Version: BM, CN

Priced out of Singapore’s dizzying property market? Feeling like your dream home is slipping further away than a weekend trip to JB during rush hour?

Well, hold on to your kopi-o, because the Johor real estate scene is exploding! It’s creating a potential goldmine for savvy homebuyers and investors.

But with all the hype flying around, you’re probably asking, “Is this for real, or am I about to get caught in a bubble?” This guide cuts through the noise, delivering the expert insights and hard data you need to see the real picture.

Key Takeaways

• Mega-Projects Are the Game-Changers: The Johor-Singapore Special Economic Zone (JS-SEZ) and Rapid Transit System (RTS) Link are supercharging the market by creating seamless cross-border connectivity and economic integration.
• Property Prices Are Surging: High-rise properties, particularly those near the RTS Link, have experienced significant price increases. Some condos have appreciated by a staggering 40-50% since 2020.
• The Rental Market is Hot: Driven by demand from professionals and Singapore commuters, rental yields remain very attractive. Yields average around 6.25% market-wide and can hit 6-8% in prime city center locations.
• The Overhang Issue Is Fading: The old problem of unsold properties is quickly resolving. Over 3,000 overhang units have been snapped up in the last year, a clear indication of a healthy and absorbing market.

1. Why is the Johor Property Market Suddenly Booming?

Johor’s property market is firing on all cylinders, and it’s not by accident. It’s a perfect storm of influential factors coming together, transforming the state into Malaysia’s undisputed southern growth powerhouse. The momentum is backed by a massive surge in investor confidence, grounded in strategic government initiatives and solid economic diversification.

The numbers are staggering. In the first half of 2025 alone, Johor attracted a monumental RM56 billion in approved investments, accounting for nearly 30% of Malaysia’s entire FDI. This is not just a fleeting headline but a decisive vote of confidence from global and local players who see Johor’s long-term potential.

While the symbiotic relationship with Singapore is a primary catalyst, Johor’s economic resilience goes much deeper. The state is rapidly emerging as a premier data center hub in Southeast Asia, attracting tech giants with its affordable land and stable infrastructure.

Simultaneously, its manufacturing sector continues to thrive, moving up the value chain into high-tech electronics and specialized manufacturing, creating thousands of high-skilled jobs that directly fuel housing demand. This multi-pronged economic engine provides a stable foundation, ensuring the current boom is far more sustainable than previous cycles.

a. The Singapore Connection: RTS Link (& ART) and JS-SEZ

The RTS Link, a 4km rail connection between Bukit Chagar in Johor Bahru and Woodlands North in Singapore, is a massive transport project and a game-changer for Johor’s property market. It is slated to be completed by the end of 2026.

Once operational, the system will reduce travel time between the two regions to just 5 minutes. Imagine working in Singapore’s bustling financial district but living in a spacious, affordable home just across the border.

This is no longer a distant dream but a near-future reality the RTS Link promises, making Johor Bahru an increasingly attractive residential option for those employed in Singapore.

This ease of commuting drives strong demand for Johor’s Property. The RTS Link is expected to ease major traffic, facilitating the movement of people for investors and residents.

But the improved connectivity doesn’t stop there. Complementing the RTS Link is the Johor Autonomous Rapid Transit (ART) system, a cutting-edge public transportation network designed to further enhance mobility within Johor Bahru and its surrounding areas.

The Johor ART offers fast and convenient travel. Think of it as a modern, eco-friendly tram system, but instead of traditional rails, it uses driverless, electric buses that follow a virtual track guided by sensors.

This innovative approach allows for greater flexibility and faster implementation compared to traditional rail systems. Transport Minister Anthony Loke highlighted the ART’s advantages, stating, “The ART is simpler and can be built much faster.” 

Properties located near ART stations are expected to see increased demand and potential appreciation in value. This trend mirrors the impact of other major transit projects worldwide.

The JS-SEZ builds upon this momentum. The ambitious plan involves 100 projects. Spanning a massive 3,571 sq km across southern Johor, this initiative aims to create a seamless economic hub, attract significant foreign direct investment (FDI), and generate high-skilled jobs.

The targeted sectors, including logistics, technology, healthcare, and the digital economy, are designed to elevate Johor’s position in the global value chain.

The JS-SEZ offers special incentives to boost business establishment. Johor’s economic growth could potentially surpass that of the Klang Valley in the next decade.

2. How Will RTS Link and JS-SEZ (And Other) Affect Johor Property Prices?

This is where the revolution is happening. Two landmark projects are fundamentally rewriting the rules for Johor real estate: the Rapid Transit System (RTS) Link and the Johor-Singapore Special Economic Zone (JS-SEZ).

First, let’s talk about the RTS Link. Think of it as an economic and social artery that will fuse two major cities. This 4km rail line will shrink the journey between Johor Bahru’s Bukit Chagar station and Singapore’s Woodlands North to an incredible 6 minutes, with a capacity to move 10,000 passengers an hour.

As expert Samuel Tan of Olive Tree Property Consultants declared, it is an absolute “game changer.” It transforms the daily cross-border commute from a stressful ordeal into a simple, subway-like hop, making a spacious home in Johor an irresistible proposition for those working in Singapore.

Next is the colossal JS-SEZ. Spanning a vast 3,288 sq km, this zone is designed to create a seamless economic ecosystem, attracting a torrent of investment in high-value sectors and generating thousands of high-skilled jobs. For property, this means a sustained influx of professionals and businesses needing places to live and work, driving both rental demand and capital appreciation for years to come.

However, beyond RTS Links and JS-SEZ, there are various factors at play that make this boom so resilient: these mega-projects are landing on incredibly fertile ground. While the Singapore connection is a powerful magnet, Johor’s growth story is multifaceted and stands on its own robust economic pillars.

Firstly, Johor is rapidly establishing itself as a significant data center hub, attracting global tech giants like Nvidia and AirTrunk. This influx of high-tech investment is creating well-paying jobs and stimulating strong demand for commercial and residential properties.

Secondly, the state’s manufacturing sector remains a vibrant cornerstone of the economy, consistently evolving towards higher-value activities. Johor’s manufacturing sector grew by 2.8% year-over-year in 2023, outpacing the national average, which directly translates into sustained demand for industrial space and housing for its workforce.

Ultimately, this growth is underpinned by robust investor confidence and proactive government initiatives. Malaysia is strategically encouraging foreign direct investment, while programs like the revised Malaysia My Second Home (MM2H) aim to attract affluent expatriates, fostering a positive cycle of growth and development.

In essence, while the RTS Link and JS-SEZ are the headline acts providing explosive growth, it’s this powerful combination of a diversified tech and manufacturing economy, coupled with a stable investment environment, that truly underpins the long-term potential of the region’s property market.

3. What Do the Latest Property Price Trends and Data Reveal?

The numbers paint a vivid picture of a market on the rise. Both transaction volume and values are up, indicating that more people are buying, and they’re paying more for their properties. As Jamie Tan of the highly respected JLL Malaysia puts it, “There is a very strong sentiment in Johor now that the market will thrive.”

Let’s dissect the key performance indicators to see exactly where the action is.

a. Johor Property Market at a Glance

The story the data tells is one of a multi-layered market. The speculative, fast-paced growth is concentrated in high-rises catering to investors. At the same time, the steady appreciation of landed homes shows that the market is also supported by genuine, local housing demand. This balance is a sign of a maturing and resilient market.

Navigating these numbers to find opportunities that align with your personal financial goals requires more than just data; it requires insight. As a global PropTech leader, IQI Global leverages powerful data analytics and a vast network of on-the-ground professionals to translate complex market trends into clear, confident investment strategies for our clients.

4. Which Areas in Johor Offer the Best Investment Potential for 2026?

In this dynamic market, a “one-size-fits-all” approach doesn’t work. The real opportunities lie in understanding the unique character and potential of each key growth corridor.

a. Johor Bahru City Centre

Johor Bahru City Centre has emerged as the epicenter of growth, driven by the upcoming RTS Link. The immediate vicinity of the Bukit Chagar station is experiencing a surge in demand, especially for high-rise condominiums and serviced apartments that attract investors, professionals, and daily commuters to Singapore.

Since 2020, property values in this area have appreciated by an impressive 40–50%, with projects like R&F Princess Cove experiencing significant gains per square foot. According to iProperty, average condo prices near the RTS Link have risen by 4.64% (RM303 PSF) and 10.42% (RM595 PSF), underscoring the strong appetite from Singaporean and Chinese buyers as well as Malaysians working across the border.

This combination of high rental yields and capital growth makes the city centre one of the most attractive hotspots in Johor today.

b. Iskandar Puteri

Iskandar Puteri, situated west of Johor Bahru City Centre, presents a distinct proposition centered on lifestyle and family living. With 30–40% growth in recent years, its appeal lies in spacious landed properties, well-planned townships, lush green spaces, and the presence of international schools and healthcare facilities.

According to Vodus, buyers here clearly prefer landed homes, valuing larger floor plans and outdoor space that suit long-term family needs. While capital appreciation is more gradual compared to JB Sentral, the area’s long-term growth potential remains strong, supported by ongoing development and the Johor-Singapore Special Economic Zone (JS-SEZ).

This makes Iskandar Puteri the top choice for families and those seeking a more balanced suburban lifestyle.

c. Medini

As a designated special economic zone with unique tax incentives, Medini is becoming a significant commercial and business hub. It’s a prime target for corporate relocations and businesses looking to leverage the JS-SEZ, making its commercial and residential properties highly attractive.

d. Kulai & Senai

Once considered fringe areas, Kulai and Senai are transforming into a critical technology corridor. Driven by massive investments from data center giants like Microsoft and YTL Power (which is building Malaysia’s largest 500 MW data center), these areas are experiencing a surge in demand for industrial land and housing for a growing tech workforce.

e. Emerging Areas: Value and Potential Comparison

Here’s a summary table for emerging areas:

Matching Your Investor Profile to the Right Location

• For the Yield-Focused Investor: Look no further than a high-rise condominium within walking distance of the Bukit Chagar RTS station in the JB City Centre.
• For the Long-Term Family Investor: A landed terrace or semi-detached house in a master-planned community in Iskandar Puteri offers both capital growth and an unparalleled lifestyle.
• For the Strategic Commercial Investor: Office or retail space in Medini provides direct access to the economic benefits of the special zones.
• For the Ground-Floor Speculator: Investing in residential property in Kulai or land banking near its tech parks offers high-risk, high-reward potential as the area’s infrastructure develops.

Matching your financial goals to the right property can be complex. At IQI Global, our network of over 60,000 agents uses advanced analytics and deep local expertise to help you find the perfect fit, ensuring your investment is aligned with your vision for the future.

5. Is There a Real Risk of a Property Bubble in Johor?

This is the multi-billion-dollar question, and one that every serious investor should ask. With prices climbing so rapidly, fears of a speculative bubble are valid. The expert community is cautiously optimistic, but their opinions highlight the nuances of the market.

On one side, there are words of warning. JLL Malaysia’s Jamie Tan has highlighted the risk of “overbuilding and oversupply,” particularly with the launch of new luxury projects at premium prices, ranging from RM1,000 to RM1,500 per square foot. This suggests a potential disconnect between supply and genuine local affordability.

However, the government remains confident. Housing and Local Government Minister Nga Kor Ming has publicly stated there is “no property bubble,” citing the strong fundamentals driving the market. He pointed to the total value of property transactions in Malaysia, which grew from RM190 billion in 2023 to RM230 billion in 2024, as evidence of a healthy, transaction-based market, not a speculative one.

So, what does this mean for you? The consensus is that Johor’s boom is fundamentally different from past cycles. It is anchored by transformative infrastructure and real economic growth. The “bubble risk” is not market-wide but is concentrated in generic, undifferentiated high-rise projects. The key to safe investing is due diligence, focusing on properties with a clear, unique selling proposition, be it a prime location, superior quality, or connection to a thriving economic hub.

6. Real Estate Careers in Johor Property Market Now

The surge in Johor’s real estate activity isn’t just about bricks and mortar but creating a ripple effect across the job market, particularly within the real estate sector itself. This presents exciting prospects for those seeking dynamic and rewarding careers.

Jobstreet highlights good career opportunities in the property area. This creates an ecosystem of local real estate and related services, boosting economic growth. Let’s break down some of the key areas experiencing a surge in demand:

a. Real Estate Agents and Negotiator

With the increased volume of property transactions, skilled real estate agents and negotiators are in high demand. They are crucial intermediaries who connect buyers and sellers, negotiate deals, and navigate the complexities of the market.

In a boom, the ability to secure listings and close deals quickly becomes paramount, making experienced agents incredibly valuable. This expertise is also needed in fast transactions and provides accurate details.

Specialization is also becoming increasingly important, with agents focusing on niche areas like luxury properties, commercial real estate, or specific geographic locations.

b. Property Managers

The sheer number of new residential and commercial developments necessitates a corresponding increase in competent property managers.

These professionals are the backbone of smooth operations, handling everything from tenant relations and rent collection to building maintenance and ensuring compliance with regulations.

As Johor attracts more foreign investors and residents, property managers with experience handling diverse clientele and managing upscale properties are particularly sought after.

c. Real Estate Developers

With rising demand, real estate developers are actively planning and executing new projects. This creates opportunities for developers and a wide range of professionals involved in the development process, from project managers and architects to construction workers and engineers.

Johor’s real estate boom requires projects to realize their growth potential and more development is needed in the coming years. The ability to identify prime locations, secure financing, and manage complex projects efficiently is key to success in this competitive field.

d. PropTech Professionals

The real estate industry rapidly embraces technology, and Johor is no exception. This has given rise to a new breed of professionals: “PropTech” specialists.

These individuals are at the forefront of innovation, developing and implementing digital solutions that streamline processes, enhance customer experiences, and improve efficiency.

This includes areas like:

• Data Analysts: Analyzing market trends, property values, and investment opportunities.
• Virtual Reality (VR) Specialists: Creating immersive virtual tours of properties.
• Digital Marketing Experts: Promoting properties and reaching potential buyers online.
• Software Developers: Designing to enhance real estate projects, assisting property purchasing.

e. Other Opportunities

The real estate boom extends to various other professions: project managers to help development go smoothly, attorneys to deal with property regulations, ensure secure transactions, or marketing teams.

Johor’s flourishing real estate sector is a powerful engine for job creation, offering diverse and promising career paths for both seasoned professionals and those looking to enter this dynamic field.

The Johor economy will grow strongly and remain stable, providing a good prospect for the future for those in professions related to the Johor real estate industry.

7. Expert Tips for Investing in Johor Property

“If everything seems under control, you’re not going fast enough.” – Mario Andretti, a reminder of the need of fast, but strategic planning.

Those taking fast action can benefit the most. For potential investors, here are some essential considerations, even with booming property growth:

1. Due Diligence is Crucial: Don’t be swayed by hype. Thoroughly research the developer’s track record, the project’s legal status, and the surrounding area’s infrastructure and amenities. Investors need good insights on property management before making any investment.
2. Focus on Location: Prioritize properties near the RTS Link, within established townships, or in areas with strong growth potential (e.g., Iskandar Puteri, Kulai).
3. Consider Your Investment Goals: Are you seeking rental income, capital appreciation, or a combination of both? Different properties and locations will suit different investment strategies.
4. Understand the Regulations: If you’re a foreign buyer, be aware of Malaysia’s regulations and restrictions on property ownership.
5. Seek Professional Advice: Consult with a reputable real estate agent, lawyer, and financial advisor to ensure you make informed decisions. You can also approach property website customer services. They provide insight, data, and property transactions, all of which assist property investment.

Johor’s real estate market is undergoing a period of significant transformation. The convergence of strategic infrastructure projects, economic growth initiatives, and increased foreign investment creates a dynamic and potentially lucrative environment.

While challenges remain, the overall trajectory is positive, with 2025 set to be Johor’s defining year. While risks exist, careful planning, thorough research, and a focus on long-term value can lead to rewarding investments.

For those willing to do their homework and seek expert guidance, Johor offers a compelling proposition in the Southeast Asian property landscape.

8. Beyond 2026: The Long-Term Vision for Johor

The current excitement isn’t just a short-term trend; it’s the beginning of a larger, strategic transformation. The long-term vision is for Johor to become a significant economic hub in its own right, a true partner to Singapore, not just its cheaper suburb.

A focus on sustainability and high-value industries will drive future growth. Expect to see a greater emphasis on green buildings, ESG-compliant industrial parks, and smart city infrastructure. Factors like the potential revival of the Kuala Lumpur-Singapore High-Speed Rail (HSR) and the full maturation of the JS-SEZ will continue to fuel demand and elevate Johor’s status as a premier destination for investment, business, and living in Southeast Asia.

Staying ahead of these long-term trends is essential for successful investing. IQI Global’s platform provides access to a global property ecosystem, offering insights not just on today’s market, but on the future of real estate in dynamic regions like Johor. Contact us today to explore curated property listings and leverage our extensive network of over 60,000 professionals.

9. Frequently Asked Questions (FAQs) about Johor’s Real Estate Boom

Ready to get your property details and guidance? Approach us now and explore your future home or investment property with better and clearer options today.

Continue Reading:

1. Johor ART: The Future of Public Transportation in Johor.
2. Johor Property Market is on Fire! Join as Real Estate Agent Now!
3. Best Housing Loan Rates to Secure in March 2025.

Reference and Citation

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10. Jalil, A. (2025, January 9). Johor will rival Klang Valley in 10 years with JS-SEZ – Rafizi [BTTV]. New Straits Times. Retrieved from
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13. Koh, S. (2025, February 6). Top 4 emerging areas for service apartments in KL and Johor. Iproperty. Retrieved from
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14. Low, Lai, & Tan. (2025, January 24). Highlights of Johor-Singapore Special Economic Zone (JS-SEZ). BDO Malaysia. Retrieved from
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15. Mustaffa, H. (2024, December 23). Johor sees uptick in Q3 home sales, but experts advise caution amid ample supply. The Straits Times.
    Retrieved from https://www.straitstimes.com/asia/se-asia/johor-sees-uptick-in-q3-home-purchases-but-demand-still-playing-catchup-amid-ample-supply
16. Mustaffa, H. (2025, February 14). $788m mixed-use development to be built near Johor RTS station linking to Woodlands. The Straits Times. Retrieved from
    https://www.straitstimes.com/asia/se-asia/johor-bahru-to-have-s786m-mall-topped-by-four-towers-at-the-end-of-rts-ride-from-woodlands
17. Nordin, R. (2025, January 29). 2025 will be “defining year” for Johor’s economic future, says Onn Hafiz. The Star. Retrieved from
    https://www.thestar.com.my/news/nation/2025/01/29/2025-will-be-defining-year-for-johor039s-economic-future-says-onn-hafiz
18. Property Guru. (2025, January 9). Transforming Johor Bahru: The RTS Link’s impact on the different property sectors. Retrieved from
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19. Raine & Horne. (2025, July). Mid-year property market review 2025: Demand continues amid market challenges. Raine & Horne International Zaki + Partners Sdn Bhd. Retrieved from
    https://raineandhorne.com.my/wp-content/uploads/2025/07/2025-Mid-Year-Property-Market-Review-3.pdf
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21. Shadiqe, J. (2025, January 2). 2025 marks a “new dawn” for Johor, says MB. New Straits Times. Retrieved from https://www.nst.com.my/news/nation/2025/01/1155473/2025-marks-new-dawn-johor-says-mb
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23. Tan, A. (2025, July 23). JLL Malaysia: Possible property bubble in Johor. The Edge Malaysia. Retrieved from
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Version: CN

Johor Bahru’s property market is booming, fueled by the upcoming Rapid Transit System (RTS) Link and the Johor-Singapore Special Economic Zone (JS-SEZ).

Choosing the right property is like choosing the right durian – you need to know what to look for, or you might end up with a bad one! Let’s dive right in.

Let’s examine some of the properties currently in the Johor Bahru area:

Johor’s Hottest New Property Launches of 2026

1. Quayside Suite

a. Why Consider This Property?

Quayside Suite offers a premium address in the heart of JBCC, ideal for frequent Singapore commuters. The location’s proximity to the CIQ and future RTS makes it an investment hotspot for rental yields.

b. Facilities Highlights:

• Infinity pool, jacuzzi, sauna, skybar, pool deck, outdoor terrace.
• Fitness centre, fine dining spaces, wading pool, lift lobby.

c. Key Selling Points:

• Prime City-Centre Location: Exceptional connectivity to Singapore.
• Strong Rental Potential: Small units attract professionals and cross-border tenants.
• Lifestyle Amenities: Well-curated facilities for modern living.

2. KSL Daya Residences

a. Why Consider This Property?

Located in a mature township, KSL Daya Residences offers affordable, family-oriented city living with an extensive range of lifestyle facilities.

b. Facilities Highlights:

• Sky spa, KTV, BBQ area, sky terrace, swimming pool, landscaped garden.
• Games court, children’s playground, function room, mini market.

c. Key Selling Points:

• Established Neighborhood: Essential amenities already in place.
• Diverse Unit Sizes: Suitable for singles, couples, and families.
• Community Lifestyle: Facilities encourage social interaction.

3. Central Residences @ Permas Jaya

a. Why Consider This Property?

Central Residences provides an affordable gateway to Johor Bahru property ownership, with a complete suite of amenities and a strategic location within a major township.

b. Facilities Highlights:

• Swimming pool, gym, pool deck, wading pool.
• Mini market, function room, landscaped garden, BBQ area.

c. Key Selling Points:

• Budget-Friendly Pricing: Attractive to first-time buyers and investors.
• Established Township: Close to schools, retail, and healthcare.
• Balanced Lifestyle: Amenities for both relaxation and convenience.

4. Country Garden Forest City

a. Why Consider This Property?

It is a visionary smart city built on four man-made islands, designed to be sustainable, innovative, and future-ready. Strategically located just minutes from Singapore, it offers unmatched cross-border convenience and excellent connectivity to major destinations like Orchard Road and Changi Airport.

b. Facilities Highlights:

• Shuttle MPV & owner shuttle bus services to Malaysia–Singapore Second Link
• Smart mobility with GOCAR services for residents
• Comprehensive urban infrastructure within an independent island city

c. Key Selling Points:

• Iconic 4-island development, one of the largest master-planned cities in Southeast Asia
• Prime cross-border location, only 2 km from Singapore, with SEZ advantages
• Backed by the Malaysian government & major strategic partners, ensuring long-term growth potential

5. The Asteriaz @ Kebun Teh

a. Why Consider This Property?

The Asteriaz stands out for its unparalleled CIQ walkability, making it one of the most commuter-friendly developments in Johor Bahru. This translates to high rental demand and strong investment security.

b. Facilities Highlights:

• Early bird perks including free legal fees and air-conditioner.
• Standard modern condo facilities in a low-density setting.

c. Key Selling Points:

• Ultimate Location Advantage: Direct pedestrian access to CIQ.
• High Rental Yield Potential: Attractive to cross-border workers.
• Reputable Developer: Backed by EXSIM’s proven track record.

6. Causewayz Square @ JBCC

a. Why Consider This Property?

EXSIM Causewayz Square is set to become a new landmark in Johor Bahru, strategically located just minutes from the Johor-Singapore Causeway and directly connected to JB Sentral, City Square Mall, and major highways. With freehold tenure over 7.75 acres, it blends urban convenience with strong investment potential.

Its prime city-centre location guarantees high visibility and consistent foot traffic, appealing to both own-stay buyers and investors seeking high rental yields from cross-border commuters.

b. Facilities Highlights:

• Resort-Style Pools & Wellness Zones: Infinity seaside view pool, bubble jacuzzi, wading pool, ocean floating walk, spa in nature, yoga deck.
• Family & Recreation Spaces: Coastal Funscape, trampoline jump oasis, kids playground, forest walk, multipurpose court, karaoke rooms.
• Fitness & Sports: Full-body cardio garden workout, gymnasium, washover fitness hub.
• Lifestyle & Community: Sky kitchen, entertainment room, reading room, game room, surau (M & F).

c. Key Selling Points:

• Unmatched Walkability: Only 8 minutes covered walk to CIQ and RTS.
• Flexible Living Options: Dual-key units for extra income potential.
• Freehold Investment: Rare tenure in prime JBCC location.

7. M Minori

a. Why Consider This Property?

M Minori is Mah Sing’s first M Series development in Johor, combining Japanese modern design with the concept of balanced living (Ikigai). Set on 6.9 acres, it features three contemporary towers and offers a rare freehold tenure in a highly sought-after area surrounded by mature townships like Austin Heights and Bandar Dato’ Onn.

With 24 lifestyle facilities on a 2.8-acre deck, a GreenRE Bronze certification, and sustainable living features such as EV charging stations and an automatic waste disposal system, it blends style, convenience, and environmental responsibility.

b. Facilities Highlights:

• Sports & Fitness: Badminton hall, basketball court, gymnasium, jogging track, sauna.
• Leisure & Relaxation: Swimming pool, jacuzzi, wading pool, barbeque area, multipurpose hall.
• Family & Community: Playground, 2 retail lots with drive-thru F&B, stricter access control for security.

c. Key Selling Points:

• Sustainability Focus: GreenRE-certified with eco-friendly features.
• Excellent Connectivity: Shuttle bus to JB CIQ & RTS station; quick access to major highways.
• Lifestyle Convenience: Surrounded by shopping malls, schools, healthcare, and recreation hubs.

8. Oasis Residence

a. Why Consider This Property?

Oasis Residence offers resort-style living in the heart of Johor Bahru’s prime financial district, blending urban convenience with hotel-grade facilities. Its dual-key concept provides flexibility for own-stay and rental income, while unique offerings like loft units and sky villas with private gardens set it apart in the JBCC market.

With direct access to the RTS and IMBRT, residents enjoy unmatched connectivity to Singapore and across Iskandar Malaysia, making it an ideal choice for cross-border professionals and investors seeking high ROI.

b. Facilities Highlights:

• Wellness & Leisure: Infinity pool, gymnasium, sauna, games room.
• Exclusive Living: Sky villa with private garden, multi-level loft units (5.4–5.6m high ceilings).
• Community & Lifestyle: Modern layout design, rooftop recreation spaces, event areas.

c. Key Selling Points:

• Prime Financial Hub Location: In JBCC’s Zone A, near major commercial and transit hubs.
• Flexible Investment Potential: Dual-key units allow multiple income streams.
• Freehold Ownership: Long-term value in a strategic address.

9. Sunway Majestic

a. Why Consider This Property?

Sunway Majestic is Sunway’s first urban high-rise in JBCC, offering a rare freehold SOHO concept integrated with retail, dining, offices, and lifestyle spaces. Strategically located near major education, healthcare, and commercial hubs, it’s designed for both vibrant city living and strong rental appeal to cross-border professionals.

With proposed shuttle bus service to RTS, an upcoming Sunway retail mall, and a central green boulevard linking all plots, this development redefines urban convenience in the heart of Johor Bahru.

b. Facilities Highlights:

• Recreation & Wellness: Swimming pool, jacuzzi, pickleball court, gym, yoga deck.
• Lifestyle & Community: Co-working space, function room, games room, skyline BBQ, KTV room.
• Connectivity Perks: Shuttle bus to RTS, proximity to JBCC’s major malls and parks.

c. Key Selling Points:

• Prime Urban Address: In the heart of JBCC with direct access to retail and dining.
• Flexible SOHO Spaces: Ideal for both living and working.
• Freehold Tenure: Long-term ownership security in a strategic location.

10. Lido Waterfront Boulevard

a. Why Consider This Property?

Lido Waterfront Boulevard offers freehold seafront living with international zoning, making it one of Johor’s most accessible luxury addresses for foreign buyers. Blending modern urban sophistication with Johor’s coastal heritage, it sits along a 2.5 km waterfront promenade with retail, dining, and leisure attractions designed for both residents and tourists.

With seamless cross-border connectivity via the RTS Link and CIQ, it’s ideal for Singapore-based professionals, investors seeking holiday rental potential, and buyers wanting an upscale, globally connected lifestyle.

b. Facilities Highlights:

• Scenic Seafront Experience: Lido Beach promenade, coastal park, cultural building.
• Retail & Dining Hub: Duty-free shopping, international food walk, one-stop lifestyle destination.
• Recreation & Leisure: Access to nearby golf clubs, seaside walkways, and waterfront events.

c. Key Selling Points:

• Prime Waterfront Location: Prestigious address with panoramic sea views.
• International Zoning: Easier ownership for foreign buyers.
• Holiday & Rental Appeal: Perfect for short-term stays and tourism-driven investment returns.

Johor’s Top 10 New Property Launches Quick Comparison Table

Best Areas for Property Investment in Johor

Location remains a cornerstone of wise property investment, and within Johor Bahru’s diverse market, distinct areas offer varied advantages for prospective homeowners and investors. While positive growth spans the state, the following key regions have unique characters:

1. Johor Bahru City Centre: The Urban Heartbeat 

Johor Bahru City Centre (JBCC) is the vibrant core of Johor. It offers and urban lifestyle with excellent connectivity. The anticipated Bukit Chagar RTS is set offering resident short journey to Singapore. It provides comprehensive amenities like shopping and lots of restaurants and other entertainment.

While a major advantage is the RTS and location, it come with some setback as higher prices compared to the property in other parts, traffic congestion.

Key Investment Advantages:

• RTS Link Proximity: Unmatched connectivity to Singapore.
• Established Amenities: Everything is within easy reach.
• High Rental Demand & Strong Capital Appreciation.

2. Iskandar Puteri: The Planned City of the Future 

Iskandar Puteri, formerly known as Nusajaya, is a master-planned city designed for modern living, and economic growth, making this a great consideration toward family-friendly. 

Key distinct features are, a hub for international universities and colleges, EduCity; major tourist draw, Legoland Malaysia, easy and convenient travel for cross-border, to Second Link Access. Another is providing more spacious living environment , comparing other part.

Key Investment Advantages:

• Master-Planned Environment: Well-organized and family-friendly.
• Proximity to EduCity & Legoland: Supporting rental demand.
• Second Link Access: Convenient for Singapore travel.
• Long-Term Growth Potential: As the area continues to develop.

3. Tebrau: The Established Residential Hub 

Tebrau is all about convenience. It’s a mature area where the infrastructure is already in place. You’ve got your major shopping covered with AEON Tebrau City, Toppen, and IKEA, plus plenty of schools for the kids, and healthcare is readily accessible. Everything you need is within easy reach.

Key Investment Advantages:

• Complete Amenities: Everything is already established.
• Established Communities: A strong sense of place.
• Relative Affordability: provide advantage toward expanding.

4. Gelang Patah: The Rising Eco-Friendly Star 

Gelang Patah is a rising hotspot, known for its eco-friendly developments and strategic location near the Second Link. With ongoing infrastructure growth, it offers strong long-term potential for sustainable-focused investors.

Key Investment Advantages:

• Eco-Friendly Focus: Appealing to a growing market segment.
• Second Link Access: Convenient for commuters.
• Long-Term Growth Potential: ongoing infrastructure development.

The following table summarizes key residential property transaction data for Johor Bahru City Centre, Iskandar Puteri, Tebrau, and Gelang Patah, based on iProperty Transactions’ data regarding late 2024. 

Rental Yield & Capital Appreciation Potential

Johor Bahru’s property market offers compelling opportunities for both rental income and long-term capital appreciation. This potential is driven by a confluence of strategic factors, making it a key area to watch for property investors.

The table below outlines key factors driving growth in Johor, highlighting their impact on rental yields and capital appreciation for property investors.

Frequently Asked Questions (FAQs) About New Housing in Johor

Ready to get your property details and guidance? Approach us now and explore your property investment with better and clearer options today.

Continue reading:

1. Johor Real Estate Boom: Revolution, Growth & Hottest Career Ever
2. IQI Expands Operations in Johor Amidst Optimistic Market Expectations
3. Earn in SGD With Your Property: Why Investing in the Johor-Singapore SEZ is a Smart Move!

References and Citations

1. Al-Habshi, S. (2023, April 3). RST Link a major draw for Singaporeans to invest in Johor’s property market. IQI Blog. https://iqiglobal.com/blog/rst-link-johor-property/

2. Api, S. (2025, February 13). 14 strong reasons to buy property in Johor in 2025. Bamboo Routes. https://bambooroutes.com/blogs/news/johor-property-investment

3. B, K. (2023, March 28). RST Link a major draw for Singaporeans to invest in Johor’s property market. NST Online. https://www.nst.com.my/property/2023/03/893733/rst-link-major-draw-singaporeans-invest-johors-property-market#google_vignette

4. Central Residences @ Permas Jaya – top features and amenities in Permas Jaya, Johor, Malaysia. (n.d.). https://iqiglobal.com/project/permas-jaya-johor/central-residences

5. Centro @ JB City Centre – top features and amenities in Tebrau, Johor, Malaysia. (n.d.). https://iqiglobal.com/project/tebrau-johor/centro-jb-city-centre

6. Chiew, C. (2024, October 30). How to buy a home in JB in 2024 & if it’s worth the investment. Uchify | Your Guide to Home Renovation, Interior Design & Property Trends. https://uchify.com/buying-a-home-in-jb-2024/

7. D, P. (2024, January 18). How to make a good property investment in Johor. Bamboo Routes. https://bambooroutes.com/blogs/news/property-investment-johor

8. EXSIM Kebun Teh | JB New Launching Project | EXSIM Kebun Teh. (n.d.). Exsim Kebun Teh. https://exsim-jbproject.com/

9. Gplex Realty. (2024, September 28). Investing in Johor Bahru: A comprehensive guide to property agencies and market trends. https://gplex.com.my/investing-in-johor-bahru-a-comprehensive-guide-to-property-agencies-and-market-trends/

10. iProperty. (n.d.). Gelang Patah residential transaction prices. https://www.iproperty.com.my/transaction-price/residential/johor/gelang-patah-mycty_51543/

11. iProperty. (n.d.). Iskandar Puteri (Nusajaya) residential transaction prices. https://www.iproperty.com.my/transaction-price/residential/johor/iskandar-puteri-nusajaya-mycty_51715/

12. iProperty. (n.d.). Johor Bahru residential transaction prices. https://www.iproperty.com.my/transaction-price/residential/johor/johor-bahru-mycty_52038/

13. iProperty. (n.d.). Tebrau residential transaction prices. https://www.iproperty.com.my/transaction-price/residential/tebrau-mycty_51522/

14. J, R. (2024, June 1). 7 important things to know before you buy any “Cheap” Johor Bahru property. Property Blog Singapore – Stacked Homes. https://stackedhomes.com/editorial/7-important-things-to-know-before-you-buy-any-cheap-johor-bahru-property/#gs.l08p94

15. Jamaluddin, A. N. (2025, January 8). Earn in SGD With Your Property: Why Investing in the Johor-Singapore SEZ is a Smart Move! IQI Blog. https://iqiglobal.com/blog/johor-singapore-special-zone-opportunities/

16. Juwai Asia. (2024, November 29). How Johor RTS Development Shapes Real Estate in Johor and Singapore? https://www.juwai.asia/main/news/12928

17. Kebun Teh – top features and amenities in Johor Bahru, Johor, Malaysia. (n.d.). https://iqiglobal.com/project/johor-bahru-johor/new-project-located-in-kebun-teh

18. KSL Daya residences – top features and amenities in , Johor, Malaysia. (n.d.). https://iqiglobal.com/project/johor/ksl-daya-residences

19. Lee, A. A. (2024, March 22). A comprehensive guide on buying property in Malaysia 2025. IQI Blog. https://iqiglobal.com/blog/complete-guide-to-purchasing-property-in-malaysia/

20. Murali, V. (2024, September 24). 6 key factors to consider when buying property in Johor Bahru. Berinda Properties – Homes for Life –. https://www.berinda.com/6-key-factors-to-consider-when-buying-property-in-johor-bahru/

21. Quayside Suite – top features and amenities in Johor Bahru, Johor, Malaysia. (n.d.). https://iqiglobal.com/project/johor-bahru-johor/quayside-suite

22. Tai, V. (2024, January 27). Balancing Act: Rental Yield vs. Capital Appreciation – Strategic Approaches for Property Investment in Malaysi. VINPROP. https://www.vin-prop.com/post/balancing-act-rental-yield-vs-capital-appreciation-strategic-approaches-for-property-investment

23. Tang, R. (2025, January 13). Malaysia’s property market set for strong growth in 2025: Experts highlight key drivers. MET Property. https://www.metproperty.com/news/malaysias-property-market-set-for-strong-growth-in-2025-experts-highlight-key-drivers/

24. The Asteriaz Residence, Exsim Kebun Teh, Official Site. (2024, December 20). The Asteriaz Residence – The Asteriaz Residence | ExSIM Kebun Teh | Official site. The Asteriaz Residence | Exsim Kebun Teh | Official Site – the Asteriaz Residence | Exsim Kebun Teh. https://exsim-johorprojects.com/asteriaz/

25. The benefits of investing in Johor Bahru’s growing commercial real estate market | IAN CHEN PROPERTY SDN. BHD. (n.d.). https://www.newpages.asia/ph/en/news/146824/

26. What’s next for Johor: boom or bust? (2024, July 16). POEMS. https://www.poems.com.sg/stocks/articles/whats-next-for-johor-boom-or-bust/

27. Yee, W. X. (2025, March 12). Johor Property Market is on Fire! Join as Real Estate Agent Now! IQI Blog. https://iqiglobal.com/blog/real-estate-agent-johor/

28. Yee, W. X. (2025, March 21). Johor Real Estate Boom: Revolution, Growth & Hottest Career Ever. IQI Blog. https://iqiglobal.com/blog/johor-real-estate/

The post Top 10 New Housing Developments in Johor: Innovations and Investment Opportunities 2026 appeared first on IQI Blog.

 Is Johor’s property market a golden goose or just a wild goose chase?

You see headlines screaming about sky-high potential, but your bank account is giving you the side-eye, asking: ‘Is it all just hype?’

Let’s ditch the drama. We’ve crunched the latest data from Malaysia’s property authority to give you the no-fluff guide to what’s really going on with Johor’s property prices in 2025!

Key Takeaways

• Prices are Rising: Transaction volume and value in Iskandar Malaysia increased by 16% and 36%, respectively, year-over-year, indicating strong and sustained market momentum.
• Key Drivers: The upcoming Rapid Transit System (RTS) Link and the Johor-Singapore Special Economic Zone (JS-SEZ) are supercharging demand and investor confidence.
• Hotspots: Johor Bahru and Iskandar Puteri remain prime areas, with significant interest in both landed properties and high-rises, driven by new infrastructure developments.
• The Overhang is Easing: While a concern in past years, the number of unsold residential units is steadily declining, indicating a healthier and more balanced market.

1. Is It a Good Time to Buy Property in Johor?

The short answer? All signs point to a resounding “yes,” but it’s crucial to know what you’re getting into. The market is not only heating up but maturing. Gone are the days of pure speculation.

Concrete fundamentals, including massive infrastructure projects and deep economic collaboration with Singapore, anchor today’s growth.

According to Samuel Tan, CEO of Olive Tree Property Consultants, the Johor property market is firmly on a “positive growth trajectory”. This is optimism, and it’s backed by a 36% year-on-year surge in transaction value in Iskandar Malaysia.

This momentum is fueled by what experts refer to as “structural pivot points.” It’s a fancy way of saying the change is real and here to stay. With the upcoming RTS Link set to connect Johor Bahru and Singapore, the daily commute for over 100,000 people will be revolutionized, making Johor a genuinely viable alternative for those working in Singapore.

Adding to this is the Johor-Singapore Special Economic Zone (JS-SEZ), which is already attracting billions of dollars in foreign investment, creating jobs, and further fueling demand for housing. Many analysts believe that the convergence of infrastructure, investment, and policy support signifies the optimal time to explore the market.

2. What Are the Average House Prices in Johor?

Price is only half the story. The number of sales reveals where the action truly is. The state of Johor recorded an astonishing 20,246 residential property transactions between May 2024 and March 2025, signalling an incredibly active and liquid market.

While the Johor state-wide median property price is RM475,000, this number varies wildly depending on the district. Understanding both the price and transaction volume is key to seeing the complete picture of what’s happening on the ground. Below is a detailed breakdown by area.

This enormous value difference shows Johor is not just one market, but many. Areas closest to the Singapore border, such as Iskandar Puteri and Johor Bahru, command the highest prices due to their proximity to infrastructure and investment opportunities.

Yet, travel just an hour or two out to towns like Segamat or Kluang, and you will find some of the most affordable landed property in the state, offering fantastic value for first-time buyers or those seeking a quieter lifestyle. This variety is Johor’s biggest strength.

3. What’s Affecting Property Prices in Johor?

A single factor doesn’t drive the current market, but a powerful convergence of at least five key forces all pushing in the same direction. Understanding these drivers is important to comprehending why the Johor property forecast for the next 5 years appears so promising.

a. The “Strong Neighbour” Effect (Singapore)

The enduring strength of the Singapore dollar makes Johor property values attractive to Singaporeans. This is not about getting more for their money, but it has ignited demand for second homes, investment properties, and even primary residences for those who commute.

Michael Lai of OCBC Bank astutely observes this trend as a “repositioning of Johor as a binational retail hub,” highlighting the deep, cross-border economic integration that directly fuels the property market.

b. The RTS Link: A Game-Changer for Connectivity

Scheduled to begin operations in 2027, the Johor Bahru-Singapore Rapid Transit System (RTS) Link is a piece of infrastructure that serves as an essential transportation link. With the ability to ferry 10,000 passengers per hour, it significantly reduces travel time, making daily cross-border commuting effortless.

Properties within a 5-kilometer radius of the RTS stations have already seen prices appreciate by up to 20%. As Henry Butcher Malaysia notes, this project alone “will enhance cross-border connectivity, solidifying Johor’s position as an attractive destination.”

c. The Rise of the Industrial Juggernaut

Johor is fast becoming the brightest star in Malaysia’s industrial portfolio. The state’s push to become a data center hotspot is drawing massive foreign investment from giants like Microsoft, and industrial land values in key areas are climbing steadily.

The game is no longer building warehouses, but creating high-value jobs that attract more people with purchasing power to the state, all of whom require housing.

d. Special Economic and Financial Zones (SEZ & SFZ)

The JS-SEZ and the Special Financial Zone (SFZ) in Forest City are like rolling out the red carpet for businesses. These zones offer a raft of incentives, including significantly lower tax rates (as low as 5% for some companies) and streamlined business processes.

These “catalysts for investment opportunities” are specifically designed to attract high-tech manufacturing, financial services, and corporate hubs, further embedding Johor into the global economy and driving demand for both commercial and residential real estate.

e. Supportive Government Policies

From the national to the state level, various policies are creating a stable and encouraging environment for homebuyers. The extension of the stamp duty exemption for first-time homebuyers on properties priced up to RM1 million through 2025 is a prime example.

Furthermore, the revamped Malaysia My Second Home (MM2H) program, with its more accessible tiers, is once again drawing high-value foreign residents to Johor, adding another layer of demand to the market.

4. How Do Prices Compare in Different Johor Districts?

Not all of Johor is created equal, and your budget can go a lot further depending on the district you choose.

Here’s a comparative look at seven key districts to help you understand the landscape (data from May 2024 to March 2025).

1. The Crown Jewel (Iskandar Puteri): With a median price of RM700,000, this modern city is attracting luxury buyers, families, and high-net-worth individuals. Its appeal lies in premium developments and world-class amenities.
2. The Bustling Hub (Johor Bahru): The state’s capital and primary gateway, its median price is RM590,000. It’s the center of the action with the most transaction volume (2,587 deals), driven by its proximity to Singapore and the RTS.
3. The Rising Suburb (Tebrau): A favorite among locals, Tebrau has a slightly higher median price of RM653,166 but boasts huge transaction volumes (1,785 deals). It’s a mature area with a great balance of amenities and accessibility.
4. The Northern Workhorse (Kulai): A balanced area with strong demand from families and industrial sector workers. It saw 1,390 transactions with a median price of RM499,000, offering a blend of value and growth.
5. The Industrial Engine (Pasir Gudang): Known for its industrial parks, housing here is driven by job growth. It offers great affordability, with a median price of just RM390,000, and is experiencing high transaction activity.
6. The Inland Value King (Kluang): For those seeking ultimate affordability, Kluang is a standout. With a median price of only RM265,000, it represents the heart of Johor’s value, perfect for first-time homebuyers.
7. The Southern Port (Gelang Patah): Located strategically near major ports, this area recorded a median price of RM500,000. It’s an essential link in Johor’s logistics chain, attracting related investment and homebuyers.

5. Is the “Property Overhang” Still a Concern in Johor?

Let’s address the fear in the heads of all buyers and investors: the fear of oversupply. For years, headlines warned of a “ghost city” filled with unsold properties, particularly high-rise apartments. While this was a very real issue, the market has undergone a significant transformation, and the overhang is now much less of a threat.

The numbers tell the story. The total number of unsold completed residential units in Johor stood at 3,034 in Q1 2025, representing a significant improvement from the over 5,000 units seen in previous years. This decline is the result of several positive forces working in tandem.

First of all, demand is absorbing the supply. Henry Butcher Malaysia’s report highlights explicitly the RTS Link as a primary reason for the increased take-up rate of high-rise units, which have historically formed the bulk of the overhang. As commuting to Singapore becomes simpler, these once-overlooked units are now seen as prime assets.

In other words, developers have become smarter. As highlighted in The Edge Malaysia, developers are no longer focused on “speculative high-density projects.” Instead, they are prioritizing right-sized, well-located homes that match actual buyer demand, a clear sign of market correction.

Following that, supportive policies such as the stamp duty exemption have made it easier for first-time buyers to enter the market and absorb existing stock.

While challenges remain, the consensus among experts is clear: the overhang is being actively managed and is no longer the critical threat it once was, pointing to a much healthier and more sustainable property market in Johor.

So, what’s the final word? The data confirms it: Johor’s property market revival is the real deal, built on solid foundations like the RTS Link and JS-SEZ, not just fleeting hype.

Whether you’re an investor seeking growth near Johor Bahru or a homebuyer looking for value in Kluang, the diverse landscape offers real opportunities.

This is no longer a momentary upswing, but a structural shift that makes Johor one of the most compelling property stories in Malaysia today.

6. Frequently Asked Questions (FAQs)

The data is clear, and the time is now. Johor’s property market is booming. Don’t miss this opportunity. Connect with us today to find your ideal Johor property before prices climb even higher!

Continue Reading:

1. Johor’s NEW Property Fees 2025: What Every Buyers Should Know
2. Johor vs Penang: Who’s Shaping Malaysia’s AI Future? 
3. Top 5 New Housing Developments in Johor: Innovations and Investment Opportunities 2025

Reference and Citation

1. Bambooroutes. (2025, June 17). Are Johor property prices going up in 2025? Retrieved from
   https://bambooroutes.com/blogs/news/johor-price-forecasts
2. Brickz. (2025). JOHOR – RESIDENTIAL. Retrieved from
   https://www.brickz.my/transactions/residential/
3. CBRE | WTW Research & Consulting. (2024, December). 2025 Market Outlook: Malaysia Real Estate. Retrieved from
   https://cbre-wtw.com.my/2025-malaysia-real-estate-market-outlook/
4. Delmendo, L. C. (2025, May 2). Malaysia’s Residential Property Market Analysis 2025. Global Property Guide. Retrieved from
   https://www.globalpropertyguide.com/asia/malaysia/price-history
5. Devan, P. (2025, March 6). Johor Bahru housing Property Monitor (4Q2024): Market on a positive growth trajectory. The Edge Malaysia. Retrieved from
   https://theedgemalaysia.com/node/745765
6. Henry Butcher Malaysia. (2025). Malaysia Property Outlook 2025. Retrieved from
   https://www.henrybutcher.com.my/assets/pdf/newsletter/6791f2d27b2f2_01-2025.pdf
7. Kaur, S. (2025, May 5). Johor emerges as hotspot for investment and real estate. New Straits Times. Retrieved from
   https://www.nst.com.my/property/2025/05/1211572/johor-emerges-hotspot-investment-and-real-estate
8. Lai, M. (2025, May 5). Pitfalls & Pitch Calls: Johor’s reawakening: How the JS-SEZ is powering a property revival. The Edge Malaysia. Retrieved from
   https://theedgemalaysia.com/node/753786
9. NAPIC-JPPH. (2025). Property Market Q1 2025 Snapshots. Retrieved from
   https://napic2.jpph.gov.my/storage/app/media//3-penerbitan/Shahrul/SnapShot/Q1%202025/1.%20Property%20Market%20Q1%202025%20Snapshots.pdf
10. The Star. (2025, May 9). Property market steady especially in Johor. Retrieved from
    https://www.thestar.com.my/business/business-news/2025/05/09/property-market-steady-especially-in-johor

The post What You Should Know About Johor Property Prices in 2025 appeared first on IQI Blog.

Thinking of buying a home or property in Johor? Good move!

With its strategic location and growing development potential, Johor continues to be a strong choice for property investment.

However, starting 1 September 2025, the Johor Land Office will implement new changes to the Memorandum of Transfer (MOT) process and Levy Rates, affecting both local and foreign buyers.

This move is part of the state’s efforts to streamline property registration, increase revenue, and ensure better compliance. Here’s what you need to know:

What is Memorandum of Transfer?

The Memorandum of Transfer also known as MOT is a legal document that officially transfers ownership of a property from a seller (or developer) to a buyer.

It’s one of the final, and most important, steps in the property purchase process.

Once the MOT is stamped and registered at the land office, you legally become the owner of the property.

New Fixed MOT Fees in Johor 2025

Previously, MOT registration fees were calculated based on a percentage of the property value.

Under the new Johor ruling, a new MOT fee structure will be implemented.

Here’s how it will look:

This means that buyers now have greater cost clarity upfront especially for those purchasing homes near the RM1 million mark.

Please take note as for industrial land transferred under love and affection, a levy of 2% based on the JPPH valuation, or a minimum of RM20,000 applies, whichever is higher.

Levy Rates for Foreign Buyers in Johor 2025

Foreigners looking to own property in Johor will face higher costs under the new ruling.

The new Levy Rates registration fees for non-Malaysians are set to increase significantly across all categories:

Are There Any Exemptions?

Yes. These include:

• Spouse-to-spouse: 100% stamp duty exemption
• Parent-child / Grandparent-grandchild: First RM1 million exempt, 50% off the rest
• Siblings or distant relatives: No exemption
• Inheritance or will-based transfer: Exempted from MOT fees

Just keep in mind: MOT documents still need to be stamped, even if stamp duty is waived.

**Important Note: With the new deadline in place, buyers should work closely with their lawyers and agents to submit all documents by 29 August 2025 to avoid new charges.

Will These Changes Affect Johor Market?

With the introduction of the new MOT fee structure and updated levy rates for foreign buyers in Johor in 2025, the market is likely to experience a subtle shift.

While we don’t anticipate significant changes, the increased costs may slightly dampen foreign investment. However, Johor’s strategic location and ongoing development projects are expected to keep overall demand steady.

In short, growth among overseas buyers may slow, but the domestic market is likely to remain robust.

Final Advice

Whether you’re a first-time buyer or a seasoned investor, it’s best to speak with your lawyer and banker now to understand how these new charges could affect your budget or timeline.

If you’re purchasing before September, it may be worth speeding up the MOT registration to avoid the new fees.

Interested in Johor’s property market? We’d love to guide you! Come chat with our friendly team today.

Continue Reading:

1. Everything You Need To Know About The Memorandum Of Transfer (MOT) (2025)
2. Johor Real Estate Boom: Revolution, Growth & Hottest Career Ever
3. Johor ART: The Future of Public Transportation with 32 Planned Stations

The post Johor’s NEW Property Fees 2025: What Every Buyers Should Know appeared first on IQI Blog.

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Penang has long been a vibrant centre for trade, culture, and tourism. However, the state’s rail connectivity remains limited, making seamless logistics and travel across Peninsular Malaysia a challenge.

Despite its economic strength, Penang is still somewhat disconnected from major parts of the national rail network, particularly the East Coast.

The East Coast Rail Link (ECRL) brings promising prospects for regional connectivity, commerce, and corridor development, even though its main route does not pass directly through Penang.

What is the ECRL?

The Motive Behind the ECRL Project

The East Coast Rail Link (ECRL) is a strategic infrastructure initiative under Malaysia’s National Transport Policy.

It is also one of the largest Belt and Road Initiative (BRI) projects led by China Communications Construction Company.

The project is designed to bridge the economic divide between Malaysia’s east and west coasts, improving logistics, accessibility, and integration across regions.

ECRL Route and Key Locations

The ECRL route spans approximately 665 kilometres, connecting Kota Bharu in Kelantan to Port Klang in Selangor.

Along the line, it passes through key towns and states including Terengganu, Pahang, Negeri Sembilan, and Selangor.

The alignment includes 20 stations with notable stops such as Kota Bharu station, Kuala Terengganu, Kuantan, Mentakab, Gombak, and Port Klang.

ECRL Technical Features Table

ECRL’s Impact on Penang

Enhanced Accessibility

Although Penang is not directly situated along the ECRL alignment, the rail link significantly improves East–West accessibility.

Faster travel time and better freight movement from freight stations in Kuantan and Port Klang will benefit Penang’s logistics and passenger services.

Tourism is also expected to see gains due to the smoother flow of visitors.

Boost in Investment & Economic Development

The ECRL project reduces logistics costs, making Penang more attractive for businesses.

Efficient transportation routes for raw materials and finished goods improve operational efficiency, fostering business expansion, job creation, and increased economic development.

Corridor and Regional Development

The ECRL is not just a rail link: it’s a growth corridor.

It stimulates industrial zones, engineering and construction projects, freight stations, and transit-oriented developments (TODs) along its route.

Penang, with its established industrial base, stands to benefit from spillover effects and interconnected operations across the peninsula.

New Trade and Logistics Routes

The ECRL enables direct overland cargo transit from Kuantan Port to Port Klang, bypassing the longer maritime journey via the Strait of Malacca.

Penang’s port operations may benefit from this increased freight flow and new services, boosting the state’s position in national and international trade.

Sustainability and Environmental Considerations

While the project supports efficient logistics, there are concerns about its impact on ecologically sensitive rural areas and wildlife corridors along the east coast.

Though Penang is not directly affected, regional environmental shifts may require careful monitoring.

The Belt and Road Initiative (BRI) & Malaysia

The ECRL stands as a key symbol of the BRI, strengthening Malaysia’s connectivity with China and beyond.

It enhances Malaysia’s procurement power and regional role, positioning the country, and by extension, Penang, as a vital logistics hub in ASEAN.

Why is the ECRL Project Important?

The ECRL aims to reduce the economic gap between the east and west coast of Peninsular Malaysia.

It also creates job opportunities, reduces road congestion, and supports green mobility goals.

With diesel locomotives currently planned, the project may evolve to include cleaner tech in future upgrades.

Penang’s Future: Challenges & Opportunities

Opportunities for Growth

Penang’s industries will benefit from smoother logistics between the East Coast and Port Klang, resulting in reduced costs and higher efficiency.

That said, increased visitor services and passenger movement can boost tourism.

Business interest is expected to grow with the availability of better infrastructure and access to freight stations.

Challenges to Overcome

Penang’s lack of direct access to the ECRL track means it must build feeder infrastructure, roads or possible rail link extensions, to connect with stations in Selangor or Negeri Sembilan.

Sustainability also remains a concern. To maintain its competitiveness, Penang must respond with innovation and smart planning.

Project Timeline and Completion

As of May 2025, the ECRL project is still under construction, split into two phases:

• Phase 1: From Kota Bharu to Gombak – Targeted completion by December 2026, with passenger services to commence in January 2027.
• Phase 2: From Gombak to Port Klang – Expected completion in early 2028.

The ECRL represents a transformative development in Malaysia’s infrastructure landscape.

Though not directly connected to the line, Penang has much to gain by staying proactive, improving connectivity, and tapping into regional operations and development opportunities.

As Malaysia advances east-west integration, Penang’s readiness will define its place in the next chapter of national growth.

Frequently Asked Questions (FAQs)

All aboard the ECR! Explore beyond this game-changing rail link and open new doors for investment across Malaysia!

Enquire below to connect with our professional agents and explore your opportunities today.

Continue reading:

1. Top 5 New Housing Developments in Penang Island
2. Penang Turf Club: From Racing Legacy to Future Land Prospects
3. MRT 3 Circle Line: Everything You Should Know, and Best Nearby Residential

The post East Coast Rail Link (ECRL) and Future Developments in Penang appeared first on IQI Blog.

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Penang, located on the northwest coast of Peninsular Malaysia, continues to solidify its reputation as one of the top destinations for homebuyers and investors.

Known as the “food capital” of the country, this Malaysian state offers more than just local delicacies and heritage-rich streets, it’s a dynamic centre for urban living, culture, and tourism.

Whether you’re drawn to the colonial buildings of George Town or the modern skyline stretching across the island, Penang’s real estate opportunities are booming.

Choosing the right accommodation for your family or investment needs in Penang Island can be overwhelming, especially when considering location, accessibility, amenities, and long-term value.

Explore this guide of the top new residential apartments and landed homes, each designed to meet diverse lifestyles, budgets, and priorities!

1. The Navens @ Butterworth

the navens condominium

jalan pinggiran machang bubok, 14020 bukit mertajam, pulau pinang

3 beds | 2 - 3 baths | 196,020 sqft

MYR 475,000

The Navens is a low-density development in Butterworth, just off the Penang Bridge.

Located on the mainland, it provides excellent connectivity to Penang Island, offering a quieter lifestyle while staying close to the city centre.

Project Overview

Key Features & Amenities:

• 5 towers with over 2,000 serviced apartment units
• Lifestyle-focused facilities like co-working space, gym, and swimming pool
• Commercial components for retail convenience within the development

Why Consider The Navens?

The Navens offers value-focused living for first-time buyers and small families.

Residents benefit from city amenities like a co-working space and pool while enjoying peace on the mainland.

Services and schools are nearby, and the development’s expected growth adds long-term value.

2. Noordinz Suites @ George Town

noordinz suites

49, gat lebuh noordin, george town, 10300 george town, pulau pinang

1 - 2 beds | 1 -2 baths | 83,012 sqft

MYR 593,800

Located in the heritage-rich centre of George Town, popularly known as Penang’s largest city, Noordinz Suites combines compact city apartments with lifestyle convenience.

Positioned minutes away from major services, restaurants, and malls, it’s ideal for digital nomads, medical tourists, or investors targeting short-term rentals.

Project Overview

Key Features & Amenities:

• 603 serviced apartment units with smart home integration and hotel-style interiors
• Facilities include a sky gym, infinity pool, reading lounge, co-working space, jacuzzi, and more
• 24-hour security with gated access, concierge lobby, and covered parking

Why Consider Noordinz Suites?

This modern serviced apartment development includes smart home features, a sky gym, and a concierge lobby.

Located near Gurney Drive, Komtar, and public transport, it also appeals to those seeking short walk access to Penang’s best services and amenities.

Its location on Penang Island’s northern corridor places it close to the upscale neighbourhoods of Tanjung Tokong and Tanjung Bungah.

3. Baymont Residence @ Bayan Lepas

Error: Unable to fetch property details.

Baymont Residence, located in the south of Penang Island, in Bayan Lepas, offers a premium lifestyle with privacy in mind.

The development comprises freehold bungalows with eco-conscious features and large family spaces, making it ideal for multi-generational living.

Project Overview

Key Features & Amenities

• Gated & guarded community for peace of mind
• Private clubhouse with infinity pool, gymnasium, sauna, multipurpose hall, and kid’s pool
• Outdoor children’s playground
• Green building initiatives including rainwater harvesting and solar panel hot water systems
• Built-in lifts in each unit for convenience

Why Consider Baymont Residence?

Its location near the Penang International Airport and Bayan Lepas industrial hub, famous for electronics manufacturing, ensures daily conveniences and strong rental demand.

Families will appreciate the large courtyards, children’s facilities, and energy-efficient systems.

As Pulau Pinang’s property values continue to climb, this limited development stands out as a high-potential investment.

4. The Anton @ Pulau Tikus

Error: Unable to fetch property details.

Located in the upscale George Town suburb of Pulau Tikus, The Anton delivers luxurious, low-density city living.

It’s a short drive from Gurney Drive and Straits Quay, with easy access to international schools, hospitals, and coastal dining options.

Project Overview

Key Features & Amenities

• Gated & guarded for security
• Private lift lobby for each unit enhancing privacy
• Swimming pool, wading pool, gymnasium, BBQ deck
• Gourmet kitchen and landscaped garden
• Function hall for community events
• Eco-friendly features including electric vehicle charging stations

Why Consider The Anton?

The Anton integrates exclusive facilities like EV charging stations and private lift lobbies with community spaces for children and family gatherings.

This project caters to affluent locals and the Chinese community seeking a blend of tradition, security, and contemporary living in Penang Island’s northern region.

5. d’Courtyards @ Machang Bubok

d'courtyards (2 storey terrace)

bukit mertajam, penang, malaysia

4 beds | 4 baths

MYR 688,000

d’Courtyards is situated in the fast-growing township of Machang Bubok, off Jalan Machang Bubok.

It’s approximately 500 meters from SK Machang Bubok 2 and about a 10-minute drive to AEON Mall at Alma.

The development is also near the Vangohh Eminent Hotel and surrounded by other residential projects such as The Navens, Garden Terraces, and Hillpark Residences.

Project Overview

Key Features & Amenities

• Gated & guarded community ensuring security
• Basketball court, jogging track, outdoor playground, pocket gardens with benches
• Club lounge for community gatherings
• Private courtyard for each home enhancing natural light and ventilation

Why Consider d’Courtyards?

Residents can enjoy peaceful, family-focused living near schools, night markets, and public amenities.

The development includes jogging tracks, playgrounds, and a club lounge.

Given its proximity to the city, island access, and location in Negeri Pulau’s growing corridor, this project is expected to appreciate steadily.

Tips When Considering a New Home in Penang

Before you commit to a property, it helps to review a few key factors that can make or break your investment:

1. Location & Accessibility

Prioritise projects with good road access, proximity to public transportation, and nearby commercial or educational centres.

Being near essentials saves time and enhances long-term value.

2. Developer Reputation

Opt for developers with a strong track record in quality, timely delivery, and post-handover service.

A well-known developer often brings higher buyer confidence and better resale value.

3. Tenure & Legal Terms

Freehold properties are generally more sought after for long-term ownership, though leasehold projects in prime areas may also offer strong value propositions.

4. Facilities & Community Living

Evaluate if the development offers practical amenities that suit your lifestyle.

Families may prefer playgrounds and multipurpose halls, while working professionals might benefit more from co-working spaces and gyms.

5. Resale & Rental Potential

If investment is your goal, look at surrounding rental demand, occupancy trends, and the area’s future development plans.

A well-connected, fully furnished unit near key employment zones will usually see higher rental returns.

From beachfront retreats to high-rise city apartments, Penang offers diverse options for every type of buyer.

Whether you’re relocating from Kuala Lumpur, upgrading within Penang Island, or investing from abroad, these properties deliver strong location advantages, modern services, and smart layouts.

When evaluating new developments in Pulau Pinang, always consider transport links, developer reputation, unit size, and community facilities.

With the highest population density in Malaysia and the ongoing evolution of this vibrant destination, now is an excellent time to secure your place in Penang’s future.

Frequently Asked Questions (FAQs)

Start exploring your property investment options in Penang with our experienced property agents! Contact us today for professional guidance and make your dreams come true!

Continue Reading:

1. Penang Turf Club: From Racing Legacy to Future Land Prospects
2. Penang Property Insights: Beautiful Homes by the Sea, Upcoming Mutiara LRT Brings High Return Potential
3. 15 Things First-Time Homebuyers Wish They Knew Before Buying Their First House

The post Top 5 New Housing Developments in Penang Island appeared first on IQI Blog.

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Johor, one of Malaysia’s most developed regions, is set to take on an exciting new initiative to further enhance its infrastructure. 

Malaysia’s Transport Minister, Anthony Loke Siew Fook, has confirmed that the Johor Autonomous Rapid Transit (ART) system will revolutionize travel in the region. 

The primary goal of this new transportation system is to ease traffic congestion and promote sustainable travel options. 

Combining advanced technology with eco-friendly principles, Johor ART promises to be a vital part of the state’s future infrastructure development. 

What is Johor ART? 

The Johor Autonomous Rapid Transit (ART) is a modern transportation system designed for fast, efficient, and eco-friendly travel in Johor. 

Similar to Light Rail Transit (LRT), Johor ART uses autonomous technology for a smoother and faster journey. 

However, instead of trains, ART features driverless, rubber-wheeled buses that follow a virtual track using sensors. 

Initially, the Johor government decided against the LRT, which would take 5 to 7 years to build. Transport Minister Anthony Loke explained, “The ART is simpler and can be built much faster.” 

The new ART line will stretch 30 km, connecting Johor Bahru city center to the suburbs via three main lines: Iskandar Puteri, Skudai, and Tebrau. 

Where Will Johor ART Operate? 

The main focus of Johor ART is Johor Bahru, where traffic congestion is a significant issue. 

In the future, the plan is to expand the ART network to other parts of Johor and possibly connect it to other transport systems, like the Singapore-Johor Bahru Rapid Transit System. 

The Johor ART system will have three main lines: 

• Iskandar Puteri Line: about 14.8 km 

• Skudai Line: about 18.8 km 

• Tebrau Line: about 14 km 

This totals around 48.58 kilometres, with 32 planned stations.

These stations will connect important areas like residential neighbourhoods, business districts, schools, and transport hubs. 

The network will also stop at key landmarks like shopping malls, office buildings, and public facilities. 

In the future, the system could expand into suburban and rural areas of Johor, possibly linking up with Singapore to improve cross-border travel. 

When Will Johor ART Be Available? 

The Johor ART project has an exciting yet challenging timeline. 

Construction is still in progress, with a feasibility study by the Malaysian Ministry of Transport expected to be completed by the third quarter of 2025. 

The first phase of Johor ART is scheduled to begin in January 2027, shortly after the opening of the RTS Link connecting Johor Bahru to Singapore, which is expected to open by the end of 2026. 

This will enhance cross-border travel, making Johor ART a key link for both local commuters and people traveling between Malaysia and Singapore. 

Why Is Johor ART Important? 

Johor ART is important for several reasons, particularly in reducing carbon emissions and easing traffic congestion. 

The Johor state government has highlighted a few key benefits, including: 

Easing Traffic: The ART system will provide a fast, reliable way to travel around Johor Bahru, reducing congestion and improving traffic flow. 

Environmental Benefits: The ART uses electric, driverless vehicles, which are more energy-efficient and eco-friendly than traditional petrol or diesel cars. 

Boosting the Economy: Johor ART will make it easier for people to get to work, services, and businesses, helping the local economy grow. 

Smart City Development: The ART system is part of Johor’s plan to become a smart city, using advanced technology to improve daily life for its residents. 

Better Regional Connections: The ART will connect Johor Bahru with other areas in Malaysia and Singapore, making travel between the two countries smoother and more convenient. 

**This article will be updated as more information becomes available and as new developments occur with the Johor ART project. Stay tuned for the latest updates! 

Property Nearby Johor ART

1. Puteri Cove Residences

Puteri Cove Residences offers a luxurious living experience in Iskandar Puteri, Johor. With a range of serviced residences, this property provides convenient access to nearby amenities such as schools, shopping malls, and healthcare facilities.

2. Leisure Farm

Leisure Farm is a premium residential development located in Iskandar Puteri, Johor. The development offers spacious semi-detached homes and bungalows in a secure, gated environment, ideal for those seeking a luxurious, tranquil lifestyle

3. Horizon Hills

Horizon Hills is an exclusive, well-established township in Nusajaya, Johor, offering a range of luxurious properties including semi-detached homes, bungalows, and condominiums. With its beautiful landscaping and strategic location, it is perfect for those seeking a peaceful yet convenient living environment.

Frequently Asked Questions (FAQ’s)

Continue Reading:

1. Earn in SGD With Your Property: Why Investing in the Johor-Singapore SEZ is a Smart Move!
2. Iskandar Puteri Johor: The All-in-One Neighborhood Experience
3. Johor and Klang Valley: A Growing Partnership or Rivalry? | Juwai IQI 

The post Johor ART: The Future of Public Transportation with 32 Planned Stations appeared first on IQI Blog.

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Desmond Sin, a seasoned real estate agent with nine years of experience specializing in the Penang and Kuala Lumpur regions, contributed the contents of this article.

Penang (or Pulau Pinang), known for its colorful culture and beautiful oceanside views, has always been an intimidating area to invest in due to its high property prices and Airbnb restrictions.

However, investing in Penang can give you high investment returns if you know how to tackle these restrictions!

Prices are only going higher (plus the upcoming LRT in the area), so if you’re considering investing in Penang, continue reading to understand everything about the Penang property market.

1. Who is buying property in Penang?

Young first-time homebuyers

Young first-time homebuyers

A rising amount of homebuyers come from those in their early 20s.

Some individuals started buying homes as they entered the workforce at a young age, started earning money, and felt ready to purchase property.

Since young homebuyers enter the market every year, there is no shortage of people buying houses, which means the demand for properties remains consistently strong.

Recently, a 21-year-old refreshed my record for the youngest client, so there’s no lack of people who want to buy a house every year.

Desmond Sin, IQI agent

Investors

Of course, investors are another audience for Penang property, local and foreign.

With different goals from the average homebuyer, they usually do their homework. Some are inclined toward, for example, sea-view properties, while others are specifically interested in below-market-price opportunities.

Investors tend to wait until the perfect opportunity arises before taking action.

2. What properties do people buy in Penang?

Penang is sought after for its sea-view properties

With Penang’s reputation for breathtaking sea views, there is significant interest in sea-view properties, which typically start at around RM1 million and can go up to RM2 million for the latest launches.

Due to these high prices, not everyone is prepared to invest.

Investors interested in sea-view properties usually have multiple properties already and will carefully evaluate their choices before making a decision.

Do people buy high-rise or landed property in Penang?

Depending on the buyer’s financial capacity, both landed properties and condos are being purchased.

Why do people choose landed homes?

For those with a budget over a million, a landed property in Penang is often preferred.

In central and strategic areas of Penang, an older single-story house that needs renovation might cost around RM800,000.

These properties often involve buying the land itself, with the house’s condition varying. Some buyers may opt for minor renovations, while others might choose to demolish and rebuild.

Why people buy high-rise properties

For condos, especially new projects, prices in desirable locations typically start at RM700,000 to RM800,000.

Buyers looking for better locations and lower-density options will find condos in this price range appealing.

Ultimately, it comes down to securing a prime location and choosing a reputable developer.

3. Reasons people invest in Penang property

1. Job opportunities

Batu Kawan is a hotspot in Penang that attracts interest not only from Penang residents but also from people in Kedah, Perak, and even KL.

Due to the high concentration of factories in the area, Penang is often the second-choice destination for engineering students after Singapore.

Batu Kawan is a more industrial area, and the Penang Chief Minister has recommended it for larger factories. Finding space for big factories in Bayan Lepas is relatively challenging.

Consequently, many large factories are relocating to Batu Kawan. The industrial zone there is already home to numerous factories, with more large-scale facilities expected to be established in the future, making it an ideal location for such operations.

2. Affordable price

First-time homebuyers often focus on properties in Batu Kawan. Homes priced below RM500,000 can qualify for a government stamp duty exemption, which can save them approximately RM9,000 to RM10,000.

Batu Kawan is an attractive area for these buyers, offering potential finds within this price range. Additionally, Batu Kawan is a rapidly developing area with significant future growth potential.

3. Booming international tourism

Penang, in particular, appeals to tourists due to its balanced lifestyle pace.

The extension of the visa exemption for Malaysians traveling to China until next year benefits both Malaysians visiting China and attracts more Chinese tourists to Malaysia.

During the recent durian season, a notable number of Chinese, Hong Kong, and Taiwanese tourists visited Penang to enjoy the fruit, indicating a growing interest in the region’s tourism.

The government is actively working to draw more Chinese tourists, as Malaysia offers relatively affordable spending options.

4. Relaxed MM2H requirements

Additionally, some individuals might consider investing in properties through the Malaysia My Second Home (MM2H) program.

With the relaxed requirements to purchase homes in Malaysia through the MM2H program, more international investors will turn to Penang for overseas investment.

4. Hotspots in Penang

Jalan Macalister is the place to be for Airbnbs

Currently, the top area for Airbnb remains around Jalan Macalister.

This location is highly popular due to its proximity to food, entertainment, and medical facilities, allowing visitors easy access to these amenities on foot.

It’s also a short walk to KOMTAR, Penang’s iconic building, and new attractions atop KOMTAR offer panoramic views of the entire Penang skyline.

Many tourists visit Penang for its renowned food, and you’ll frequently encounter Indonesian visitors. The journey from Indonesia takes only about 30 to 45 minutes, quicker than traveling to KL.

Bayan Lepas Free Industrial Zone brings in more residents

Bayan Lepas is also starting to show more growth potential in its industrial area, where many workers commute on foot and use alternative transportation methods like biking.

I’m very optimistic about that area because many people work there, and a lot of them prefer not to drive. Some even choose to bike to work. Essentially, every place has its own strategy, even if it’s just a small area.

Desmond Sin

5. Up-and-coming areas in Penang

Upcoming projects in Queensbay

Queensbay has already seen significant growth and is expected to continue expanding, especially with the upcoming Marriott Hotel and Marriott Hotel Residences adjacent to the property.

These high-end developments could drive prices up to RM20-RM22 per square foot, given the strategic location.

Tanjung Tokong to become a more valuable area

Tanjung Tokong, where the Andaman development by E&O is located, also has a high potential for growth.

With Straits Quay 1 already completed, E&O is now reclaiming land for Straits Quay 2, which will eventually cover 70 acres.

Over the next 20 to 30 years, this area is set to become increasingly prominent. Investing during Phase 1 was ideal, as prices then were RM700-800 per square foot.

Currently, Phase 2 prices are around RM1,100, and Phase 3 could reach RM1,300-1,400.

Foreigners relocate to Tanjung Tokong for its environment

As for prospective buyers in Tanjong Tokong, it is likely to attract primarily foreigners.

Expatriates working in local factories might prefer the area for its relaxed environment.

Additionally, some foreigners may relocate here with their families for better educational opportunities, as international school fees in Penang are relatively affordable.

I’ve spoken to some parents who moved here to enroll their children in international schools, leaving behind their jobs abroad. Some even open businesses like Japanese or Korean restaurants to support their families.

Desmond Sin

Penang Turf Club boasts opportunities for developers just outside the city

The iconic Penang Turf Club, previously well-known as one of the very few legal gambling spots in Malaysia, holds opportunities for developers keen on leveraging suburban areas.

The 202-acre Malaysian institution located just outside of George Town, near Jalan Batu Gantong, is set to be sold for up to RM6 billion.

With its prime location and high potential ROI, the Penang Turf Club area is expected to attract many potential investors, locally and globally.

6. Are Airbnbs banned in Penang?

In Penang, not all properties allow Airbnb, especially those with a commercial title under the Housing Development Act (HDA).

Airbnb rates can differ significantly, with some units priced between RM1,000 and RM1,500 per night.

This might make some investors hesitant, especially considering the restrictions on Airbnb in Penang.

It’s crucial to check these details before purchasing, as restrictions could arise, making it risky to invest in properties with a commercial title under the HDA.

7. How will the new Penang LRT affect property prices?

The new Penang LRT eases commute

The Penang LRT will provide greater convenience, especially for those commuting from other states or individuals who rely on public transit.

Unlike buses, which can face delays due to traffic and accidents, LRTs are typically more punctual and efficient.

Property prices will continue to rise despite new LRT

Living near an LRT station could offer a significant advantage, possibly raising property values by around 20%.

However, property prices in Penang are increasing year after year due to land scarcity, regardless of the LRT’s impact.

List of affordable housing in Penang that are RM500k and below

1. Elements Garden

elements garden

kampung baharu, 13400 butterworth, penang

3 - 4 beds | 2 baths

MYR 428,000

2. Imperial Grande

Error: Unable to fetch property details.

3. Rubica @ Harbour Place

Error: Unable to fetch property details.

4. Emerald Residence

emerald residence

cangkat bukit belah, teluk kumbar, 11920 bayan lepas, penang

3 beds | 2 baths

MYR 448,618

5. Epic Avenue

Error: Unable to fetch property details.

8. What to take note of if you want to invest in Penang property

For Penang residents, it’s important to note that properties in prime locations are likely to be quickly acquired by foreign investors.

Penang’s government has extended opportunities for foreigners to purchase property until the end of this year.

Foreign buyers can now acquire properties valued at RM700,000 or above, which is a relatively modest amount for many international buyers, especially with the recent strengthening of the ringgit.

Additionally, there are savings on levies and fees; for example, the state consent fee might be as low as RM12,500, with some developers waiving it entirely.

Do you think that owning a property in Penang will be a worthwhile investment?

Desmond Sin is a seasoned real estate agent with 9 years of industry experience, focusing on Kuala Lumpur and Penang. As team leader of IQI Elite, his outstanding performance has earned him several awards, including the Overall Champion in Project Sales in 2019 and the Million Dollar Achiever (Platinum) in 2023.

Leverage on the potential of high returns on investment or a future home for retirement in Perak! If you’re on the lookout to buying property, let our experts help you in your purchasing journey.

Frequently Asked Questions:

Yes, foreigners can purchase property in Penang. However, certain restrictions apply, such as a minimum purchase price of RM1 million. Additionally, foreigners are generally restricted from owning land in certain areas, especially cultural buildings and heritage properties in Penang, particularly around Georgetown.

The average property price in Penang can vary greatly depending on the location, type of property, and size. However, according to data from iProperty.com.my, the median transacted price for residential properties in Penang is RM 595,000, with a median transacted price of RM 520 per sq. ft.

Rental yields in Penang vary by property type and location. For instance, the average rental yield for apartments in Penang is approximately 5.74%. You may read about this research at Property Purchase and Rental Price In Malaysia Market

In the first half of 2023, Penang’s residential property market recorded strong annual growth of 5.6%, securing the second-best position in Southeast Asia. This growth is attributed to government initiatives, infrastructure development, and increased foreign investment. Read more about this at IQI Global

Continue reading:

1. Guide to Buying Property in Penang! | Real Estate 101
2. Penang Turf Club: From Racing Legacy to Future Land Prospects
3. Foreigner’s Guide To Buying Property In Malaysia

The post Penang Property Insights: Beautiful Homes by the Sea, Upcoming Mutiara LRT Brings High Return Potential appeared first on IQI Blog.

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As we enter 2025, the demand for real estate is becoming increasingly active. With more people are either on the hunt to buy homes or exploring investment opportunities. 

With Malaysia’s property sector prepares for substantial growth, IQI Global noticed a significant uptick in 2024 compared to the previous year.  

Operating in over 30 countries, IQI is renowned for its cutting-edge innovations in prop-tech.

Leveraging our extensive market expertise, IQI is committed to keeping you informed on the latest trends and opportunities, empowering you to make well-informed investment decisions.

Here’s IQI Global overall market insight for the year of 2024.  

Project Sales: A Remarkable Growth 

In 2024, IQI Global has experienced a solid increase in total project sales, with 11,691 properties sold, marking a 19% growth from 9,819 in 2023.  

This surge demonstrates the strong demand for new properties in Malaysia, particularly in key urban areas including Kuala Lumpur, Johor Bahru and Penang.  

According to the National Property Information Centre (NAPIC), the first half of 2024 saw property transaction values soar to RM105.65 billion, an 8% increase in transaction volume compared to 2023. 

1. Kuala Lumpur 

Kuala Lumpur stands out as one of Malaysia’s key urban centers.

The city is leading the IQI property sales, which is driven by a blend of new projects, ongoing urban redevelopment, and infrastructure growth. These projects include residential, commercial, and mixed-use developments.

With the ongoing Bandar Malaysia project, IQI observes a rising trend among homebuyers who are focusing on urban locations like the Klang Valley. 

This area showcases a modern, multifunctional development with residential, commercial, and recreational spaces.  

These projects, along with the expansion of the MRT and LRT systems, are making Kuala Lumpur a livelier and more connected city, attracting interest from both local and international buyers. 

As a result, developers are increasingly focusing on sustainable projects that promote integrated living spaces, appealing to property buyers from both local and international markets.  

Moreover, Kuala Lumpur’s reputation as a hub for international business and tourism attracts high-net-worth individuals eager to invest in the city’s premium real estate sector. 

2. Johor Bahru  

Johor has already solidified its position as one of the fastest-growing states for IQI project sales, driven largely by its strategic location and strong cross-border connections.

In 2024, Johor has seen a surge of demand in the property sector, with more international buyers and investors looking to settle in Johor Bahru.

The Iskandar Puteri project for example, continues to be a key catalyst for IQI Johor’s property market growth.  

As a planned economic region, Iskandar Puteri focuses on sectors like education, healthcare, logistics, and tourism, attracting both domestic and international investors. 

Other than that, during the 2025 Malaysia Budget presentation, the MADANI government announced plans to revitalise the long-neglected Forest City.  

This project is likely to boost the local economy and generate a significant number of jobs, particularly in the duty-free zone, and is expected to attract both local and international investors.  

Additionally, Johor’s proximity to Singapore, a leading global financial center, presents unique opportunities for developers and investors alike.  

The nearly completed RTS Link will facilitate travel between Malaysia and Singapore, enhancing accessibility. This development not only improves travel but also opens numerous earning possibilities, potentially in Singapore dollars. 

The ease of cross-border movement is likely to result in a steady stream of workers, professionals, and investors from Singapore, driving up the demand for affordable housing, commercial properties, and rental options in Johor. 

3. Penang 

Penang’s government has really taken the lead in urban development, pushing for modern infrastructure and revitalisation projects that are transforming the area. So, it makes total sense that Penang is one of the top property hotspots for IQI. 

Projects such as the Penang Transport Master Plan (PTMP)—which includes new highways, light rail transit systems, and an underwater tunnel—boosted connectivity and urban growth.  

Penang is also rapidly growing as a key player in Malaysia’s tech scene. The state is home to a thriving electronics and semiconductor industry, making it a key destination for tech professionals and multinational companies. 

Developers in Penang are also reportedly shifting their focus on sustainable living solutions, with many new projects offering eco-friendly features and energy-efficient designs.  

Subsale Market: Continued Demand for Pre-Owned Homes 

IQI Global’s data also reveals an active subsale market in 2024, with a total of 9,546 pre-owned homes sold.  

Additionally, 22,895 rental properties were transacted, indicating a healthy demand for both ownership and rental opportunities. 

1. Kuala Lumpur  

As Malaysia’s number one capital, Kuala Lumpur maintains a significant influence in the subsale and rental property sectors. 

The city boasts appealing rental yields, thanks to its vibrant business and cultural environment, which drives strong demand for both commercial and residential real estate, supported by a high influx of expatriates, professionals, and corporate tenants. 

For investors, Kuala Lumpur represents a compelling choice for subsale properties, as they seek to capitalise on the city’s continuous growth and development.  

The improving infrastructure and robust economy provide promising opportunities for long-term investment gains. 

2. Johor Bahru  

Johor also continues to see an influx of buyers and renters looking for affordable properties with easy access to Singapore.  

The demand for housing in Johor is largely driven by its proximity to Singapore’s thriving economy, as well as the region’s growing infrastructure projects.  

Whether for investment purposes or relocation, Johor remains an attractive destination for both homebuyers and renters. 

3. Penang  

As for Penang, the state continues to be one of the most sought-after states for subsale properties due to its status as a thriving tech hub and a major tourist destination.  

The state’s unique blend of modern urban development and rich cultural heritage makes it a highly desirable place to live and invest in.  

Rental demand is also high, especially in areas near Penang’s key commercial districts like Bayan Lepas, where both locals and expatriates are looking for quality homes. 

Why the Surge in Subsale Properties? 

IQI market reports that buyers often prefer subsale homes as they offer more affordable pricing compared to newly launched developments.  

Additionally, subsale properties are available for immediate occupancy, which is a key factor for those looking for faster living arrangements or investment returns. 

Why Are Rental Rates Higher in Certain Areas? 

Rental demand tends to be higher in locations with ample job opportunities, office spaces, and access to industrial zones.  

In hub-focused states like Kuala Lumpur, Johor Bahru or Penang, for example, factories and corporate offices draw in workers from various industries, creating a natural demand for rental properties. 

International Investments: Expanding Horizons 

IQI Global has expanded its reach to 30 countries worldwide, strengthening its position as a global player in real estate.  

The international market continues to grow, with significant opportunities emerging in several key countries. 

Top 3 Countries for International Investments 

1. Canada 

Canada has become an attractive destination for international property investors. In 2015, IQI Global announced IQI Canada; offering abundant of opportunities for buyers, investors, and sellers alike.   

Back during its launched in April 2015, the Canadian property market experienced a significant surge of 17%, and today, it continues to attract foreign investors.  

The market has demonstrated resilience and adaptability, fueled by immigration, population growth, and a robust economy.  

The country actively encourages foreign residents and workers to support its economy, and many Canadians working abroad are fuelling the demand for real estate.  

As a result, Canada continues to be a preferred market for foreign property investors. 

2. Australia 

Australia remains a popular destination for international students, particularly from Asia, thanks to its affordable education system.  

Since its establishment in 2019, IQI Australia has been dedicated to offering property services to both local and international clients, helping them navigate the ever-evolving Australian real estate market. 

In 2024, the strong demand for student housing—both for rental and purchase—has played a key role in boosting the overall property market. This demand is driven by the growing influx of international students seeking accommodation. 

Moreover, the trend of parents investing in properties for their children has further contributed to the surge in demand, particularly in major cities such as Sydney, Melbourne, and Brisbane. 

3. Vietnam

Vietnam is rapidly emerging as a cost-effective and stable market for property investments, particularly in the hospitality and tourism sectors.

With three strategically located offices across the country, IQI Global has closely observed the growing demand for real estate in Vietnam. 

With strong economic growth and U.S. investments (such as Trump’s initiatives), Vietnam’s property market offers a range of opportunities.  

The country’s abundant natural resources, vibrant culture, and flourishing tourism industry further enhance its appeal, offering investors promising prospects across various real estate segments.  

With its dynamic growth and evolving infrastructure, Vietnam continues to be an attractive destination for savvy property investors. 

In conclusion, IQI property market in 2024 continues to show a consistent upward trajectory compared to 2023, as highlighted by the strong sales in both new developments and subsale properties.  

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IQI Global remains committed to providing valuable insights derived from our extensive network of property buyers and agents. 

Whether you are an investor or a homebuyer, the trends we have highlighted reflect a market that offers substantial opportunities in both local and international markets.  

We recommend that all financial decisions be made with careful consideration, keeping in mind the ever-changing market dynamics.  

IQI Global, as a leading prop-tech agency, continues to deliver insights that help our clients stay ahead in the competitive property landscape. 

Disclaimer: These insights are derived from IQI’s property buyers and reliable internal research. Any financial decisions are at the discretion of individuals. IQI acts as a property agency providing insights from buyers and agents.

Now is the time to invest in the booming real estate market! Let IQI connect you with your desirable property location to ensure a smooth transaction. Contact us today!

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The post 2024 Market Insight: Strong Demand for Homes and Investments in Kuala Lumpur, Johor, and Penang | IQI Global   appeared first on IQI Blog.

The Penang Turf Club, located near George Town, established in 1864, is an iconic institution in Malaysia, boasting a rich history intertwined with the sport of kings—horse racing.

However, as times change, so do the fortunes of such historical sites, leading to new possibilities for its vast land.

Before we discuss what happened to Penang Turf Club, let’s learn about its amazing history.

Penang Turf Club and Horse Racing Gambling History

Horse racing has always held a special place in the gambling world, and the Penang Turf Club is no exception.

Since its establishment, it has been a cornerstone of horse racing in Malaysia, attracting bettors and spectators alike.

The thrill of the race, the strategy behind placing bets, and the community that formed around this sport created a unique atmosphere.

The Penang Turf Club became synonymous with high stakes and elite gatherings, where fortunes could change in a single race.

What made horse racing at the Penang Turf Club particularly special was not the races but the entire experience.

The grandstand, capable of hosting thousands of spectators, offered an unobstructed view of the racecourse.

The turf provided the perfect stage for local and international events, adding to the allure and prestige of the club.

For many, visiting the Penang Turf Club was about watching horses and being part of a longstanding tradition of excitement and sophistication.

What is so Special About the Penang Turf Club?

The uniqueness of The Penang Turf Club lies in its vast land and state-of-the-art facilities.

This prime 202-acre piece of real estate is located on the outskirts of George Town, near Jalan Batu Gantong.

This location offers easy access to the amenities while providing a serene environment for sports and leisure activities.

One of the standout features of the Penang Turf Club is its 1,900-meter-long racetrack, which is also 24 meters wide.

The three-story grandstand surrounding the track can accommodate up to 14,000 fans.

The grandstand offers every spectator an unobstructed view of the racecourse, enhancing the overall experience.

Additionally, the club boasts a unique 9-hole golf course integrated into the racetrack.

This feature boosts the desirability of the club and makes it a one-of-a-kind destination in Malaysia.

The combination of horse racing and golf in one location reflects the historical significance of the club and its commitment to providing diverse recreational activities.

What Happened to Penang Turf Club Now?

As times have changed, so has the relevance of the Penang Turf Club.

While it once thrived as a hub for horse racing and elite gatherings, the popularity of horse racing has waned, leading to declining attendance and financial struggles.

The recession of the club has sparked discussions about its future and potential land use.

In recent years, the Penang Turf Club has signaled its intent to sell its land, potentially fetching up to RM6 billion.

The land, which sits in a prime location in George Town, has attracted interest from both local and international developers.

The club members were poised to decide on the sale, which would mark the end of an era for horse racing in Penang.

Land Use Predictions

Commercial or Residential Building

Given its prime location and the high value of land in George Town, the Land of the Penang Turf Club is likely to undergo a conversion to commercial or residential use.

Developers are eyeing the land for high-end residential projects or mixed-use developments that combine luxury living with commercial spaces.

The proximity to shopping malls, tourist attractions, and other amenities makes it an attractive proposition for investors.

Golf Club or Football Field

Another possibility is the continuation of the land’s recreational use.

Developers may choose to preserve the heritage of the Penang Turf Club by converting the land into a golf course or a football field.

This preserve would allow the land to maintain its status as a recreational hub while adapting to modern interests and demands.

Residential development could yield high ROI for investors due to its prime location near shopping malls and tourist attractions, driving powerful rental and investment income.

What potential activities or attractions could Batu Gantong or George Town offer if residential development occurs in the land of the club?

Things You Can Do Near Batu Gantong or in George Town

Shopping Malls

Gurney Paragon Mall

This premier shopping destination offers a mix of high-end retail stores, dining options, and entertainment venues.

The mall is known for its beautiful architecture, drawing inspiration from the heritage of the Penang, and providing a unique shopping experience.

1st Avenue Mall

Located in the heart of George Town, this trendy mall is popular among young professionals and fashion enthusiasts.

Boasting a diverse range of shops and restaurants, it’s a go-to spot for urban shopping and socializing.

Gurney Plaza

Gurney Plaza is a nine-level shopping complex offering diverse international and local retail brands.

This premier destination caters to the discerning tastes of both residents and visitors.

Prangin Mall

This mall is known for its affordable shopping options and vibrant atmosphere.

It’s a favorite among bargain hunters and those looking for a more local shopping experience, complete with a cinema and gaming arcade.

Tourist Attractions

Penang Hill (Bukit Bendera)

Offering a panoramic city view and a cool climate, Penang Hill is a must-visit for nature lovers and those seeking a peaceful retreat from the bustling city below.

Chew Jetty

A renowned heritage site in George Town, offering a glimpse into the distinctive waterfront communities of Penang.

Visitors can explore the stilt houses, visit the small temples, and enjoy the local street food.

Little India

This vibrant neighborhood is the heart of Penang’s Indian community.

With its colorful shops, aromatic food stalls, and lively atmosphere, Little India is a sensory delight and a cultural treasure.

Chinatown

George Town’s Chinatown is a captivating fusion of history, culture, and commerce.

With its bustling streets, traditional shophouses, and iconic landmarks like the Khoo Kongsi temple, Chinatown is a window into Penang’s rich Chinese heritage.

Penang and George Town are food and shopping paradise!

You’ll find amazing places to eat and shop that you won’t find anywhere else.

And this is just the start! There are tons of other shopping malls and cool spots to discover.

After many years, the Penang Turf Club has finally retired from its role as a racing venue and is now looking toward a new future.

What do you think the new owners should develop on this iconic site? Should it be transformed into housing, shopping malls, a tourist attraction, or perhaps even remain as a turf club?

Or is there an even better idea that could continue the legacy of the Penang Turf Club?

Are you Interested in the Penang property? Let’s find your dream home together! Please fill out the form below and our property expert will help you every step of the way.

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