What are rents like in Johor right now? (January 2026)

Johor's rental market is heating up in 2026, driven by cross-border demand from Singapore and major infrastructure projects like the RTS Link.

Whether you're a landlord or investor, understanding current rent levels in Johor helps you make smarter decisions.

We constantly update this blog post with the latest rental data for Johor's residential market.

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.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Johor. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Johor as of 2026?

What's the average monthly rent for a studio in Johor as of 2026?

As of January 2026, the typical monthly rent for a studio in Johor is around RM 1,600, or about $395 USD / €370 EUR.

Most studio rentals in Johor fall within RM 1,200 to RM 2,200 per month ($300 to $545 USD / €280 to €510 EUR), depending on location and condition.

The main factors causing studio rents to vary include proximity to the CIQ border crossing, building age, furnishing level, and whether the property is in prime Johor Bahru or a secondary town.

What's the average monthly rent for a 1-bedroom in Johor as of 2026?

As of January 2026, the typical monthly rent for a 1-bedroom in Johor is around RM 1,800, or approximately $445 USD / €420 EUR.

Most 1-bedroom rentals fall within RM 1,400 to RM 2,600 per month ($345 to $640 USD / €325 to €605 EUR).

The cheapest 1-bedroom rents are in Skudai, Kulai, and older Tebrau areas, while the highest cluster in R&F Princess Cove, Danga Bay, and JB City Centre near CIQ.

What's the average monthly rent for a 2-bedroom in Johor as of 2026?

As of January 2026, the typical monthly rent for a 2-bedroom in Johor is around RM 2,200, or approximately $545 USD / €510 EUR.

Most 2-bedroom rentals fall within RM 1,700 to RM 3,200 per month ($420 to $790 USD / €395 to €745 EUR).

The cheapest 2-bedroom rents are in Skudai, Mutiara Rini, and older walk-ups, while the most expensive are in Danga Bay, Puteri Harbour, and premium towers near JB Sentral.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Johor.

What's the average rent per square meter in Johor as of 2026?

As of January 2026, the typical rent per square meter in Johor is around RM 32 per month, or approximately $8 USD / €7.50 EUR.

Rent per square meter ranges from RM 25 to RM 45 ($6 to $11 USD / €5.80 to €10.50 EUR), depending on neighborhood and building quality.

Compared to Kuala Lumpur (RM 50 to RM 60 per sqm in prime areas), Johor offers significantly better value for tenants wanting more space while staying close to Singapore.

Properties pushing above-average rent per sqm typically feature waterfront views, newer construction, full furnishing, strong security, and walking distance to CIQ.

How much have rents changed year-over-year in Johor in 2026?

As of January 2026, rents in Johor have increased approximately 4% year-over-year, with a plausible range of 2% to 7% depending on submarket.

Key factors driving rent changes include RTS Link progress, the Johor-Singapore Special Economic Zone, easing MM2H visa rules, and continued demand from Malaysians working across the border.

This year's rent growth is slightly higher than last year, as infrastructure catalysts near completion and cross-border demand has intensified.

What's the outlook for rent growth in Johor in 2026?

As of January 2026, projected rent growth for Johor over the full year is 3% to 6%, with potential for higher gains in specific micro-markets.

Key influencing factors include the RTS Link opening timeline, new condo absorption rates, Singapore's economic health, and cross-border worker demand for affordable housing.

Neighborhoods expected to see strongest growth include Bukit Chagar and JB Sentral near the future RTS station, waterfront areas like Danga Bay and Puteri Harbour, and Iskandar Puteri's Medini district.

Risks that could alter projections include oversupply of new completions, macroeconomic slowdowns affecting Singapore's labor market, infrastructure delays, or currency shifts affecting cross-border tenant affordability.

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 rent best in Johor as of 2026?

Which neighborhoods have the highest rents in Johor as of 2026?

As of January 2026, the three neighborhoods with highest rents in Johor are R&F Princess Cove near CIQ, Puteri Harbour, and Danga Bay, where 2-bedrooms reach RM 3,500 to RM 4,500 per month ($865 to $1,110 USD / €815 to €1,050 EUR).

These neighborhoods command premium rents due to waterfront living, newer towers with resort amenities, strong security, and convenience for Singapore commuters or those seeking international lifestyles.

Typical tenants include Singaporean investors, Malaysian professionals working in Singapore, expats on corporate packages, and affluent families valuing gated communities and marina access.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Johor.

Where do young professionals prefer to rent in Johor right now?

The top three neighborhoods for young professionals in Johor are Taman Mount Austin, Taman Molek, and the Tebrau corridor, offering affordability, lifestyle amenities, and commuting convenience.

Young professionals typically pay RM 1,400 to RM 2,200 per month ($345 to $545 USD / €325 to €510 EUR) for 1-bedroom or small 2-bedroom units.

Attractions include abundant food and cafe options, coworking-friendly spots, gyms, and easy highway access to JB Sentral and CIQ.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Johor.

Where do families prefer to rent in Johor right now?

The top three neighborhoods for families in Johor are Bukit Indah, Permas Jaya, and Horizon Hills, offering larger homes, mature amenities, and quieter suburban environments.

Families renting 2 to 3 bedrooms typically pay RM 2,000 to RM 4,000 per month ($495 to $990 USD / €465 to €930 EUR), depending on whether it's landed or high-rise.

Key attractions include spacious layouts, covered parking, proximity to supermarkets and healthcare, lower traffic density, and gated security.

Nearby schools include Fairview International School, Sri Ara Schools in Bukit Indah, Austin Heights International School, and several national schools in Permas Jaya and Horizon Hills.

Which areas near transit or universities rent faster in Johor in 2026?

As of January 2026, the three fastest-renting areas near transit or universities in Johor are Bukit Chagar near JB Sentral, Skudai near UTM, and EduCity in Iskandar Puteri.

Properties in these areas typically stay listed just 15 to 20 days, compared to the Johor-wide average of 25 days for condos.

The typical rent premium for walking distance to transit or universities is RM 200 to RM 400 per month ($50 to $100 USD / €45 to €95 EUR) above comparable units further away.

Which neighborhoods are most popular with expats in Johor right now?

The top three expat neighborhoods in Johor are Puteri Harbour, Horizon Hills, and Medini, offering international-standard living with strong security and modern amenities.

Expats typically pay RM 2,500 to RM 5,000 per month ($615 to $1,235 USD / €580 to €1,160 EUR) for 2 to 3 bedroom units.

Attractions include gated communities, marina lifestyle at Puteri Harbour, proximity to international schools, golf courses, and established expat communities.

The most represented nationalities include Singaporeans, Japanese, Koreans, and Western expats from Europe and North America, many working in multinationals or retired under MM2H.

And if you are also an expat, you may want to read our exhaustive guide for expats in Johor.

Who rents, and what do tenants want in Johor right now?

What tenant profiles dominate rentals in Johor?

The top three tenant profiles in Johor are Malaysians working in Singapore, local Johor households, and young professionals seeking affordable urban living.

Malaysians working in Singapore represent 35% to 40% of JB and Iskandar Puteri rentals, local households account for 30% to 35%, and young professionals make up 20% to 25%, with expats and Singaporeans filling the remainder.

Malaysians working in Singapore seek furnished studios and 1-bedrooms near CIQ, local households prefer 2 to 3 bedrooms in suburbs, and young professionals look for mid-range condos in lifestyle neighborhoods like Taman Mount Austin.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Johor.

Do tenants prefer furnished or unfurnished in Johor?

In Johor, roughly 60% to 65% of tenants prefer furnished for smaller units, while for larger family homes, unfurnished or partially furnished represents 50% to 55% of that segment.

The typical furnished premium is RM 200 to RM 400 per month ($50 to $100 USD / €45 to €95 EUR), depending on furnishing quality.

Tenants preferring furnished include cross-border workers, short-term tenants, expats on corporate relocations, and young professionals wanting quick move-in.

Which amenities increase rent the most in Johor?

The top five rent-boosting amenities in Johor are security with access control, covered allocated parking, strong internet connectivity, pool and gym facilities, and CIQ or transit proximity.

Gated security adds RM 150 to RM 300 per month, covered parking RM 100 to RM 200, high-speed internet RM 50 to RM 100, pool/gym RM 100 to RM 200, and CIQ proximity RM 300 to RM 500 ($75 to $125 USD / €70 to €115 EUR for mid-range premiums).

In our property pack covering the real estate market in Johor, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Johor?

The top five ROI renovations in Johor are fresh paint and durable flooring, AC servicing or replacement, kitchen and bathroom refreshes, basic furnishing packages, and improved lighting.

Paint and flooring costs RM 3,000 to RM 8,000 and adds RM 100 to RM 200 monthly; AC costs RM 1,500 to RM 3,000 and adds RM 50 to RM 150; kitchen/bath refreshes cost RM 5,000 to RM 15,000 and add RM 100 to RM 300; basic furniture costs RM 5,000 to RM 10,000 and adds RM 200 to RM 400; lighting costs RM 500 to RM 2,000 and adds RM 50 to RM 100.

Poor ROI renovations to avoid include high-end marble countertops, luxury built-in wardrobes, premium brand appliances, and extensive structural changes, as tenants value move-in readiness over bespoke finishes.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Malaysia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

How strong is rental demand in Johor as of 2026?

What's the vacancy rate for rentals in Johor as of 2026?

As of January 2026, the estimated vacancy rate for rental properties in Johor is around 7%.

Vacancy ranges from about 5% in prime, well-priced condos near CIQ and Puteri Harbour to around 10% or higher in oversupplied high-rise pockets and older buildings.

The current rate is slightly improved compared to the historical average of 8% to 10% during 2022 to 2024, reflecting stronger absorption as cross-border demand picked up.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Johor.

How many days do rentals stay listed in Johor as of 2026?

As of January 2026, rentals in Johor stay listed approximately 25 days for condos and 35 to 60 days for landed homes.

Days on market ranges from about 15 days for well-priced studios near CIQ to 60+ days for larger landed homes in suburban areas requiring specific tenant matches.

Current days-on-market is roughly 10% to 15% faster than one year ago, as cross-border worker demand has intensified and landlords have become more competitive.

Which months have peak tenant demand in Johor?

Peak tenant demand in Johor occurs in February to March and July to September, driven by work relocations, mid-year moves, and education cycles.

Key drivers include university academic years at UTM and EduCity institutions, post-holiday job changes, and corporate transfer timing for cross-border workers.

Lowest demand occurs November to January, when year-end holidays slow relocation activity and tenants delay moves until after the new year.

What will my monthly costs be in Johor as of 2026?

What property taxes should landlords expect in Johor as of 2026?

As of January 2026, landlords in Johor should expect two main property taxes: assessment tax to the local council (RM 500 to RM 2,000/year) and quit rent to the state land office (RM 50 to RM 300/year), totaling roughly $135 to $570 USD / €125 to €535 EUR annually.

The range depends on property value and location, with smaller apartments in secondary areas paying as little as RM 400 combined, while larger landed homes or premium condos in JB can pay RM 2,500 or more.

Assessment tax is based on annual rental value as assessed by the local council, while quit rent is determined by the state land office based on land category and size.

Please note that, in our property pack covering the real estate market in Johor, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What maintenance budget per year is realistic in Johor right now?

The realistic annual maintenance budget in Johor is RM 4,000 to RM 9,000 for condos ($990 to $2,220 USD / €930 to €2,095 EUR) and RM 2,500 to RM 6,000 for landed homes ($615 to $1,480 USD / €580 to €1,395 EUR).

The range depends on property age: newer condos in good condition cost RM 3,500 to RM 5,000/year, while older buildings needing repairs can reach RM 10,000+, especially for major items like AC or water heater replacement.

Landlords in Johor typically set aside 15% to 20% of rental income for maintenance, covering strata fees, minor repairs, AC servicing, and occasional appliance replacements.

What utilities do landlords often pay in Johor right now?

In Johor, landlords most commonly pay water in all-inclusive furnished rentals and sometimes internet for short-term lets, while electricity is almost always tenant-paid.

When landlords cover water, typical cost is RM 30 to RM 80/month ($7 to $20 USD / €7 to €19 EUR); internet packages cost RM 100 to RM 150/month ($25 to $37 USD / €23 to €35 EUR).

Standard practice is tenants pay electricity to TNB, water to Ranhill SAJ, and sewerage to IWK directly, unless the tenancy specifies all-inclusive rent (more common for short-term furnished rentals near CIQ).

How is rental income taxed in Johor as of 2026?

As of January 2026, rental income in Malaysia is taxable under Section 4(d) of the Income Tax Act, with effective rates depending on total chargeable income and residency status (0% to 30% for residents under progressive bands).

Deductible expenses include assessment tax, quit rent, fire insurance, loan interest, repair and maintenance costs, and agent commissions.

Common Johor-specific mistakes include failing to distinguish capital from revenue expenses (renovations that improve rather than maintain may not be deductible) and not keeping proper records if tenants pay in Singapore dollars.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Johor.

We made this infographic to show you how property prices in Malaysia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What 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
Global Property Guide	Long-running international property data publisher with documented methodology.	We used it as our anchor for Johor Bahru and Iskandar Puteri asking rents by unit type, then adjusted for Johor-wide estimates.
Bank Negara Malaysia	Malaysia's central bank and official exchange-rate data portal.	We used it to ground USD to MYR conversions, keeping rates conservative and close to late-2025 levels.
Exchange Rates UK	Transparent, date-stamped historical FX table.	We used it as a cross-check for USD/MYR around end-2025 to convert rent anchors into MYR.
Nawawi Tie Leung (NTL)	Professional valuation and real-estate advisory publication citing NAPIC data.	We used it for housing stock concentration, demand drivers like RTS Link and JS-SEZ, and supply conditions.
MBJB (Johor Bahru City Council)	Official local authority site for Johor Bahru's assessment tax.	We used it to explain property tax structure and monthly costs for landlords.
PTG Johor (State Land Office)	Official Johor state land office portal for quit rent and land matters.	We used it to explain quit rent as a separate annual landlord cost.
LHDN (Inland Revenue Board)	Official public ruling, primary source for Malaysia tax treatment.	We used it to anchor how rental income is taxed under Section 4(d).
PwC Malaysia	Top-tier tax advisory firm and widely relied-on tax reference.	We used it as a secondary cross-check for Malaysia's personal tax framework.
Tenaga Nasional Berhad (TNB)	National electricity utility's official tariff page.	We used it to describe electricity as tenant-paid and provide utility budgeting guidance.
Suruhanjaya Tenaga (Energy Commission)	Regulator's official statement on Peninsular Malaysia electricity tariffs.	We used it to confirm the tariff schedule timeframe applying in Johor.
Ranhill SAJ	State water operator's official tariff table for Johor.	We used it to provide checkable water-cost schedules and explain landlord vs tenant responsibility.
Indah Water Konsortium (IWK)	Malaysia's national sewerage company's official charges portal.	We used it to include sewerage as a recurring cost landlords often forget.
Strata Management Act 2013	Official statute text, primary legal source for strata property obligations.	We used it to ground strata maintenance charges and sinking funds for Johor condos.
iProperty	One of Malaysia's biggest property portals with continuously updated listings.	We used it as a reality check on advertised rents and to validate our typical rent levels.
PropertyGuru	Leading regional portal and common reference for consumers and researchers.	We used it as a second portal cross-check to triangulate our data.
BusinessToday	Reputable Malaysian business publication covering rental market trends.	We used it for national rental indicator context from the IQI Home Rental Index.
The Edge Malaysia	Leading Malaysian financial and property news source.	We used it to cross-check rental growth signals and seasonality patterns.