini should be judged building by building. The long-term development story is real, but tenant demand is not equally strong across every apartment project.
- High gross yield is not enough in Johor. Vacancy, service charges, repairs, management fees, leasing costs, and weaker resale liquidity can reduce the number that matters most, which is net yield.
- The most important Johor investment risk is buying the wrong building inside a broadly acceptable neighborhood. Location labels are useful, but maintenance quality, tenant pool, furnishing, access, and resale depth decide the real outcome.
Don't lose money on your property in Johor
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Johor neighborhoods, we manually built the analysis from the ground up by neighborhood and apartment type. We did not reuse a third-party yield dataset.
For each area, we looked separately at studios, 1-bedroom apartments, and 2-bedroom apartments. We manually researched current residential sale and rental listings across major Malaysia property platforms such as PropertyGuru Malaysia, iProperty Malaysia, and Mudah.my.
For each neighborhood and property type, we collected comparable sale listings, then cleaned the sample. Duplicate listings, incomplete listings, luxury outliers, distressed assets, serviced-style offers, unrealistic asking prices, and clearly non-comparable properties were removed.
Sale prices were reviewed based on location, apartment type, size, condition, building quality, and listing quality. We used the median price as the main reference where possible, and used the average only when the sample was clean enough.
We then built the rental side separately. For the same neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable properties, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and apartment type to estimate gross rental yield. The gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we did not apply one flat discount to every property. The deduction was adjusted by neighborhood and apartment type, because different apartments have different service charges, vacancy risk, maintenance needs, management costs, agent fees, tax friction, repairs, insurance, sinking fund costs, and building-level expenses.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area was widened.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are central to our work, and they are also what you will find in our real estate pack about Johor.
Related blog posts