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 condo rental market is booming in 2026, driven by the upcoming RTS Link to Singapore and the Johor-Singapore Special Economic Zone.
This guide breaks down everything you need to know about rental yields, tenant budgets, neighborhood performance, and hidden costs for Johor condos.
We constantly update this blog post with fresh data and market insights to keep you informed.
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.
What rental yields can I realistically get from a condo in Johor?
What's the average gross rental yield for condos in Johor as of 2026?
As of early 2026, the average gross rental yield for condos in Johor Bahru and Iskandar Puteri sits around 5.6%, though prime locations near the CIQ checkpoint and future RTS Link station can push yields to 6% to 8%.
The realistic range for most condo investments in Johor spans from 4.5% to 6.8%, depending on whether you buy at market price or negotiate a good deal in a secondary neighborhood.
The main factor that causes Johor condo yields to vary is the "Singapore commuter premium" in pricing: buildings close to the CIQ border crossing or the upcoming Bukit Chagar RTS station often have inflated purchase prices that compress yields, even though rents remain strong.
Compared to Kuala Lumpur (where gross yields average around 5.2%) or Penang (around 3.7%), Johor Bahru consistently offers higher returns, making it one of the most attractive rental markets in Malaysia right now.
What's the average net rental yield for condos in Johor as of 2026?
As of early 2026, the average net rental yield for condos in Johor Bahru is approximately 3.8%, once you factor in all recurring ownership costs like maintenance fees, property taxes, vacancy, and minor repairs.
Most condo investors in Johor can realistically expect net yields between 2.8% and 4.8%, with the higher end achievable if you keep HOA fees low and maintain strong occupancy.
The single biggest expense that erodes your gross yield in Johor is the monthly maintenance and sinking fund contribution, which can consume 12% to 18% of your rental income in buildings with extensive facilities like pools, gyms, and 24-hour security.
By the way, we have much more granular data about rental yields in our property pack about Johor.
What's the typical rent-to-price ratio for condos in Johor in 2026?
As of early 2026, the typical monthly rent-to-price ratio for condos in Johor Bahru ranges from 0.38% to 0.55%, which translates to an annual gross yield of roughly 4.5% to 6.6%.
This range covers most condo transactions in Johor, with lower ratios in luxury waterfront projects like Danga Bay and higher ratios in suburban areas like Tebrau or Mount Austin.
The neighborhoods with the highest rent-to-price ratios in Johor are typically those slightly away from the prime CIQ corridor, including Kangkar Tebrau, Permas Jaya, and Skudai, where purchase prices are more affordable but rents stay relatively stable due to local tenant demand.
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How much rent can I charge for a condo in Johor?
What's the typical tenant budget range for condos in Johor right now?
The typical monthly tenant budget for renting a condo in Johor ranges from RM1,500 to RM3,500 (approximately USD 320 to USD 750, or EUR 300 to EUR 700), depending on whether the tenant is a local household or a Singapore-linked commuter.
For entry-level condos in Johor, local tenants typically budget RM1,300 to RM1,800 per month (about USD 280 to USD 385, or EUR 260 to EUR 360), which gets them a basic furnished unit in suburban areas like Skudai or older buildings in Permas Jaya.
Mid-range condo tenants in Johor typically budget RM1,800 to RM2,800 per month (about USD 385 to USD 600, or EUR 360 to EUR 560), targeting newer towers with good facilities in areas like Mount Austin, Tebrau, or parts of Iskandar Puteri.
For high-end or luxury condos near the CIQ checkpoint, Danga Bay waterfront, or Puteri Harbour, tenants budget RM3,000 to RM5,000+ per month (about USD 640 to USD 1,070+, or EUR 600 to EUR 1,000+), often driven by Singaporean professionals or expatriates seeking convenience and quality.
You can also check our latest update about rents in Johor here.
What's the average monthly rent for a 1-bed condo in Johor as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom condo in Johor Bahru is approximately RM1,700 (about USD 365, or EUR 340).
At the entry-level, a decent 1-bed condo in Johor rents for RM1,300 to RM1,600 per month (USD 280 to USD 345, or EUR 260 to EUR 320), and this typically gets you a smaller unit around 450 to 550 square feet in an older building or suburban location like Skudai.
For mid-range 1-bed condos in Johor, expect rents of RM1,600 to RM2,000 per month (USD 345 to USD 430, or EUR 320 to EUR 400), which usually means a newer tower with a pool and gym in areas like Mount Austin or Tebrau.
High-end 1-bed condos in prime Johor locations like JB City Centre or Danga Bay command RM2,000 to RM2,500+ per month (USD 430 to USD 535+, or EUR 400 to EUR 500+), offering modern finishes, good views, and walkable access to the CIQ checkpoint.
What's the average monthly rent for a 2-bed condo in Johor as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom condo in Johor Bahru is approximately RM2,300 (about USD 490, or EUR 460).
Entry-level 2-bed condos in Johor rent for RM1,700 to RM2,000 per month (USD 365 to USD 430, or EUR 340 to EUR 400), and these are typically older units around 800 to 900 square feet in neighborhoods like Permas Jaya or Taman Daya.
Mid-range 2-bed condos in Johor command RM2,000 to RM2,600 per month (USD 430 to USD 555, or EUR 400 to EUR 520), offering around 900 to 1,100 square feet in well-maintained towers with standard facilities in Mount Austin or Kangkar Tebrau.
Luxury 2-bed condos in Johor's prime areas like Danga Bay, Bukit Chagar, or R&F Princess Cove rent for RM2,800 to RM3,500+ per month (USD 600 to USD 750+, or EUR 560 to EUR 700+), featuring high-end finishes, waterfront views, and premium amenities.
What's the average monthly rent for a 3-bed condo in Johor as of 2026?
As of early 2026, the average monthly rent for a 3-bedroom condo in Johor Bahru is approximately RM3,000 (about USD 640, or EUR 600).
Decent entry-level 3-bed condos in Johor rent for RM2,200 to RM2,600 per month (USD 470 to USD 555, or EUR 440 to EUR 520), typically offering around 1,100 to 1,300 square feet in suburban locations like Skudai or Taman Molek.
Mid-range 3-bed condos in Johor command RM2,800 to RM3,400 per month (USD 600 to USD 730, or EUR 560 to EUR 680), and these units usually range from 1,200 to 1,500 square feet in popular areas like Mount Austin or Medini.
Luxury 3-bed condos in Johor's prime waterfront and city-centre locations rent for RM3,500 to RM4,500+ per month (USD 750 to USD 965+, or EUR 700 to EUR 900+), featuring spacious layouts of 1,500 square feet or more with top-tier facilities and views.
How fast do well-priced condos get rented in Johor?
A well-priced condo in Johor Bahru typically gets rented within 2 to 4 weeks, especially if it's nicely furnished and located near public transport or the CIQ border crossing.
The typical vacancy rate for condos in Johor hovers around 8% when you factor in turnover time between tenants, though this can be higher in oversupplied areas or lower in high-demand neighborhoods near the future RTS Link station.
The main factors that cause some Johor condos to rent faster than others are proximity to the Singapore checkpoint (CIQ), quality of furnishing, reasonable pricing relative to neighbors, and whether the building allows short-term or flexible leases for cross-border tenants.
And if you want to know what should be the right price, check our latest update on how much a condo should cost in Johor.
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 condo type gives the best yield in Johor?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed condos in Johor as of 2026?
As of early 2026, studios and 1-bedroom condos typically offer the best rental yields in Johor Bahru because they command higher rent per square foot while having lower purchase prices compared to larger units.
The typical gross rental yield range in Johor is approximately 5.5% to 7% for studios and 1-beds, 5% to 6% for 2-beds, and 4.5% to 5.5% for 3-beds, with 4-bed units often delivering the weakest yields unless purchased at a significant discount.
The main reason smaller units outperform in Johor is the strong demand from Singapore commuters and young professionals who prioritize location and affordability over space, creating a larger tenant pool competing for compact, well-located units near the CIQ or future RTS Link.
Which amenities are best if you want a good yield for your condo in Johor?
The top amenities that positively impact rental yield for Johor condos are reliable 24-hour security with access control, dedicated parking (a big deal outside the absolute city core), good Wi-Fi infrastructure, and practical furnishing that allows tenants to move in immediately.
Mid-to-high floors in Johor condos tend to rent faster and command slightly higher rents because they offer better views, reduced noise from nearby highways, and improved air circulation in Johor's humid climate.
Balconies in Johor condos are a moderate plus for tenants since they provide outdoor space for drying laundry and enjoying airflow, but only if the balcony is usable rather than tiny or facing a noisy road.
Building amenities like pools and gyms can justify slightly higher rents in Johor, but they also push up monthly HOA fees, so the net yield benefit is often neutral unless the building maintains reasonable maintenance charges below RM0.40 per square foot.
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Which neighborhoods give the best rental demand for condos in Johor?
Which condo neighborhoods have the highest rental demand in Johor as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for condos in Johor are JB City Centre near the CIQ checkpoint, Bukit Chagar (the future RTS Link station area), Danga Bay waterfront, Mount Austin, Tebrau corridor, and Medini in Iskandar Puteri.
The main demand driver in these Johor neighborhoods is proximity to Singapore access points: tenants who work in Singapore but live in Johor are willing to pay premium rents to minimize their daily commute across the Causeway or Second Link.
In these high-demand Johor neighborhoods, well-priced condos typically rent within 2 to 3 weeks, with vacancy rates closer to 5% to 6%, significantly better than the Johor-wide average.
An emerging neighborhood gaining rental momentum in Johor is Bukit Chagar, where developers are launching new projects in anticipation of the RTS Link completion in 2027, drawing both investors and forward-looking tenants.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Johor.
Which condo neighborhoods have the highest yields in Johor as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for condos in Johor are Mount Austin, Taman Daya, Kangkar Tebrau, Permas Jaya, and select pockets of Skudai, where purchase prices remain affordable relative to rental income.
The typical gross rental yield range in these top-yielding Johor neighborhoods is 5.5% to 7%, compared to 4% to 5.5% in prime waterfront locations like Danga Bay or Puteri Harbour.
The main reason these Johor neighborhoods offer higher yields is that purchase prices have not been inflated by the "Singapore commuter premium" as much as city-centre locations, while rents stay supported by steady local demand from Malaysian families and working professionals.
We have a whole part covering all the neighborhoods in our pack about buying a property 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.
Should I do long-term rental or short-term rental in Johor?
Is short-term rental legal for condos in Johor as of 2026?
As of early 2026, short-term rental is not explicitly illegal in Johor, but whether you can operate one depends entirely on your specific condo building's strata by-laws and management rules, which can restrict or prohibit Airbnb-style rentals.
The main legal requirements for operating a short-term rental condo in Johor include obtaining written approval from your building's Joint Management Body (JMB) or Management Corporation (MC), complying with any minimum-stay rules, and declaring rental income for Malaysian tax purposes.
In Johor Bahru, an estimated 0% of the approximately 5,000 Airbnb listings are officially licensed, which means enforcement is currently lenient, but this could change as Malaysia's federal government is developing nationwide Short-Term Residential Accommodation (STRA) guidelines expected in 2026.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Johor.
What's the gross yield difference short-term vs long-term in Johor in 2026?
As of early 2026, short-term rentals in Johor can generate gross yields of 6.5% to 9%, compared to around 5.6% for long-term rentals, representing a potential uplift of 1 to 3 percentage points.
The typical gross yield for long-term condo rentals in Johor is 4.5% to 6.5%, while professionally managed short-term rentals in buildings that allow them can achieve 6% to 9%, though average Airbnb occupancy in Johor Bahru sits around 44%, which limits actual returns.
The main additional costs that reduce the net yield advantage of short-term rentals in Johor include platform fees (around 3% to 15%), professional cleaning and laundry between guests, higher furnishing and replacement costs, and potentially hiring a property manager charging 15% to 25% of revenue.
To outperform a long-term rental in Johor, a short-term rental typically needs to achieve at least 55% to 60% occupancy annually, which is above the current Johor Bahru average and requires strong marketing, good reviews, and a prime location near the CIQ or tourist attractions.
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What costs will destroy my net yield for a condo in Johor?
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Johor.
What are condo HOA fees as a % of rent in Johor as of 2026?
As of early 2026, the typical HOA fee (maintenance plus sinking fund) for condos in Johor consumes about 12% of monthly rent, which works out to roughly RM250 to RM400 per month (USD 55 to USD 85, or EUR 50 to EUR 80) for a mid-range unit.
The realistic range of HOA fees in Johor spans from 8% to 18% of rent, with lower percentages in basic buildings in suburban areas like Skudai (RM0.20 to RM0.35 per square foot) and higher percentages in luxury towers with extensive facilities in Danga Bay or Puteri Harbour (RM0.50 to RM1.00 per square foot).
Amenities that typically justify higher-than-average HOA fees in Johor include resort-style swimming pools, well-staffed 24-hour security with multiple access points, landscaped common areas, and concierge services in towers targeting Singapore buyers or expatriates.
What annual maintenance budget should I assume for a condo in Johor right now?
The typical annual maintenance budget for a condo owner in Johor is approximately 0.5% of property value, which works out to around RM2,500 to RM3,500 per year (USD 535 to USD 750, or EUR 500 to EUR 700) for a mid-range unit.
The realistic range of annual maintenance costs in Johor spans from RM1,500 to RM5,000 (USD 320 to USD 1,070, or EUR 300 to EUR 1,000), depending on the condo's age, condition, and how much wear and tear your tenants cause.
The most common maintenance expenses condo owners face annually in Johor are air-conditioning servicing and repairs (critical in Johor's humid climate), water heater replacements, minor plumbing fixes, repainting between tenants, and periodic furniture or appliance upgrades to stay competitive in the rental market.
What property taxes should I expect for a condo in Johor as of 2026?
As of early 2026, the typical annual property tax for a condo in Johor ranges from RM600 to RM2,000 (USD 130 to USD 430, or EUR 120 to EUR 400), combining both assessment tax (cukai taksiran) and quit rent (cukai tanah).
The realistic range of property taxes in Johor depends on your condo's assessed value and location: units in MBJB (Johor Bahru City Council) areas pay slightly different rates than those in MBIP (Iskandar Puteri City Council) zones, with larger or higher-value units paying more.
Property taxes for condos in Johor are calculated by multiplying the property's estimated annual rental value (or market value in Johor's case, which uses "Improved Value") by the council's rate percentage, which typically ranges from 0.08% to 0.12% for residential condos.
There are limited property tax exemptions in Johor, though some low-cost housing categories may qualify for reduced rates, and owners can apply for remission if a property is vacant for an extended period by notifying the council in writing within 7 days of vacancy.
How much does condo insurance cost in Johor in 2026?
As of early 2026, the typical annual condo insurance cost in Johor is approximately RM300 (USD 65, or EUR 60) for a standard landlord or contents policy.
The realistic range of annual condo insurance costs in Johor spans from RM200 to RM600 (USD 45 to USD 130, or EUR 40 to EUR 120), depending on the sum insured, coverage level, and any add-ons like rental default protection or broader liability coverage.
What's the typical property management fee for condos in Johor as of 2026?
As of early 2026, the typical property management fee for long-term rental condos in Johor is around 8% of monthly rent, which works out to roughly RM180 to RM280 per month (USD 40 to USD 60, or EUR 35 to EUR 55) for an average unit.
The realistic range of property management fees in Johor spans from 6% to 10% of collected rent for long-term rentals, while short-term rental management typically costs 15% to 25% due to the additional work of guest communications, cleaning coordination, and dynamic pricing.
Standard property management services in Johor typically include tenant sourcing, lease agreement preparation, rent collection, coordinating minor repairs, and periodic property inspections, though tenant placement or lease renewal fees may be charged separately.
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 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 (JPPH) | Malaysia's official property market statistics arm under the government valuation department. | We used NAPIC's Southern Region reports to ground Johor's transaction activity and supply context. We treated it as the macro "reality check" behind our rent and yield expectations. |
| DOSM OpenDOSM | Malaysia's national statistics office presenting official open data. | We used Johor household income levels to estimate realistic tenant rent budgets. We then cross-checked those budgets against actual asking rents on major listing portals. |
| EdgeProp (citing JLL Malaysia) | A major national property newsroom citing a named international research firm. | We used the RM-per-square-foot transaction benchmarks as a price anchor for JB high-rise product. We then paired this with portal rents to calculate yields. |
| PropertyGuru Malaysia | The largest mainstream property listing portal in Malaysia with extensive listing volume. | We used current asking rents to estimate realistic rent levels by bedroom type. We applied a small discount to reflect negotiated deals in our yield calculations. |
| MBJB (Johor Bahru City Council) | The city council's official rules for local property assessment tax rates. | We used the posted percentage rates to estimate annual assessment tax on condos in MBJB areas. We then translated that into a percentage of rent drag on net yield. |
| MBIP (Iskandar Puteri City Council) | The official local authority for large parts of Iskandar Puteri and Nusajaya. | We used it to confirm that condos in the Iskandar Puteri jurisdiction also face council assessment taxes. We treat MBJB vs MBIP as a key location-specific cost difference. |
| PTG Johor (Land Office) | The official state land office guidance for land tax obligations. | We used it to anchor that quit rent exists alongside council assessment tax. We then estimated typical condo quit rent magnitudes for our net yield calculations. |
| Strata Management Act 2013 | The Attorney General's Chambers "Law of Malaysia" portal for primary legislation. | We used it to explain that condo living is governed by strata rules. We referenced this as the legal foundation for building-specific short-term rental restrictions. |
| Global Property Guide | An independent international property research platform tracking rental yields worldwide. | We used their Malaysia yield data to benchmark Johor against national averages. We validated their figures against our own calculations from local sources. |
| Airbtics | A specialized short-term rental analytics platform tracking Airbnb listings and regulations. | We used their Johor Bahru listing counts and occupancy data to assess short-term rental market conditions. We referenced their licensing statistics to explain current enforcement levels. |
| IQI Global | A major regional real estate agency with market research capabilities. | We referenced their Johor market commentary for context on RTS Link impact and investor sentiment. We cross-checked their yield estimates against our primary sources. |
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