How much are the rents in Johor right now? (2026)

Authored by the expert who managed and guided the team behind the Malaysia Property Pack

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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 2026, the average monthly rent for a studio in Johor is about RM1,450, which is roughly $305 or €275, with the highest prices usually found in central Johor Bahru and Singapore-linked areas.

For most Johor studios in 2026, a realistic rent range is RM1,100 to RM2,400 per month, or about $230 to $505 and €210 to €455, depending on location and furnishing.

The biggest reason studio rents in Johor vary so much is that a small furnished unit near CIQ, Bukit Chagar, R&F Princess Cove or Danga Bay can rent for far more than a similar-sized unit in Skudai, Kempas, Tebrau or Mount Austin.

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

As of 2026, the average monthly rent for a 1-bedroom apartment in Johor is about RM1,650, which is roughly $345 or €315, with furnished city units usually sitting above the state average.

For most 1-bedroom apartments in Johor in 2026, a realistic monthly rent range is RM1,300 to RM2,500, or about $275 to $525 and €250 to €475.

Cheaper 1-bedroom rents in Johor are more common in Kempas, Plentong, Skudai and outer Tebrau, while the highest 1-bedroom rents are usually in R&F Princess Cove, JB City Centre, Danga Bay, Bukit Chagar and Southkey.

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

As of 2026, the average monthly rent for a 2-bedroom apartment in Johor is about RM2,200, which is roughly $460 or €420, and this is the most useful benchmark for many small investors.

For most Johor 2-bedroom apartments in 2026, a realistic monthly rent range is RM1,800 to RM3,300, or about $380 to $695 and €340 to €625.

The cheapest 2-bedroom rents in Johor are often found in older stock in Skudai, Kempas, Larkin and outer Tebrau, while the most expensive 2-bedroom rents are usually in R&F Princess Cove, Southkey, Danga Bay, Bukit Chagar and Puteri Harbour.

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 2026, the average residential rent in Johor is about RM28 per square meter per month, which is roughly $5.90 or €5.30 per square meter.

Across Johor neighborhoods in 2026, a realistic range is about RM12 to RM50 per square meter per month, or roughly $2.50 to $10.50 and €2.30 to €9.50.

Compared with Kuala Lumpur and central Penang, Johor rents per square meter are still generally lower, but prime Johor Bahru rents are rising because Singapore access gives central Johor a special demand driver.

In Johor, rent per square meter usually rises above average when the unit is compact, fully furnished, close to CIQ or Bukit Chagar, near Southkey or Danga Bay, or easy for a Singapore commuter to use.

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

As of 2026, average rents in Johor appear to be up about 3% to 5% year over year across the state, while Greater Johor Bahru is closer to 5% to 8%.

This rent growth in Johor is mainly driven by Singapore-linked demand, the RTS Link story, the Johor-Singapore Special Economic Zone, stronger city-center demand and better demand for furnished units.

Compared with the previous year, 2026 rent growth in Johor looks stronger in prime Johor Bahru locations, but still controlled because Johor has a large stock of condos and serviced apartments.

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

As of 2026, our base outlook is 4% to 7% rent growth for Johor over the coming year, with the best commuter-linked condos possibly rising by 8% to 12%.

The main forces behind Johor rent growth are stronger cross-border business activity, Singapore commuter demand, job creation in Greater Johor Bahru and better demand for ready-to-move-in furnished apartments.

The strongest rental growth in Johor is expected in Bukit Chagar, CIQ, R&F Princess Cove, JB City Centre, Southkey, Danga Bay, Medini and Iskandar Puteri.

The main risk is oversupply, because generic high-rise units far from jobs, schools, CIQ and malls may see little rent growth even if prime Johor rents keep rising.

Which neighborhoods rent best in Johor as of 2026?

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

As of 2026, the top three high-rent Johor areas are R&F Princess Cove at about RM2,800 per month, Southkey at about RM2,600 and Danga Bay at about RM2,500, or roughly $590, $545 and $525.

These Johor neighborhoods command premium rents because R&F Princess Cove is close to CIQ, Southkey has mall and lifestyle demand, and Danga Bay offers waterfront living and better views.

The usual tenants in these high-rent Johor neighborhoods are Singapore commuters, foreign professionals, young executives, small expat families and local renters who want convenience more than space.

By the way, we’ve written a blog article detailing Sources and methodology: we compared Mudah listings, PropertyGuru listings and LTA RTS Link data. We ranked neighborhoods by rent level and tenant depth. We also used our internal location scoring for Johor rental demand.

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

The top Johor neighborhoods for young professionals in 2026 are JB City Centre, Southkey and Mount Austin, with R&F Princess Cove also very strong for people who commute to Singapore.

Young professionals in these Johor neighborhoods usually pay around RM1,500 to RM2,800 per month, or about $315 to $590 and €285 to €530, depending on unit size and furnishing.

These areas attract young professionals because Johor Bahru City Centre is practical for commuting, Southkey has mall and office convenience, and Mount Austin has food, nightlife, services and more affordable rents.

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 Johor neighborhoods for families in 2026 are Bukit Indah, Horizon Hills and Austin Heights, with Taman Molek, Permas Jaya and Bandar Dato’ Onn also popular.

Families renting 2-bedroom or 3-bedroom homes in these Johor areas usually pay RM1,800 to RM3,300 per month, or about $380 to $695 and €340 to €625.

These family-friendly Johor neighborhoods work well because they offer larger homes, easier parking, supermarkets, schools, highways, safer gated areas and a calmer daily routine than central Johor Bahru.

Good education options near these Johor family areas include Marlborough College Malaysia near Iskandar Puteri, Raffles American School, Sunway International School, Austin Heights Private and International Schools and the EduCity cluster.

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

As of 2026, the fastest-renting Johor areas near transit or universities are Bukit Chagar and CIQ, R&F Princess Cove and Medini or Iskandar Puteri near EduCity.

Good furnished units in these high-demand Johor areas often stay listed for about 25 to 40 days, while weaker or overpriced units can take much longer.

The typical rent premium for walking-distance transit or university access in Johor is about RM200 to RM700 per month, or roughly $40 to $145 and €40 to €135.

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

The top Johor neighborhoods for expats in 2026 are Puteri Harbour, Medini and R&F Princess Cove, with Danga Bay, Horizon Hills and Southkey also attracting foreign tenants.

Expats in these Johor neighborhoods usually pay RM2,000 to RM4,000 per month, or about $420 to $840 and €380 to €760, depending on view, furnishing, building quality and security.

These areas attract expats because Johor expat tenants usually want furnished units, secure buildings, parking, international schools, cafes, mall access and an easy route to Singapore.

The most visible expat groups in these Johor areas are usually Singapore-linked professionals, Malaysians returning from Singapore, Japanese and Korean families, Western teachers and business workers, and foreign staff tied to Iskandar projects.

And if you are also an expat, you may want to read our Sources and methodology: we used Singapore EDB JS-SEZ, EduCity Iskandar and PropertyGuru. We treated expat demand as location-specific, not statewide. We also compared rents with our own expat-neighborhood scoring.

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 in 2026 are Singapore-linked commuters, local young professionals and families, while students and expats form smaller but important rental groups.

Our estimated split for Johor rentals is about 30% Singapore-linked commuters, 25% local young professionals, 25% families, 10% students and 10% expats or other mobile tenants.

Singapore-linked commuters usually want furnished studios and 1-bedroom units near CIQ, young professionals want 1-bedroom or 2-bedroom condos near lifestyle hubs, and families want 2-bedroom or 3-bedroom condos or landed homes near schools.

If you want to optimize your cashflow, you can read our Sources and methodology: we used OpenDOSM labour data, LTA RTS Link and EduCity. We estimated tenant shares because official rental tenant profiles are not published. We then cross-checked the result with live listing patterns and our own demand model.

Do tenants prefer furnished or unfurnished in Johor?

In Johor in 2026, about 60% of condo tenants prefer furnished rentals, while about 40% accept partly furnished or unfurnished homes, especially in family and landed-home areas.

The furnished premium in Johor is usually RM150 to RM500 per month, or about $30 to $105 and €30 to €95, with the strongest premium for studios and 1-bedroom apartments.

Furnished rentals in Johor are preferred most by Singapore commuters, students, expats, short-stay professionals and young tenants who want to move in quickly without buying furniture.

Which amenities increase rent the most in Johor?

The five amenities that increase Johor rents the most in 2026 are walking distance to CIQ or RTS, full furnishing, parking, sea view or balcony, and strong building facilities such as security, gym and pool.

In Johor, CIQ or RTS access can add RM300 to RM800 per month, full furnishing RM150 to RM500, parking RM100 to RM250, sea view or balcony RM150 to RM400, and strong facilities RM100 to RM300.

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 best ROI renovations for Johor rentals are repainting, better lighting, air-conditioner servicing or replacement, clean kitchen cabinets, bathroom refreshes and simple durable furniture for furnished units.

In Johor, small upgrades can cost RM3,000 to RM20,000, or about $630 to $4,200 and €570 to €3,800, and can often lift rent by RM150 to RM350 per month when the unit is well located.

Landlords in Johor should usually avoid over-luxury renovations, expensive custom furniture and highly personal design choices, because tenants mostly pay for location, cleanliness, air-conditioning, furnishing and commute convenience.

How strong is rental demand in Johor as of 2026?

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

As of 2026, the estimated rental vacancy rate in Johor is about 6% to 8%, but prime Greater Johor Bahru condos are likely closer to 4% to 6%.

Across Johor, vacancy can range from about 4% in strong CIQ, Southkey, Danga Bay and Iskandar Puteri buildings to 12% or more in generic, older or poorly located high-rise stock.

Compared with Johor’s historical supply pressure, the current vacancy picture looks healthier in prime areas, but still risky in oversupplied locations because Johor has many completed and under-construction units.

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 2026, a well-priced residential rental in Johor usually stays listed for about 45 to 60 days on average.

In Johor, strong furnished condos near CIQ, Southkey and Iskandar Puteri can rent in 25 to 40 days, while overpriced, unfurnished or generic suburban units can take 75 to 120 days.

Compared with one year ago, days on market in prime Johor Bahru areas appear shorter in 2026, while outer Johor and weaker high-rise stock remain slow.

Which months have peak tenant demand in Johor?

The peak tenant demand months in Johor are usually January to March and June to August, because job moves, school timing, student intake and relocation decisions often cluster in these periods.

Johor’s seasonal rental demand is also shaped by Singapore-linked jobs, cross-border commuting plans, EduCity student movement and families moving before school terms become too disruptive.

The quietest rental months in Johor are often April, May, October and November, when fewer families and workers want to move unless the unit is priced well or has a strong commute advantage.

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

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

As of 2026, a typical Johor landlord should expect annual local property taxes of about RM360 to RM1,440, or roughly $75 to $300 and €70 to €275, for assessment tax and quit rent or parcel rent combined.

For Johor landlords, a realistic low-to-high annual range is about RM200 to RM3,000, or around $40 to $630 and €40 to €570, depending on council area, property type, assessed value and title details.

Johor property taxes are mainly based on local council assessment rules and land or parcel rent rules, so the exact amount depends on where the property sits and how the title is classified.

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 utilities do landlords often pay in Johor right now?

In Johor in 2026, landlords most often pay condo service charges, sinking fund, assessment tax, quit rent or parcel rent, insurance and repairs, while tenants usually pay electricity, water and internet.

Typical monthly landlord-paid costs in Johor are RM250 to RM700 for service charges and sinking fund, RM30 to RM120 for taxes, RM20 to RM60 for insurance and RM100 to RM300 for repairs averaged over the year.

The common practice in Johor long-term rentals is that tenants pay daily-use utilities, but landlords pay building ownership costs because those costs stay attached to the property.

How is rental income taxed in Johor as of 2026?

As of 2026, rental income in Johor follows Malaysian federal tax rules, so resident landlords usually pay progressive income tax on net rental income, while non-residents are generally taxed at 30%.

Johor landlords can usually deduct costs linked to earning rent, such as assessment tax, quit rent, service charges, repairs, insurance, agent fees and loan interest, if the expenses are properly documented.

Common Johor tax mistakes include treating gross rent as profit, forgetting assessment and quit-rent records, mixing personal renovation costs with rental repairs, and assuming Singapore-linked tenants change Malaysian tax rules.

We cover these mistakes, among others, in our Sources and methodology: we used LHDN non-resident tax, LHDN resident tax rates and MBJB tax assessment. We did not calculate personal tax because each landlord has different income. We also flagged Johor-specific recordkeeping issues for foreign and Singapore-linked landlords.

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.

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 used	Why this source is reliable	How we used this source
NAPIC latest publications	NAPIC is Malaysia’s official property data centre under JPPH and the Ministry of Finance.	We used NAPIC as the official base for Johor property-market context. We treated it as the first place to check stock, transactions, supply pressure and market direction.
NAPIC Property Market Report 2025	This is the official annual Malaysian property market report.	We used it to understand Johor’s market direction before June 2026. We then compared private asking-rent signals with the official market cycle.
NAPIC Property Market Status Report H1 2025	This official report gives unsold and overhang data by Malaysian state.	We used it as a supply-pressure proxy for Johor. We did this because Malaysia does not publish a clean rental vacancy series by state.
NAPIC Malaysian House Price Index 2025	This is the official Malaysian house price index.	We used it to check whether Johor rental strength was supported by asset-price momentum. We noted Johor’s strong price growth compared with other major states.
DOSM annual CPI 2025	DOSM is Malaysia’s official statistics agency.	We used it to frame landlord cost inflation and tenant affordability. We kept rent-growth assumptions moderate where inflation did not support aggressive increases.
OpenDOSM labour force by state	This official open-data portal uses DOSM labour force survey data.	We used it to understand Johor’s employment base. We also used it as a demand check for young professionals and family tenants.
BNM Economic and Monetary Review 2025	Bank Negara Malaysia is Malaysia’s central bank.	We used it for national growth, wage, inflation and financing context. We used this context to decide whether 2026 Johor rent growth should be aggressive or moderate.
PropertyGuru Johor rental listings	PropertyGuru is one of Malaysia’s largest property portals.	We used it to validate the scale and breadth of Johor rental supply. We did not use it alone because portal listings are asking rents, not signed leases.
Mudah Johor Bahru apartment and condo listings	Mudah is a major Malaysian marketplace with many current rental listings.	We used it to sample sizes, rents, furnishing status and locations. We converted some asking rents into rent per square meter to build easier benchmarks.
MBJB tax assessment	This is the official Johor Bahru City Council source for assessment tax.	We used it to identify landlord municipal-tax obligations. We used Johor Bahru as a practical benchmark because much of the investable rental demand is in Greater JB.
Johor Land Office and PTG Johor	This is the official Johor land-tax payment source.	We used it to confirm owner responsibility for land tax or quit rent. We kept ranges broad because the exact bill depends on title and classification.
LHDN non-resident tax	LHDN is Malaysia’s official tax authority.	We used it for non-resident rental-income treatment. We cross-checked the result with resident tax guidance before writing the tax section.
LHDN resident tax rates	This is the official resident individual tax-rate page from Malaysia’s tax authority.	We used it to frame rental income as part of personal taxable income. We avoided calculating personal tax because each landlord’s income situation is different.
Singapore EDB JS-SEZ page	Singapore EDB is Singapore’s official investment agency.	We used it to understand the Johor-Singapore Special Economic Zone demand catalyst. We used it to support the outlook for professional and cross-border tenant demand.
Singapore LTA RTS Link page	LTA is Singapore’s official transport authority.	We used it to assess the transport premium around Bukit Chagar, CIQ and JB Sentral. We treated RTS as a near-term demand catalyst, not as a fully operating rail benefit in June 2026.
EduCity Iskandar	EduCity is the official source for the Iskandar Puteri education hub.	We used it to identify university-driven rental pockets. We used it to explain demand around Iskandar Puteri, Medini and furnished student-oriented units.