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SUMMARY
We analyzed condo rental yields in Johor, as of 2026, for residential condo buyers, using the raw Johor condo rental-yield dataset provided for this article. The work covers current purchase-price estimates, monthly rent estimates, gross yield, net yield, and the practical risks a foreign individual buyer should understand before buying a condo in Johor.
This tracker is updated regularly, so the numbers should be read as a May 2026 snapshot of the Johor condo market rather than a permanent forecast.
The main finding is that Johor studios usually produce the strongest rental yield. The best studio gross yields in the dataset are Larkin and Mount Austin at 5.5%, followed by Tebrau at 5.4%, Bukit Indah, Danga Bay, and Johor Bahru City Centre at 5.3%.
Net yield is much lower than gross yield because a foreign non-resident investor must allow for vacancy, leasing, maintenance, service charges, property tax, and tax friction. In this dataset, most Johor condo net yields sit between about 2.0% and 3.0%.
The strongest practical yield areas are Mount Austin, Larkin, Tebrau, Bukit Indah, and Permas Jaya. These areas combine usable rents with lower entry prices and broader everyday tenant demand than prestige waterfront locations.
The weaker yield profiles appear in Forest City, Puteri Harbour, Medini, and parts of Danga Bay. These areas can still be attractive for lifestyle, master-plan, or capital-appreciation reasons, but their rental-income math is less convincing for a beginner buyer.
Johor Bahru City Centre has the highest modeled rents, with 1-bedroom condos at about RM3,000 per month and 2-bedroom condos at about RM3,900 per month. The problem is that purchase prices are also high, so the net yield does not rise as much as the rent.
The Johor-Singapore story supports the market. The RTS Link, Bukit Chagar, the Second Link side, and the Johor-Singapore Special Economic Zone are all important to rental demand, but they do not lift every condo equally.
For a beginner foreign buyer, the safest Johor condo strategy is not to chase the cheapest unit or the highest gross yield. The better approach is to compare net yield, building quality, service-charge burden, tenant depth, time-to-rent risk, oversupply, and resale liquidity together.
The practical takeaway is simple: Mount Austin, Bukit Indah, Tebrau, Permas Jaya, and selected Johor Bahru City Centre condos offer the clearest income logic, while Danga Bay, Medini, Forest City, and Puteri Harbour require stricter unit selection.
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Condo rental yields in Johor in 2026
This table compares condo rental yields in Johor by neighborhood and unit type, using the May 2026 Johor condo dataset.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studio condos, 1-bedroom condos, and 2-bedroom condos. The net yield figures already reflect a foreign non-resident investor view, including allowances for vacancy, leasing, maintenance, service charges, property tax, and tax friction where applicable.
The source dataset does not provide separate annual condo-fee, occupancy, time-to-rent, or rental-restriction fields by row, so those items should be read through the net-yield estimates and the neighborhood analysis below. Finally, please note you'll find much more detailed data in our real estate pack about Johor.
| Neighborhood | Studio condo average purchase price | Studio condo average monthly rent | Studio condo gross rental yield | Studio condo net rental yield | 1-bedroom condo average purchase price | 1-bedroom condo average monthly rent | 1-bedroom condo gross rental yield | 1-bedroom condo net rental yield | 2-bedroom condo average purchase price | 2-bedroom condo average monthly rent | 2-bedroom condo gross rental yield | 2-bedroom condo net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Bukit Indah | RM360,000 | RM1,600 | 5.3% | 2.8% | RM520,000 | RM2,100 | 4.8% | 2.5% | RM690,000 | RM2,700 | 4.7% | 2.5% |
| Danga Bay | RM430,000 | RM1,900 | 5.3% | 2.7% | RM620,000 | RM2,400 | 4.6% | 2.3% | RM780,000 | RM2,900 | 4.5% | 2.2% |
| Forest City | RM300,000 | RM1,100 | 4.4% | 2.2% | RM430,000 | RM1,500 | 4.2% | 2.1% | RM580,000 | RM1,900 | 3.9% | 2.0% |
| Iskandar Puteri | RM380,000 | RM1,500 | 4.7% | 2.5% | RM560,000 | RM2,000 | 4.3% | 2.2% | RM760,000 | RM2,600 | 4.1% | 2.2% |
| Johor Bahru City Centre | RM520,000 | RM2,300 | 5.3% | 2.7% | RM760,000 | RM3,000 | 4.7% | 2.4% | RM980,000 | RM3,900 | 4.8% | 2.4% |
| Larkin | RM260,000 | RM1,200 | 5.5% | 3.0% | RM380,000 | RM1,500 | 4.7% | 2.6% | RM520,000 | RM1,900 | 4.4% | 2.4% |
| Medini | RM360,000 | RM1,450 | 4.8% | 2.4% | RM520,000 | RM1,900 | 4.4% | 2.2% | RM700,000 | RM2,450 | 4.2% | 2.1% |
| Mount Austin | RM330,000 | RM1,500 | 5.5% | 2.9% | RM480,000 | RM1,950 | 4.9% | 2.6% | RM640,000 | RM2,500 | 4.7% | 2.5% |
| Permas Jaya | RM300,000 | RM1,300 | 5.2% | 2.8% | RM430,000 | RM1,700 | 4.7% | 2.6% | RM580,000 | RM2,200 | 4.6% | 2.5% |
| Plentong | RM250,000 | RM1,050 | 5.0% | 2.7% | RM360,000 | RM1,350 | 4.5% | 2.4% | RM480,000 | RM1,700 | 4.2% | 2.3% |
| Puteri Harbour | RM480,000 | RM1,900 | 4.8% | 2.4% | RM700,000 | RM2,600 | 4.5% | 2.2% | RM950,000 | RM3,500 | 4.4% | 2.2% |
| Setia Tropika | RM340,000 | RM1,450 | 5.1% | 2.7% | RM500,000 | RM1,900 | 4.6% | 2.4% | RM660,000 | RM2,450 | 4.5% | 2.3% |
| Skudai | RM280,000 | RM1,150 | 4.9% | 2.7% | RM400,000 | RM1,500 | 4.5% | 2.4% | RM540,000 | RM1,950 | 4.3% | 2.3% |
| Taman Molek | RM350,000 | RM1,450 | 5.0% | 2.6% | RM500,000 | RM1,900 | 4.6% | 2.4% | RM680,000 | RM2,500 | 4.4% | 2.3% |
| Tebrau | RM300,000 | RM1,350 | 5.4% | 2.8% | RM440,000 | RM1,750 | 4.8% | 2.5% | RM590,000 | RM2,250 | 4.6% | 2.4% |
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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 Mount Austin, Bukit Indah, Tebrau, Permas Jaya, and Larkin.
Mount Austin is the clearest balance between yield and demand. Studio condos are estimated at 5.5% gross yield and 2.9% net yield, while 1-bedroom condos still reach about 4.9% gross yield and 2.6% net yield.
Bukit Indah is less dramatic on paper, but it is easier to understand as a rental market. Studio condos show about 2.8% net yield and 1-bedroom condos show about 2.5% net yield, supported by retail, schools, family demand, and access toward the Second Link side of Johor.
Tebrau and Permas Jaya are practical renter markets. They do not have the prestige of Puteri Harbour or Danga Bay, but their lower entry prices make the rent-to-price relationship more useful for a foreign individual buyer.
Larkin has the highest modeled studio net yield in the table at 3.0%. The caution is that the buyer must be more careful about building management, resale liquidity, parking, lifts, and tenant profile than in more polished lifestyle districts.
Where can I find condos with above-average yields and below-average entry prices in Johor?
The best above-average-yield, below-average-entry options in Johor are Larkin studios, Mount Austin studios, Tebrau studios, Permas Jaya studios, and Plentong 1-bedroom condos.
Larkin studios have one of the lowest modeled entry prices in the dataset at about RM260,000. With estimated rent of RM1,200 per month, they produce about 5.5% gross yield and 3.0% net yield.
Mount Austin studios cost more at about RM330,000, but they also rent for about RM1,500 per month. That gives the same 5.5% gross yield, with better lifestyle demand and a broader young-professional renter base.
Tebrau studios are another practical value point. The estimated purchase price is RM300,000, the monthly rent is RM1,350, and the gross yield is 5.4%.
The local reason is simple. These neighborhoods are not priced mainly for waterfront views, foreign-buyer prestige, or luxury amenities. They are priced for everyday Johor living: work access, malls, schools, roads, and local affordability.
The risk is building quality. In Johor, a cheap condo is only a value opportunity if the building is easy to rent, easy to maintain, and realistic to resell.
Where does the rent level justify the condo purchase price most clearly in Johor?
The rent level most clearly justifies the condo purchase price in Mount Austin, Tebrau, Larkin, Permas Jaya, and Bukit Indah.
Mount Austin is the cleanest example in the Johor condo market. A studio condo at about RM330,000 renting for RM1,500 per month gives 5.5% gross yield, while a 1-bedroom condo at RM480,000 renting for RM1,950 gives 4.9% gross yield.
Tebrau is similar but slightly cheaper. A studio condo at RM300,000 renting for RM1,350 produces 5.4% gross yield, and a 1-bedroom condo at RM440,000 renting for RM1,750 produces 4.8% gross yield.
Johor Bahru City Centre has high rents, but the purchase price rises too. A 1-bedroom condo at RM760,000 renting for RM3,000 per month gives 4.7% gross yield, close to cheaper practical districts.
The trade-off is liquidity versus yield. Johor Bahru City Centre and Danga Bay are easier for foreign buyers to understand, but the rent does not always fully compensate for the higher purchase price and higher building costs.
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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 Bukit Indah, Mount Austin, Johor Bahru City Centre, Taman Molek, and Tebrau.
Bukit Indah is strong for stability because it serves families, professionals, and cross-border households using the western side of Johor. Its 1-bedroom condo net yield is estimated at 2.5%, which is not the highest number, but the tenant base is more stable than in purely investor-led waterfront stock.
Mount Austin has a young-professional and lifestyle rental base. Studios and 1-bedroom condos remain relatively affordable, with estimated net yields of 2.9% and 2.6%, and the area benefits from restaurants, retail, education, and road access.
Johor Bahru City Centre is supported by the Singapore-facing commuter story. The modeled rent is high, with studios at RM2,300 per month and 1-bedroom condos at RM3,000 per month.
Taman Molek and Tebrau are more practical than glamorous. That matters because stable rental income often comes from everyday tenant demand, not from a premium view or a master-plan story.
The real signal is that stable areas may not give the highest spreadsheet yield. A slightly lower yield in Bukit Indah or Johor Bahru City Centre can be better than a higher yield in a weaker building with slow tenant replacement.
Which condo or condo-style unit type gives the best return for the lowest total investment in Johor?
Studio condos give the best return for the lowest total investment in Johor.
Across the table, studio condos usually produce 4.4% to 5.5% gross yield. By comparison, 1-bedroom condos mostly sit around 4.2% to 4.9%, while 2-bedroom condos mostly sit around 3.9% to 4.8%.
The strongest studio examples are Larkin and Mount Austin at 5.5% gross yield, followed by Tebrau at 5.4%. These are useful because the buyer does not need to pay a luxury entry price to get a reasonable rent-to-price relationship.
The reason is local renter budgeting. Many Johor renters want a manageable total monthly cost, especially young professionals, single workers, cross-border commuters, and short-stay tenants.
1-bedroom condos are often the best balance, even when studios have higher yield. They usually have better tenant quality, better resale flexibility, and less micro-unit risk.
2-bedroom condos suit families, sharers, and higher-income tenants, but they require more capital and expose the buyer to higher furnishing, repair, and management costs.
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 Johor Bahru City Centre, Mount Austin, Bukit Indah, Taman Molek, and Tebrau.
Johor Bahru City Centre has the highest modeled rents in the dataset. Studio condos rent for about RM2,300 per month, 1-bedroom condos for RM3,000, and 2-bedroom condos for RM3,900.
The city-centre rental story is linked to cross-border access and the RTS logic. For a foreign buyer, the important point is not only the high rent, but whether the exact building is walkable, convenient, and competitive against nearby towers.
Mount Austin rents are lower but more affordable. A studio at RM1,500 and a 1-bedroom condo at RM1,950 are easier for local tenants to absorb than luxury rents in Johor Bahru City Centre or Puteri Harbour.
Bukit Indah and Taman Molek are stronger for steady households. They are less dependent on tourist-style demand and more supported by schools, retail, roads, families, and everyday services.
The honest interpretation is that low vacancy risk often comes at the cost of slightly lower yield. A buyer may accept that trade-off if the building has good maintenance, manageable service charges, and enough tenant depth.
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Which areas look overpriced relative to their rental income in Johor?
The areas that look most expensive relative to rental income in Johor are Puteri Harbour, Danga Bay, Forest City, and parts of Johor Bahru City Centre luxury stock.
Puteri Harbour shows the clearest prestige discount to yield. A 2-bedroom condo at about RM950,000 renting for RM3,500 per month gives only 4.4% gross yield and 2.2% net yield.
Danga Bay has stronger rental depth than Forest City, but it also has heavy listing competition. A 1-bedroom condo is modeled at RM620,000 and RM2,400 rent, giving 4.6% gross yield and 2.3% net yield.
Forest City looks cheap by purchase price, but rent is also weak. A 2-bedroom condo at RM580,000 renting for RM1,900 per month gives only 3.9% gross yield and 2.0% net yield.
The local reason is that these areas price in waterfront, master-plan, foreign-buyer, or lifestyle expectations. Those premiums can be valid for lifestyle buyers, but they are harder to justify for a rental-income buyer.
Which neighborhoods should I avoid even if the rental yield looks attractive in Johor?
Beginner investors should be careful with Larkin, Plentong, Forest City, and older low-cost stock in Skudai, even when the rental yield looks attractive.
Larkin studios show 5.5% gross yield and 3.0% net yield, the strongest net-yield figure in the table. But that yield comes with weaker prestige, more mixed building stock, and less foreign-buyer resale depth than Bukit Indah or Mount Austin.
Plentong looks cheap, with studios around RM250,000, but the modeled rent is only RM1,050 per month. A small vacancy period or repair bill can erase much of the annual net income.
Forest City has the opposite problem. Prices can look discounted, but rental demand is thinner and more location-specific, with studio net yield at only 2.2%.
Avoid does not mean never buy. It means a beginner should only buy these areas with a clear tenant plan, a strong building, a discounted price, and conservative vacancy assumptions.
Which neighborhoods look risky even though the rental yield is high in Johor?
The high-yield but riskier neighborhoods in Johor are Larkin, Plentong, Skudai, and some older Permas Jaya buildings.
The headline yield can look good because purchase prices are low, not because tenants are unusually strong. This is an important difference for a foreign individual buyer.
Larkin is the main example. A studio yield of 5.5% gross looks attractive, but the investor must check security, lifts, parking, maintenance reserves, tenant profile, and resale liquidity.
Plentong has a 5.0% gross studio yield, but the absolute rent is only RM1,050 per month. That leaves less room for vacancy, repairs, agent fees, and service-charge surprises.
Skudai is useful for affordability-led demand, but it is not one uniform condo market. Buildings near education, retail, and transport are different from older, less connected stock.
A safer alternative is Mount Austin or Tebrau. The yield is still strong, but tenant depth and everyday amenities are clearer.
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What neighborhoods should I avoid when buying a rental condo in Johor?
For a beginner rental-condo investor in Johor, the avoid-or-be-careful list is Forest City, Plentong, weaker Larkin buildings, and oversupplied parts of Danga Bay or Medini.
Forest City should be avoided by beginners unless the purchase price is very low and the tenant plan is clear. The modeled 2-bedroom yield is only 3.9% gross and 2.0% net, which is weak for a remote, supply-heavy market.
Plentong is not a complete avoid, but it is a beginner-risk area. The low purchase price can hide weaker rent depth, weaker resale liquidity, and building-quality variation.
Larkin should be avoided only for weak buildings. The area’s yield is attractive, but poor management or aging facilities can turn a good spreadsheet into a difficult rental.
Danga Bay and Medini should not be avoided completely. Instead, avoid generic units in buildings with many competing listings, high service charges, and no clear rent premium.
The simple rule is to avoid condos where the only attractive feature is the low price. A strong Johor condo investment needs tenant demand, building quality, resale depth, and a realistic net yield.
Which neighborhoods are seeing rental demand weaken, and why, in Johor?
The neighborhoods where rental demand appears weakest or most fragile in Johor are Forest City, parts of Danga Bay, parts of Medini, and some older Skudai or Plentong stock.
Forest City has the clearest structural weakness. It is cheaper than central Johor, but modeled rents are also low, with RM1,100 for studios, RM1,500 for 1-bedroom condos, and RM1,900 for 2-bedroom condos.
Danga Bay is more liquid, but it is crowded. The large number of similar furnished high-rise units means landlords compete on view, furnishing, floor level, building condition, and asking rent.
Medini benefits from Iskandar Puteri growth, but parts of the market still depend on specific tenant demand from Legoland, EduCity, business parks, and nearby employment.
This is not a full structural decline in Johor. It is a warning that supply-heavy high-rise districts need sharper unit selection than more organic neighborhoods like Mount Austin or Bukit Indah.
Which neighborhoods are seeing new developments that could create stronger rental demand in Johor?
The strongest development-driven demand areas in Johor are Johor Bahru City Centre, Bukit Chagar, Iskandar Puteri, Medini, Puteri Harbour, and parts of Tebrau and Senai-Skudai.
The Johor-Singapore Special Economic Zone supports the long-term demand story because it strengthens the link between Johor housing, employment, business activity, and cross-border movement.
Johor Bahru City Centre is the most direct RTS beneficiary. The Bukit Chagar side of the RTS improves the investment logic for walkable or short-commute units near the city centre.
Medini and Iskandar Puteri benefit from institutional, education, leisure, and business-park demand. The caution is that they also have more new supply risk, so new development can help the area while also competing with existing landlords.
The best setup is demand-positive development with limited direct competing supply. A new office, school, hospital, or transport link is usually better for landlords than another tower of similar small units.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Johor?
The Johor neighborhoods becoming more attractive because of infrastructure and transport are Johor Bahru City Centre, Bukit Chagar, Danga Bay, Larkin, Tebrau, and Iskandar Puteri.
Johor Bahru City Centre is the main winner because Bukit Chagar is the Johor-side RTS station area. This supports higher demand for small condos aimed at commuters, Singapore-linked workers, and professionals who value cross-border access.
Danga Bay may benefit indirectly because it sits between the city centre and Iskandar Puteri. However, the benefit is diluted by heavy high-rise competition and higher service charges in some buildings.
Larkin can benefit from its transport role and lower prices, but only better buildings are likely to capture stable tenants. Its 5.5% studio gross yield is attractive, but quality control matters.
Iskandar Puteri benefits more from road links, Second Link access, and JS-SEZ-linked employment than from the RTS itself. That makes it better for 1-bedroom and 2-bedroom renters than for pure commuter studios.
Which neighborhoods have become less attractive for condo investors over the last 12 months in Johor?
The neighborhoods that have become less attractive for yield-focused condo investors are Danga Bay, Puteri Harbour, Medini, and parts of Johor Bahru City Centre luxury stock.
The issue is yield compression. The Johor condo market has benefited from stronger interest in the Johor-Singapore story, but rent does not always rise as quickly as purchase prices.
Danga Bay remains rentable, but high supply and many similar furnished units make it harder to raise rents. A 1-bedroom condo modeled at RM620,000 and RM2,400 rent gives only 4.6% gross yield and 2.3% net yield.
Puteri Harbour has a lifestyle premium. A 2-bedroom condo at about RM950,000 and RM3,500 rent gives 4.4% gross yield and 2.2% net yield, which is modest for an income investor.
Medini is not a bad area, but new supply and investor-owned stock can limit rent growth. For a beginner buyer, the right Medini condo must have a clear tenant reason, not only a master-plan narrative.
These areas can still be good places to live. They are simply weaker for rental yield if the buyer pays a 2025 or 2026 premium price.
Which condo types are becoming harder to rent in Johor, and in which neighborhoods?
The condo types becoming harder to rent in Johor are generic studios in oversupplied high-rise districts and expensive 2-bedroom condos in lifestyle-premium areas.
The problem is strongest in Danga Bay, Medini, Forest City, and Puteri Harbour. These markets contain many similar units, so tenants can compare furnishing, view, floor level, building condition, and rent very easily.
Studios are usually the best-yielding unit type, but not all studios are equal. In Danga Bay or Medini, a weakly furnished studio can sit longer even if the broader area has many renters.
Expensive 2-bedroom condos are harder when the total monthly cost becomes too high for the local tenant base. Puteri Harbour 2-bedroom condos at about RM3,500 rent and Johor Bahru City Centre 2-bedroom condos at about RM3,900 need higher-income tenants, corporate tenants, or families with a strong location reason.
Forest City 2-bedroom condos face a different problem. The modeled rent is only RM1,900, so the issue is not rent being too high. It is narrower tenant depth.
For beginners, the safest unit type is usually a well-located 1-bedroom condo in Mount Austin, Bukit Indah, Tebrau, or Johor Bahru City Centre. Studios can produce better yield, but 1-bedroom condos often give better tenant quality and resale flexibility.
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INSIGHTS
These insights are drawn from the Johor condo rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential condo to rent out.
You’ll find even more insights in our our real estate pack about Johor.
- Johor studios usually beat larger units on yield because they rent efficiently against their purchase price. The strongest examples are Larkin and Mount Austin at 5.5% gross yield, followed by Tebrau at 5.4%.
- Net yield matters more than gross yield in the Johor condo market. Most net yields in the dataset are below 3.0%, which means taxes, vacancy, maintenance, service charges, and leasing costs materially reduce real income.
- Mount Austin looks strongest for beginner investors because it combines decent yield with usable tenant depth. It is not only a spreadsheet play, since the area has lifestyle, retail, education, and road-access demand.
- Larkin gives the highest modeled studio net yield, but it also needs the most careful building selection. The buyer must check lifts, security, parking, maintenance reserves, and resale liquidity before trusting the yield.
- Bukit Indah is a stability market rather than a maximum-yield market. Its 1-bedroom condo net yield of about 2.5% is not exciting, but the area has broader family and professional demand.
- Tebrau studios look attractive because rents stay firm while purchase prices remain moderate. This makes Tebrau useful for buyers who want lower entry cost without relying on a speculative waterfront story.
- Permas Jaya offers practical Johor rentals with less foreign-buyer price pressure than Danga Bay. Its studio net yield of 2.8% is supported by everyday affordability rather than prestige.
- Danga Bay has demand, but high listing competition weakens real net returns. A 1-bedroom condo at 2.3% net yield is not enough by itself unless the unit has a clear view, furnishing, floor, or building advantage.
- Forest City looks cheap, but low rent depth makes the headline price less useful. Its 2-bedroom condo net yield of 2.0% is the weakest figure in the table.
- Puteri Harbour suits lifestyle buyers better than yield-first condo investors. High entry prices and premium positioning compress net returns, especially for 2-bedroom condos.
- Johor Bahru City Centre has strong rent levels, but high purchase prices cap the yield. The area is important for stability and cross-border demand, not necessarily maximum income return.
- Medini benefits from Iskandar activity, but new supply keeps net yields modest. Buyers should favor buildings with a clear tenant base rather than assuming all Iskandar Puteri growth converts into rent.
- High-rise oversupply matters most in Danga Bay, Medini, Puteri Harbour, and Forest City. In these districts, a generic unit competes directly with many similar furnished condos.
- Johor 2-bedroom condos rarely beat studios on yield. They can reduce tenant turnover and attract families, but they usually require much more capital for a similar or weaker percentage return.
- The RTS and JS-SEZ story supports Johor prices, but not every condo rent rises equally. The biggest winners are likely to be convenient, well-managed buildings with a clear commute or employment link.
- For foreigners, Malaysia’s non-resident tax treatment materially lowers apparent rental returns. This is why the gap between gross and net yield is especially important in the Johor condo market.
- The most important Johor condo risk is not simply the neighborhood name. It is whether the exact building has tenant depth, manageable service charges, clean maintenance, acceptable rental rules, and resale liquidity.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Johor neighborhoods, we built our own dataset manually from the ground up. We did not reuse a third-party yield table or treat an external dataset as the source of truth.
For each Johor neighborhood and condo type covered in the tracker, we manually researched current residential sale and rental listings across major Malaysia property platforms such as PropertyGuru Malaysia, iProperty Malaysia, and Mudah.my.
First, we collected sale listings for each neighborhood and property type. We then cleaned the sample and kept only reasonably comparable condo-style units based on location, property type, size, condition, and listing quality.
Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and other non-comparable properties were removed when they would distort the estimate.
After cleaning the sale sample, we estimated a realistic purchase price. The median price was used as the main reference where possible, and the average was used only when the sample was clean enough to avoid distortion.
We then built the rental side separately. For the same Johor neighborhood and condo type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and condo 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 avoided applying one flat discount to every property. The deduction was adjusted by neighborhood and condo type because different residential properties have different cost structures and different vacancy risks.
For Johor condos, the net-yield estimate pays attention to the costs and risks that matter most to an investor: service charges, building maintenance, vacancy risk, leasing costs, agent fees, management friction, tax friction, repairs, property tax, and other operating costs when relevant.
We also consider condo-specific factors when the information is available. These include building quality, maintenance condition, service-charge burden, reserve-fund risk, rental rules, tenant depth, oversupply, and resale liquidity.
Each estimate is assigned a confidence level based on the quality and size of the comparable listing sample. A segment with 30 to 40 comparable listings has higher confidence, 20 to 30 comparable listings is usable but less robust, and fewer than 20 comparable listings is directional only unless the comparable area is 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 at the core of our work, and they are also what you will find in our real estate pack about Johor.
